Waukesha County

Homeownership Assistance/Down Payment Assistance
The HOME Consortium homeownership assistance program helps families afford a home of their own by providing deferred loans.

The DOWN PAYMENT ASSISTANCE LOAN (DPA) program provides eligible home buyers with a forgivable loan of up to $10,000 to be used for down payment and/or closing costs. The program is funded by the HOME Consortium’s annual allocation of funds provided through the U.S. Department of Housing and Urban Development. Eligible homebuyers must reserve funds through a participating lender of their choice who will receive a loan commitment from the HOME Consortium program administrator.

DPA loan is provided as a five-year forgivable loan, meaning that as long as the property remains the borrower’s primary residence for five years the loan is forgiven and no repayment is due. If the property is sold, title is transferred, ceases to be the primary residence, or there is a cash out refinance a partial repayment of the loan would be required. The loan is forgiven 20% for each full year. The HOME Consortium down payment forgivable loan may be combined with other down payment assistance programs available through the state, Federal Home Loan Bank, HUD or other personal or non-personal sources.

ELIGIBILITY
- Eligible Properties: The home must be owner-occupied, single family attached or detached units (such as a condominium). In addition, the home to be purchased must be below HUD purchase price limits set for each county.
- Eligible Applicants: Eligible buyers must have an annual household income at or below 80% of the area county median. Total household debt-to-income ratio maximum 50%. Housing debt-to-income ratio minimum 18%.
- Required Activities: All home buyers who receive DPA loans must attend a HOME Consortium homebuyer counseling program prior to release of DPA funds.
- Inspection: All homes must pass the HOME Consortium code requirements inspection before closing. For a list of common items which cause a house to not pass the inspection, click here.
Contact Waukesha County staff for more information at [email protected].

County	Exiting Home
Jefferson	$254,000
Ozaukee	$343,000
Washington	$312,000
Waukesha	$341,000
County	New Construction
Jefferson	$312,000
Ozaukee	$343,000
Washington	$312,000
Waukesha	$341,000

Effective: July 1, 2023

Lenders and Counselors

Home Buyer Counseling Requirements

Participating Lenders
Document Links

Reservation Forms
1.  Reservation Checklist
2.  Reservation Form
3.  Income Summary
4.  Income Calculation Worksheet
5.  Qualified Alien Submission Form (ITIN)
6.  Voluntary Acquisition Form
7.  Inspection Hints
8. DPA FAQ

Closing Forms
1.  Closing Checklist
2.  Certificte of Borrower Eligibility
3.  Mortgage
4.  Assignment of Mortgage
5.  Mortgage, Retention and Subordination Agreement
(to be used only with FHA Mortgages)
6.  Grant Agreement

Lender Enrollment Form
1.  Lender Participation Agreement

Informational Documents
1. Lender Program Manual
2. Program Guidelines
3. Step-by-Step Lender Process
4. Borrower Requirement & Disclosure
5. Income Limits
6. Income Calculation Guidelines
7. Eligible Areas
8. Purchase Price Limits
9. Home Buyer Counseling Requirements
10. Responsible Lending Policy
11. Inspection Hints

Contact Waukesha County staff to determine eligibility and for more information at [email protected].

Homeowner Rehab Programs
The HOME Consortium operates a variety of Homeowner Rehabilitation Loan Programs to provide low-to-moderate income households with access to loans for modest home repairs.

The loans are provided as no-interest deferred loans for households with incomes at or below 80% of the area median.

ELIGIBILITY
- Eligible Properties: The homes must be owner-occupied, single family attached or detached units (such as condominiums).
- Eligible Repairs: Priority activities include repairs to mechanical or structural items that present an imminent health and safety problem, such as:
  - roofs
  - mechanical systems (e.g., furnaces and hot water heaters)
  - plumbing, water or water/sewer laterals in disrepair
  - windows in disrepair
  - foundations
  - siding
  - any accessibility improvements
  - items that the Administrator determines pose or will soon pose a health or safety problem to the home owner
Once repairs have been completed, all homes must meet HOME Consortium Code Requirements or additional work will be required.

Contact Waukesha County staff for more information at [email protected].
HOME Homeowner Rehab Deferred Loan
HOME Homeowner Rehabilitation Deferred Loan Program

The HOME Homeowner Rehabilitation Deferred loans are provided as no-interest deferred loans for households with incomes at or below 80% of the area median. There are no monthly payments, and the entire loan is due upon sale of the home.

ELIGIBILITY
- Eligible Properties: The homes must be owner-occupied, single family attached or detached units (such as condominiums).
- Eligible Repairs: Priority activities include repairs to mechanical or structural items that present an imminent health and safety problem, such as:
- roofs
- mechanical systems (e.g., furnaces and hot water heaters)
- plumbing, water or water/sewer laterals in disrepair
- windows in disrepair
- foundations
- siding
- any accessibility improvements
- items that the Administrator determines pose or will soon pose a health or safety problem to the home owner
Once repairs have been completed, all homes must meet HOME Consortium Code Requirements or additional work will be required.

Homeowner Rehabilitation Deferred Loan Program Handbook

Rehab FAQ

PROCEDURE
- Contact Waukesha County staff to obtain application and determine eligibility. [email protected]
- Schedule a home inspection where our inspector completes a Scope of Work detailing necessary repairs to meet code and other improvements
- Homeowner gets bids from contractors
- Loan closing (this gets recorded as a lien on your property)
- Contractor, homeowner and Waukesha County review owner/contractor agreement
- Work begins on home
- Funds are not released to pay contractors until the home passes the final inspection
Contact Waukesha County staff for more information at [email protected].
Purchase Rehab
Purchase Rehab Program

The HOME Consortium operates a Purchase/Rehab Program to provide low and moderate income households with access to loan funds to buy a home of their own and make needed modest home repairs.

The Purchase/Rehab Program provides two loans, both closed at the time of home purchase:
- The first is a Down Payment Assistance Loan (DPA), which provides homebuyers with a forgivable loan of up to $10,000 to be used for down payment and/or closing costs. This loan is forgiven at a rate of 20% a year over five years, as long as the homeowner remains in the home and maintains it as a primary residence.
- The second loan is the Homeowner Rehabilitation Deferred Loan. This loan is a 0% interest deferred loan of up to a maximum of $14,999. There are no monthly payments and the loan is repayable upon time of sale or transfer of the property.
Eligible homebuyers must apply for this program as they do for the DPA program, through a participating lender of their choice. The lender will receive a loan commitment from the HOME Consortium program administrator once the applicant’s income has been verified. The home is then inspected by the HOME Consortium’s qualified inspector to identify any violations of HOME Consortium Code Requirements. Any violations must be fixed.

Once the inspection has been completed, the homeowner obtains bids for the rehab work from contractors. These bid estimates make up the total of the Rehab loan. The DPA and the Rehab loan are closed at the applicant’s home purchase closing. The new homeowner has a maximum of 6 months to complete the repairs on the home after the loan is closed. Waukesha County staff will work with the homeowner to obtain bids and monitor construction until the work is finished. Another inspection is required at that time to ensure the work meets HOME Consortium Code Requirements. Contractors are paid by Waukesha County after the work is completed and passes inspection.

Eligibility
- Eligible Properties: The home must be owner-occupied, single family attached or detached units (such as condominiums). In addition, the value of the home to be purchased (including rehab costs) must be below HUD After-Rehab Value limits set for each county.
MAXIMUM AFTER-REHAB LIMITS

Effective July 1, 2023

County Existing housing

Jefferson $254,000

Ozaukee $343,000

Washington $312,000

Waukesha $341,000
- Eligible buyers must have an annual household income below 80% of the area county median.
- All home buyers who receive DPA loans must attend the HOME Consortium homebuyer counseling program prior to release of DPA funds.
- Priority repair activities include repairs to mechanical or structural items that present an imminent health and safety problem, such as:
  - roofs
  - mechanical systems (e.g., furnaces and hot water heaters)
  - plumbing, water or water/sewer laterals in disrepair
  - windows in disrepair
  - foundations
  - siding
  - improvements to the interior of the home in bathrooms and kitchens
  - any accessibility improvements
  - items that the Administrator determines pose or will soon pose a health or safety problem to the home owner
    
    Contact Waukesha County staff for more information at [email protected].
CDBG Homeowner Rehab
Community Development Block Grant Homeowner Rehab

Program
The HOME Consortium operates a loan program using Community Development Block Grant (CDBG) funds for Waukesha County residents only, which provides low to moderate income households with access to funds for modest home repairs.

The loan is provided as a no-interest deferred loan of up to a maximum of $20,000 for households with incomes at or below 80% of the area median. There are no monthly payments, and the entire loan is due upon sale of the home.

Eligibility
- Eligible Properties: The homes must be owner-occupied, single family attached or detached units (such as condominiums). Unlike the HOME Program Homeowner Rehabilitation Deferred Loan program, there is no limit on the after-rehab value of the home.
- Eligible Repairs: Priority activities include repairs to mechanical or structural items that present an imminent health and safety problem, such as:
- – roofs
- – mechanical system (e.g., furnaces and hot water heaters)
- – plumbing, water or water/sewer laterals in disrepair
- – windows in disrepair
- – foundations
- – siding
- – improvements to the interior of the home in
- bathrooms and kitchens
- – any accessibility improvements
Once repairs have been completed, all homes must meet HOME Consortium Code Requirements or additional work will be required.

Procedure
- Contact Waukesha County staff to obtain application and determine eligibility. [email protected]
- Schedule a home inspection where our inspector completes a Scope of Work detailing necessary repairs to meet code and other improvements
- Homeowner gets bids from contractors
- Loan closing (this gets recorded as a lien on your property)
- Contractor, homeowner and Waukesha County review owner/contractor agreement
- Work begins on home
- Funds are not released to pay contractors until the home passes the final inspection
  
  Contact Waukesha County staff for more information at [email protected].

Housing Development

The HOME Consortium which consists of Jefferson County, Ozaukee County, Washington County and Waukesha County has created a housing development fund to assist with the construction of affordable housing in the four counties of the HOME Consortium. According to HUD requirements, each Participating Jurisdiction (PJ) – in this case the Consortium functions as a PJ – must set aside at least 15% of its funding for Community Housing Development Organizations (CHDOs). A CHDO must be a nonprofit organization with a 501(c) federal tax exemption.

These organizations must include providing decent, affordable housing to low-income households as one of the purposes included in their charter, articles of incorporation, or by-laws. CHDOs must serve a specific, delineated geographic area; a neighborhood, several neighborhoods, or the entire community, but not the entire state.

Furthermore, CHDOs must have a formal process for involving potential and actual low-income HOME Program beneficiaries in the design, siting, and development of CHDO programs and projects. The more complex standards involve low-income accountability: no less than one-third of the CHDO’s governing board must be residents of low-income neighborhoods (defined as at least 51 percent of households with incomes below 80 percent of median), low-income residents of the CHDO’s target area, or elected representatives of low-income neighborhood organizations.

The Consortium does set aside some program income and other funding for non-CHDO projects as well. Nonprofit and for-profit developers may apply for these funds on a first come, first served basis, depending on fund availability.

The HOME Consortium funds a wide range of development activities.

Contact Waukesha County staff for more information at [email protected].
Application

**This Page is Under Construction **

HOME Application for Developers

HOME Application for Developers Instructions

HOME Application Scoring Matrix

HOME Funds Framework for Housing Development Projects 2020-2024
Previously Funded Projects
HOME-Funded Development

Examples of Previously Funded Projects

Globe Apartments
- Project Location: 201 S. Water Street, Watertown, WI 53094
- CHDO: Movin’ Out, Inc.
- HOME funding: $435,000
- Description: This is a LIHTC project in the City of Watertown. Movin’ Out will partner with Antach Management Corp. to develop 48 units of low and moderate income rental housing. Movin’ Out will use the HOME funds to develop 11 of the units as HOME funded units for people with disabilities.
New Berlin
- Project Location: 3535, 3601 & 3655 S. Deer Creek Parkway, New Berlin, WI 53151
- CHDO: Movin’ Out, Inc.
- HOME funding: $855,555
- Description: New Construction of 102 Family Rental units 11 of which are HOME funded.
Habitat for Humanity of Washington County
- Project Location: 525, 527, 537, 539, 553 and 555 S. 2nd Avenue, West Bend, WI 53095
- CHDO: Habitat for Humanity of Washington County
- HOME funding: $210,000
- Description: Acquisition of Land for construction of 6 single family homes for sale by Habitat for Humanity.
Habitat for Humanity of Washington County
- Project Location: 412 and 416 Sunset Drive, Hartford, WI 53027
- CHDO: Habitat for Humanity of Washington County
- HOME funding: $70,000
- Description: Acquisition of Land for 2 single family homes for sale by Habitat for Humanity.
Wilkinson Manor
- Project Location: 919 E. Summit Avenue, 519 Worthington Street and 250 W. Jefferson Street, Oconomowoc, WI 53066
- Developer: Wilkinson Manor, LLC
- HOME funding: $350,000
- Description: Rehabilitation for 60 Elderly Rental units and 16 Family Rental units of which 5 Elderly rental units and 4 Family Rental units are HOME floating units.
Oakhill Village
- Project Location: 1800 Kensington Drive, Waukesha, WI 53188
- Developer: 117 Kensington, LLC
- HOME funding: $245,000
- Description: Rehab of Multi Unit Senior Apartment. 7 HOME units.
Marion House
- Project Location: 410 S. Prairie Avenue, Waukesha, WI 53186
- Developer: Volunteer of America
- HOME funding: $172,650
- Description: Renovations of a group home serving disabled senior residents. 8 HOME units.
Habitat for Humanity of Jefferson County
- Developer: Habitat for Humanity of Jefferson County
- HOME funding: $91,600

Apply For:

Look Up:

Report:

Pay and File:

Request:

Help:

Locate:

Find WC Info:

Work with WC:

County	Existing housing
Jefferson	$254,000
Ozaukee	$343,000
Washington	$312,000
Waukesha	$341,000