HOME Investment Partnership Program Housing Development RFP

• All proposals will be evaluated for completeness and accuracy. Work plans must be reasonable and efficient.
• Must submit applications by email to housing@alamedaca.gov. Supplemental information or hard copies may be delivered to:

City of Alameda
Housing and Human Services
950 W. Mall Square, Suite 205
Alameda, CA 94501

The monitoring of prevailing wage for capital projects can be time-consuming and expensive. The cost of monitoring and reporting of the Davis-Bacon required activities may be handled by a third party retained by the City as needed and would be charged to your project and netted out of the amount allocated to your project. 

Environmental Review Process

Federal regulations require local jurisdictions to prepare a NEPA (National Environmental Protection Act) environmental review determination for every activity funded with federal funds to examine environmental impacts on the built and natural environment. An executed HUD Authority to Use Grant Funds (AUGF), HUD Form 7015.16, must be included within the application materials, if available.  Applications without an AUGF will be required to complete the environmental review process before entering into contract with the City. For complex projects, including most rehabilitation projects, this review may take approximately 6 to 16 weeks. If environmentally significant conditions are found and/or mitigation measures required, the time to complete the environmental review process will be extended. 

Acquisition

If you are requesting funds for real property acquisition, the purchase agreement/option should allow for sufficient time for the performance of required HOME activities. A recent appraisal and preliminary title report should be attached to the application if you are already under an agreement or option for the property. If an appraisal is not available, please submit one as soon as is practical (not later 30 days after application due date). An appraisal will also be required if the project involves acquisition even if you do not intend to use our funds for this purpose. 

If the acquisition price is significantly higher than appraised value, the City may reject the application or deny the funding unless the price can be negotiated reasonably close to the appraised value, or the applicant can provide a justification for the difference. 

Property Standards

At a minimum, housing that is assisted with City Housing funds must meet federal housing quality standards. Newly constructed or substantially rehabilitated housing must meet all applicable local codes, rehabilitation standards, ordinances, and zoning ordinances. Newly constructed housing must meet energy efficiency standards of the current edition of the Model Energy Code published by the Council of American Building Officials. Substantially rehabilitated housing must meet the cost-effective energy conservation and effectiveness standards set forth in 42 U.S.C. § 12709. Title 24 of the California Energy Code meets the above requirement. 

In all new construction and substantial rehabilitation projects, Section 504 of the Federal Rehabilitation Act requires at least 5% of the HOME-assisted units must be accessible to individuals with mobility impairments and an additional 2% to individuals with sensory impairment. 

Hazardous Materials

It is HUD policy, as described in §50.3(i), that "(1)... all property proposed for use in HUD programs be free of hazardous materials, contamination, toxic chemicals and gasses, and radioactive substances, where a hazard could affect the health and safety of occupants or conflict with the intended utilization of the property. (2) HUD environmental review of multifamily and non-residential properties shall include evaluation of previous uses of the site and other evidence of contamination on or near the site, to assure that occupants of proposed sites are not adversely affected by the hazards..." Sites known or suspected to be contaminated by toxic chemicals or radioactive materials include but are not limited to sites: (i) listed on an EPA Superfund National Priorities or CERCLA List, or equivalent State list; (ii) located within 3,000 feet of a toxic or solid waste and fill site; or (iii) with an underground storage tank (which is not a residential fuel tank). 

Lead Mitigation Requirement

HUD requires that certain housing projects built before 1978 will need to meet lead-mitigation standards. These include activities involving housing rehabilitation, tenant-based rental assistance, acquisition, leasing, support services, and operations. Housing exclusively for seniors or persons with disabilities is exempted, unless a child under age 6 is expected to reside there. Also exempted are 0-bedroom dwellings, including efficiency apartments, single-room occupancy structures (SROs), or rentals of individual rooms in residential dwellings. 

Accessibility Requirements

Federal law requires that housing and non-housing developments and programs assisted with federal funds comply with accessibility requirements under Section 504 of the Rehabilitation Act of 1973. This Act prohibits discrimination against otherwise qualified handicapped persons in the provision of programs, facilities and employment supported by Federal funds. For capital projects, the Department of Housing and Urban Development may ask that developers and their architects sign a certification that their construction documents meet the federal accessibility requirements. 

In the case of multifamily rental housing, projects of five or more units must be designed and constructed to be readily accessible to and usable by persons with disabilities. For new construction involving five or more units, and substantial rehabilitation projects of 15 or more units (with substantial rehabilitation defined as rehabilitation costs representing 75 percent or more of the replacement costs of the completed facility), the following requirements must be followed - a minimum of 5 percent of the dwelling units must be accessible to individuals with mobility impairments and an additional 2 percent accessible to individuals with sensory impairments. At the minimum, one unit shall be made accessible to mobility-impaired individuals and one unit accessible to sensory impaired individuals. 

When less than substantial rehabilitation is undertaken in multifamily rental housing projects of any size, these alterations must, to the maximum extent feasible, make the dwelling units accessible to and usable by individuals with disabilities, until a minimum of 5 percent of the dwelling units (but not less than one unit) are accessible to persons with mobility impairments; for this category of less than substantial rehabilitation, the additional 2 percent of the units for persons with sensory impairments does not apply. Also for this category of rehabilitation, if undertaking accessibility alterations imposes undue financial and administrative burdens on the operation of the multifamily housing project, the alterations are not required. 

The project sponsor and their architect will be required to execute a certification of compliance which identifies the specific units meeting these requirements. 

Fair Housing

All housing, regardless of whether funded with federal funds or not, must comply with the Fair Housing Act. This Act applies in the sale and/or rental of housing for families with children and persons with disabilities. This Act further establishes requirements for the design and construction of rental or for-sale multifamily housing to ensure a minimum level of accessibility for persons with disabilities. For units designed and constructed for first occupancy after March 13, 1991, the units, including public and common areas, must be designed and constructed in accordance to meet certain disability standards. The Act makes a distinction between “covered” and not “covered” dwelling units. Covered multifamily dwelling units are: units in buildings consisting of 4+ units served by one or more elevators, or ground floor dwelling units in other buildings with 4+ units. 

Demographic Data on Project/ Program Beneficiaries

If your project – housing or non- housing - is funded, you will be required to provide certain demographic data depending on your particular type of project. The required data may include: client household income, client racial/ethnic background, and head of household information. HUD requires demographic reporting in a variety of categories including but not limited to race/ethnicity. The City will provide you with required reporting forms. 

Relocation

If your capital project either temporary or permanent displacement of tenants and/or homeowners you may have to pay relocation expenses under either the Uniform Relocation Act (URA) or Section 104(d) of the Housing and Community Development Act. These costs can be substantial and must be included as part of your total project costs. Relocation costs are an eligible activity under HOME. While relocation costs are eligible activities under the funding provided by this RFP, your application will be reviewed for your ability to obtain other sources of funding to support your various costs, including relocation. If you think your project may involve relocation, please contact the City’s HOME Program Manager to discuss relocation issues and applicable federal requirements. Relocation assistance and payments for eligible persons under Section 104(d) or the URA both require a rental assistance payment based on a period of several months – 42 months under URA and 60 months under Section 104(d). 

Funding on Reimbursement Basis

The City of Alameda has a strict policy of not providing funding advances before project costs are incurred and paid. The City normally funds on a reimbursement basis. Reimbursement is made only upon completion and payment of incurred costs. 

In cases where it is not possible for the project sponsor to advance the project costs and then seek reimbursement, direct payment can be made to a third party after certification from the project sponsor that work has been satisfactorily completed and accepted. 

For acquisition projects, the portion of City funds for acquisition costs is deposited directly into escrow with instructions for release upon satisfactory completion of escrow requirements. 

Timely Use of Funds

If funds are awarded to your project, the funds should be obligated (under contract) by June 2027. If the funds have not been obligated by that date and the delay is not the result of the City, Housing and Human Services will review the project status and make a recommendation to the Assistant City Manager and/or Council on whether the funding commitment for your project should be extended for one year; this is not automatic, and must be justified by the project sponsor. The project sponsor may make up to two requests for a one year extension.   

Financial Audits

Project applicants that are either non-profits, public agencies or cities are required to submit a copy of the most recent year’s certified financial audit prepared by an independent CPA firm, including any management letters, of their organization or city. Annual submission of yearly financial audit reports will also be required during the term of the financing or funding agreement. If your agency has expended $1,000,000 or more of federal funds from any source in the audited year, the audit should include a “single audit” and be in compliance with Uniform Guidance 2 CFR Part 200, depending on if your entity is a nonprofit organization or pubic agency. If project applicants have not expended $1,000,000 or more of federal funds from any source in any one year, they must attach a certification attesting to this fact. 

Background of Nonprofit Organizations

All nonprofit organizations or other agencies applying for funds must meet the following requirements: 

• Governing Body: Governing body of the organization should be vested in a responsible and active voluntary or elected board which meets at least annually and establishes and enforces policy. The governing body should be large enough and so structured to be representative of the community it serves.
• Personnel/Staffing: The organization must provide for adequate administration of the project development or activities requested for funding under this RFP. At a minimum one person should be designated the full-time director of the organization.

Designated Person to Execute Documents

Once an agency/organization has been approved for funding, the City must know who has been authorized by the nonprofit’s governing body to execute all necessary documents related to the funding. Agencies should submit a copy of the Board action designating a person responsible for executing all documents related to the funding. This may be combined with the action by the nonprofit or agency board that specifically authorizes the agency to make an application for funds. 

Debarment

Housing & Community Developments Act of 1974, 24 CFR Part 5 provides that assistance shall not be used directly or indirectly to employ, award contracts to, or otherwise engage the services of, or fund any Contractor or sub-recipient during any period of debarment, suspension, or placement in ineligibility status under the provisions of 24 CFR part 24. This provision covers all Contractors and sub-recipients, as well as subcontractors of Contractor or sub-recipient, whose names are included in the “List of Parties Excluded from Federal Procurement and Non-Procurement Programs.” The debarment list can be found online at www.SAM.gov.

Proposal Submission Requirements

Overview

Step 1: Proposal Cover Sheet

Applicants are required to use the cover sheet template.(PDF, 121KB)

Step 2: Project Scope/Narrative Description

Provide a description of the development, including but not limited to the type of development, proposed tenant population, any on-site services, etc. (max 2 pages).  

Step 3: Site Plan & Flood Map

Site Plan: Provide a site plan.   

Floodplain: Provide a flood map with the location identified. Maps can be found at: https://msc.fema.gov/portal/home 

Step 4: Site Control Documentation

Provide evidence that the land has been purchased or leased by the applicant or its affiliate.  The evidence shall include a recorded grant deed, lease agreement or preliminary title report. 

Step 5: Project Timeline

Timeline: Include an outline of each phase of the project and a timeline with major milestones. 

Readiness: Describe the readiness to proceed concerning whether or not land use issues have been resolved, what pre-development activities have been completed, and if architectural plans have been completed. All projects will be subject to a HUD Environmental Review before any part of the project can begin.  

Please specifically address whether there is any pending litigation or any reason why the project may not be completed within the proposed timeline.

Step 6: Construction and Permanent Funding Sources

Project Pro Forma: Provide a project pro forma including but not limited to construction sources, development budget, and permanent sources and uses. 

Finance Plan/Commitments: Provide a complete project financing plan and attach evidence of financing commitments. If local government financing is allocated but not yet committed, a letter from the local government should be included. If the project is financed or planned to be financed with low-income housing tax credits, a copy of the Tax Credit Application spreadsheet and the TCAC preliminary reservation letter will satisfy this application requirement.  Preference will be given to projects that demonstrate readiness and have a high percentage of committed funding. 

Step 7: Organizational Checklist

Please use the attached organizational checklist(PDF, 153KB) as a guide.

Step 8: Required Supportive Documentation

Please be advised that the City reserves the right to request other supportive documentation such certified financial audits, tax exemption letters, organization policies, and more if necessary.