Community Development

Advancing local communities

Community Development

Under the direction of the ACIA’s Board of Commissioners, and guidance from County Administration, the Office of Community Development administers several programs on behalf of the County and its participating municipalities. Those programs include the Home Investment Partnership Program (HOME) and the Community Development Block Grant Program (CDBG). Funds are directed to projects that are designed to meet the goal of the office, which is: “to enhance the quality of Atlantic County and its communities by assisting in the provision of public and community facilities and housing, leading to an improved living environment and expanded economic opportunities principally for persons of low to moderate income.”

Programs funded through HOME include our Owner Occupied Housing Rehabilitation Program, the Atlantic County Homebuyers Program, the Atlantic City Down Payment Assistance Program and the creation of affordable housing program.

Atlantic City Housing Rehabilitation Program

CHDO Definitions - The HOME Investment Partnership (HOME) a Federal Entitlement Program has issued a new Final Rule with a publish date of July 24, 2013. Atlantic County is required by the Department of Housing and Urban Development to notify its’ citizens of the following changes.

Contact Information

Program Administrator
Joseph Giralo
609-343-2390
Giralo_joe@aclink.org

Program Manager
Robert McGuigan
609-343-2390
mcguigan_bob@aclink.org

Atlantic County Housing Rehabilitation Program

The Office of Community Development administers no-interest, deferred loans for Atlantic County and various Municipalities for housing rehabilitation for very low and low income home owners.  The Housing Rehabilitation Program can address all basic rehabilitation needs of a home, meaning plumbing, heating, electric and roof, plus windows, doors, insulation and exterior repair and painting.

The Conditions of Eligibility for Rehabilitation
In order to qualify for deferred loans under the Program, applicants must be the property owner and occupant, meet the income criteria as described below, have the home properly insured and have the Municipal property taxes paid up to the current quarter.  An inspector from the Office of Community Development will complete a property inspection and advise you as to which improvements the Program can finance.  A deferred loan has one payment at time of sale of the home, or transfer of title.

LOW  INCOME: 100% INTEREST FREE DEFERRED LOAN - To qualify for a 100% interest free deferred loan, a household's income cannot exceed 80% of the Median Income for Atlantic County in accordance with HUD published Section 8 Income Guidelines.

These income levels are (2019):

# of Household Members 80% of Median Income

1 Person

$43,050

2 Persons

$49,200

3 Persons

$55,350

4 Persons

$61,500

5 Persons

$66,450

6 Persons

$71,350

7 Persons

$76,300

8 Persons

$81,200

 

If there are any questions, please do not hesitate to contact Joseph J. Giralo, Program Administrator, at (609)343-2390, ext. 2159, Monday through Friday, 8 a.m. to 2:30 p.m.

Revised April 2015

NOTICE TO HOUSING REHABILITATION CONTRACTORS
BIDDING OPPORTUNITIES
ATLANTIC COUNTY IMPROVEMENT AUTHORITY (ACIA)

The ACIA administers Housing Rehabilitation Programs for all Atlantic County municipalities. Activities funded under these programs consist of General Housing Rehabilitation of single family homes including but not limited to Roofs, Heating, Electrical, Plumbing, Weatherization, Septic System Installation, and Debris Removal. Each year we typically fund between 70 and 100 contracts between qualified homeowners and contractors from our approved bidder’s list. The average contract is around $20,000 and depending on funding availability the total of those contracts can be in excess of $1,000,000 per year.

If you are a contractor and would like to participate in the program you must be added to our approved contractors list. You can download a Contractors Application Form here or obtain a copy by contacting Joseph J. Giralo, Program Administrator at the ACIA at 609-343-2390.  Completed applications should be sent to Mr. Giralo at the ACIA at 1333 Atlantic Avenue, Suite 700, Atlantic City, NJ 08401. Women and Minority Businesses are encouraged to apply.

Atlantic County Homebuyers Program

The Atlantic County Home Buyer’s Program is currently CLOSED and not accepting applications at this time.

Program Information

Program Participants:

The Atlantic County Improvement Authority (ACIA), Home Buyers and Lenders utilizing approved Mortgage programs.  The ACIA reserves the right to reject mortgages that contain terms and/or conditions that conflict with the goals of the program.

Program Objective:

To increase home ownership opportunities in Atlantic County by overcoming the obstacles created by the down payment and closing cost requirements faced by low/moderate income families when purchasing a home. 

Eligible Applicants:

     HOUSEHOLDS

  1. Who have resided in Atlantic County for the last 12 months or are employed in Atlantic County.
  2. Who have not owned a home for the last three years.
  3. With acceptable credit history and the ability to obtain an approved mortgage, through NJHMFA Lenders
  4. With incomes below 80% of Median income:

These income levels are (2019):

 

# of Household Members 80% of Median Income

1 Person

$43,050

2 Persons

$49,200

3 Persons

$55,350

4 Persons

$61,500

5 Persons

$66,450

6 Persons

$71,350

7 Persons

$76,300

8 Persons

$81,200

 

Eligible Properties:

  1. Single Family Residences located in Atlantic County excluding Atlantic City.
  2. Sale Price cannot exceed $200,000.00
  3. Property must meet all requirements for an approved mortgage.

Program Financing:

  1. The Program will provide funds determined to be necessary to bridge the gap between the amount of down payment & closing costs required by the approved mortgage, and the amount the home buyer has available UP TO $10,000.00.
  2. All funds from this program are forgivable, non-amortizing deferred payment loans subordinate to the first mortgage of the lender. These loans will be forgiven after five (5) years. Prior to that, these loans will be due and payable upon the sale, transfer of title or leasing of the property, or any refinancing of the first mortgage.

Program Procedure:

  1. All applicants will be pre-screened by participating lenders for a mortgage pre-approval and good faith estimate of amount of assistance needed.
  2. Applicants must obtain the pre-approval letter and good faith estimate from a lending institution that is approved by the State of New Jersey. Go to www.nj.gov to see this list or you may click on the following link:
    Approved Lender List for Program Participation, New Jersery Housing and Mortgage Finance Agency website.
  3. The bank/mortgage company representative contacts ACIA to provide the information.
  4. Potential recipients will be contacted by ACIA to fill out the application.
  5. If approved a certification will be issued for our program.
  6. At this point, applicant must be under contract of sale for an eligible property.
  7. The applicant will then return to the lender to complete the necessary steps for the mortgage and final determination of the amount of assistance needed according to the program limits and the HUD-1 settlement sheet to be prepared by the Lender/ Title Company.
  8. The applicant completes the Homebuyer Counseling program prior to settlement.
  9. Funds disbursed accordingly at settlement.

Program Requirements:

Applicants must complete a HUD approved home buyers counseling and education program approved by the Atlantic County Improvement Authority, through either:

Money Management International               1.888.845.5669
Consumer Credit Counseling

Consumer Credit & Budget Counseling       1.888.738.8233

Federal Housing Quality Standards (HQS):

It is a requirement of this program that an inspection be performed on all housing units acquired with these funds to ensure that they meet all Federal Housing Quality Standards (HQS).  Any findings are to be corrected, re-inspected and certified prior to settlement.

For More Information:

Contact Joseph Giralo, Program Administrator, Atlantic County Improvement Authority (Telephone: (609)343-2390), Monday through Friday, 8 a.m. to 2:30 p.m.

 

Atlantic City Down Payment Assistance Program

The Atlantic City Down Payment Assistance Program is currently suspended and no longer accepting applications at this time.

Basic Program Guidelines

  1. Eligible Applicants (Households);
  2. Who have resided in Atlantic County for the previous 12 months or are employed in Atlantic City,
  3. Who have not owned a home for the previous 2 years,
  4. Who have the ability to obtain a fixed rate mortgage through NJHMFA approved lenders*,
  5. And meet established income guidelines.

Eligible Properties

  1. Single family properties including townhouses and condominiums located within Atlantic City, New Jersey,
  2. Sales price of property cannot exceed $300,000.00,
  3. Property must be primary residence and maintained as same.

Program Financing

  1. The Program may provide down payment assistance up to 10% of the purchase price and up to $5,000.00 of eligible closing cost for a combined total amount not to exceed $30,000.00.
  2. All down payment and closing cost assistance is offered to the homebuyer as a deferred 0% interest loan, secured by a mortgage, to be repaid to the program based on the proceeds from resale, refinance or any changes in title and a portion of the appreciation as detailed in the recapture provision. 

Household Income Requirements FY2019

Any income up to $100,000.00

Income Includes: Wages, Tips/Commissions, Pension / Retirement, Unemployment, Disability, Social Security, Investment Income, Alimony, Child Support, Business Income, Rents, Royalties, Welfare, Annuities, Death Benefits

Approved Lender List for Program Participation can be found on the New Jersery Housing and Mortgage Finance Agency website.

For more information contact: The Atlantic County Improvement Authority, 1333 Atlantic Avenue, Suite 700, Atlantic City, NJ 08401 or by Phone at 609-343-2390, ask about ACIA’s Atlantic City Down Payment Assistance Program. 

Frequently Asked Questions

Atlantic City Housing Rehabilitation Program

The Atlantic City Housing Rehabilitation Program is currently opened
and is accepting applications at this time.

The Housing Rehabilitation Program for Atlantic City will be implemented under the direction of the Atlantic County Improvement Authority and is carried out by Office of Community Development. Utilizing funds budgeted from the Development Fund, the Housing Rehabilitation Program can address all basic rehabilitation items of a home, including major systems such as plumbing, heating, electric and roof, plus weatherization including windows, doors, insulation and exterior repair and painting. The priority of the program will be to address code related deficiencies.

  1. Eligible Applicants (Households);
    • Must be the owner and occupant of the unit,
    • their total household income cannot exceed $100,000,
    • they must have the home properly insured, and
    • they must have the Municipal property taxes paid up to the current quarter.
  2. Eligible Properties and Activities;
    • Single family properties including townhouses and condominiums located within Atlantic City, New Jersey,
    • must be owner occupied,
    • all basic rehabilitation items of a home, including major systems, such as plumbing, heating, electric and roof, plus weatherization which includes windows, doors, insulation and exterior repair and painting focusing on code related deficiencies.   
    • specific activity approval determined upon inspection by the authority.
  3. Program Financing;
    • The Program will provide financing up to $25,000 per household for eligible activities,
    • All assistance is offered to the homeowner in the form of a 0% interest  deferred loan, secured by a mortgage, to be repaid to the program in full at time of resale, transfer of title, or refinancing if the new mortgage is structured so that the owner cannot meet our subordination conditions.

FOR MORE INFORMATION: call Joseph J. Giralo, Program Administrator at (609)343-2390, Ext. 2159, Monday through Friday, 8:00 a.m. to 2:30 p.m.