MIHU Saga (Redacted)

Gmail - MIHU Re-sale Procedures
https://mail.google.com/mail/u/0/?ui=2&ik=40bc7bc03d&view=pt&q=...
Trevor Peterson <abuian@gmail.com>
MIHU Re-sale Procedures

Trevor Peterson <abuian@gmail.com> To: Courtney Watson <cwatson@howardcountymd.gov> Mrs. Watson, I want to bring you up-to-date on this situation. I first contacted you back in 2009 about concerns I had with the MIHU program. Some of them were about the general health of the program and areas where I thought it could improve; others were about my specific, personal concern, that I could not get a clear picture of how our unit would re-sell through the program. I appreciate your help with getting a detailed response in July 2010 (see below). At the time, it seemed like a fairly straightforward situation. Even though the markups used to set the original sale price of the unit still contained some questionable elements, we were assured that they would be kept on file and used to determine the resale price when the time came. In his response, Mr. Carbo estimated generally that under the current conditions our unit would list for $250,000 or more. I tried to take him up on his offer of a more detailed estimate, but never got a response. Last fall we decided to pursue actively selling our house in the next few months. I contacted Mr. Julien, who responded pretty quickly with a sale price of $222,039. It was significantly lower than the 2010 figure, and as we had feared, the basis for the price was radically different from what had been used when we bought the unit; but we determined that it was a satisfactory sale price and not worth arguing over, especially if it meant we could sell the unit through the MIHU program. We decided to wait until spring to sell our unit and agreed to check back after the base pricing was reset in January. When we did, we were informed that the earlier figure had resulted from a mistake--a rather significant mistake, wherein they had added a $14,000 condo fee adjustment instead of subtracting. This condo fee adjustment was not part of the original calculation when we bought the unit, nor was the $5000 reduction for the absence of a basement. Most of the original $20,000 in markups were no longer included, but with the condo fee adjustment (incorrectly) added, the net result had been quite similar. With it subtracted, the base price was instead reduced by $12,000, so while the base price set by the program had gone up slightly, the sale price for our unit dropped to $205,057. This change would have wiped out $17,000 in profit that we expected to make off the sale of our house, but more importantly, the basis for the sale price was completely different from what was used when we bought the unit--what we were told would be used when we resold the unit. Based on the below e-mail from Mr. Carbo, which you helped us obtain, we were able to negotiate a somewhat better arrangement. After we proposed a price based strictly on the markups originally used when we bought the unit, they came back with an offer of $220,387 but determined that it was too high to sell the unit through the program, which effectively meant that if we chose to sell anyway, we would be Thu, Apr 19, 2012 at 1:13 PM
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https://mail.google.com/mail/u/0/?ui=2&ik=40bc7bc03d&view=pt&q=...
released from the MIHU covenant and our unit would list on the open market. After some discussion with a realtor, we've once again decided to stay put. With the current market conditions and the cost of selling, we probably wouldn't come away with enough to buy something significantly better than we have now. I am writing to you primarily because this experience confirms my original concerns about the program. If we had not pushed the County government for answers to our questions, we would not have had the 80 pages of correspondence that I am attaching. Without that evidence, it is unlikely we would have had any choice but to accept the deflated resale price that they offered us. Even with it, they continue to insist on factors that were not part of the original pricing, so whenever we look at selling again, we'll probably have a lot of the same battles to fight. While I appreciate that they seem to have improved their pricing system since the MIHU program started, the result is unfair to homeowners who bought early in the program. Because MIHUs are priced by calculation, not based on market conditions, the only thing that determines whether the pricing is fair is the method used by the County administrators. A home is generally understood as a long-term investment. By virtue of the County's control on both ends--the buying and the selling--of MIHU ownership, it also takes significant responsibility for the outcome of that investment. The extraordinary measures that we have had to take to protect our investment (which is still not over) do not lead me to believe that it will turn out well for others who bought MIHUs early in the program. I hope that at some point the Council takes a close look at how the MIHU program is being run, and specifically looks out for the interests of early homeowners in the program. I think it has great potential, but the focus seems to be too much on how someone gets in, and not enough on how they get out. Trevor Peterson
On Thu, Aug 5, 2010 at 6:33 PM, Carbo, Tom <tcarbo@howardcountymd.gov> wrote:

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Gmail -------
http://mail.google.com/mail/?ui=2&ik=40bc7bc03d&view=pt&search=st...
Trevor Peterson <abuian@gmail.com> To:--------------------------------------------------------------------------Curious if you've heard anything else about the pricing issue with the Elkridge units that we talked about after the MIHU info meeting. I hadn't heard anything else from Linda so I called her this morning. She said the reason for the higher price was square footage. I didn't have the numbers in front of me, but I responded that I didn't think there was much difference between the square footage and the standard. She added that the garage was probably part of the reason. But the units in Shipley's are also supposed to have a one-car garage, with only about 50 sqft smaller floorplans, and the price is much lower (only $500 higher than the standard). Plus, I pointed out that the unit doesn't have a basement, which according to that fact sheet I pointed out to you, is supposed to be a minimum standard. I also asked about re-sale, and she said the higher initial price would be taken into account, but she couldn't give any specifics about how they'd keep records or anything. In the end, she said I should probably talk to Tom myself, since all she could do is repeat what he'd said, and gave me his direct number. I've left a message for him to call me back. Trevor
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Come Home to Howard County And Make Your Dream a Reality HOWARD COUNTY HOUSING
MODERATE INCOME HOUSING UNIT (MIHU) PROGRAM

FACT SHEET What is MIHU?
The Moderate Income Housing Unit (MIHU) Program is an inclusionary zoning program that requires developers of new housing in certain zoning districts to sell or rent a certain percentage (generally 10% - 15%) of the dwelling units built to households of moderate income. MIHUs are sold or rented through the Department of Housing and Community Development (DHCD) according to procedures and standards set forth in the MIHU Law (Section 13.400 et seq. of the Howard County Code) and regulations established under it. In what zones are MIHUs required?
MIHUs are required to be built and sold or rented in the R-SA-8, R-A-15, CCT, POR, R-SI, TOD, and CAC zones, as well as in certain mixed use communities, agerestricted adult housing developments, planned senior communities, and residential mobile home developments. What is a household of moderate income?
A household of moderate income is one whose household income does not exceed 80% of the Howard County median income for purchasers and 60% of the Howard County median income for renters. Currently, the maximum incomes for the program are as follows: Household size 1 2 3 4 5 6 7 8+ Maximum Permitted Income (effective 1/1/07) Purchase (80%) Rent (60%) $51,063 $38,297 $58,358 $43,768 $65,652 $49,239 $72,947 $54,710 $78,783 $59,087 $84,619 $63,464 $90,455 $67,841 $96,290 $72,218
What types of dwelling units are available for purchase or rent?
All types of dwelling units may be are available for purchase or rent, from apartment-style dwellings or condominiums to townhouses to single-family detached dwellings. The minimum house sizes for MIHUs are as follows: Unit Type Apartment Back to Back Townhouse Townhouse Semi-detached Single-family detached Room Requirements 1 bedroom, 1 bath 2 bedrooms, 1 baths 3 bedrooms, 1 baths 2 bedrooms, 1 baths 3 bedrooms, 2 baths 2 bedrooms, 1 baths, basement 3 bedrooms, 2 baths, basement 4 bedrooms, 2 baths, basement 2 bedrooms, 1 baths, basement 3 bedrooms, 2 baths, basement 4 bedrooms, 2 baths, basement 3 bedrooms, 2 baths, basement 4 bedrooms, 2 baths, basement Square footage 750 950 1,100 1,400 1,540 1,500 1,640 1,780 1,500 1,640 1,780 1,680 1,820
What is the purchase price of a MIHU?
The purchase price for each type of MIHU is set according to an affordability formula established in the MIHU law. MIHU prices are set twice a year. The current prices are: Unit Type Apartment Back to Back Townhouse Townhouse & Semi-Detached Single-family Detached Proffered Units Number of Bedrooms 1 bedroom 2 bedrooms 3 bedrooms 2 bedrooms 3 bedrooms 2 bedrooms 3 bedrooms 4 bedrooms 2 bedrooms 3 bedrooms 4 bedrooms 1 bedroom 2 bedrooms 3 bedrooms 4 bedrooms MIHU Price (effective 1/1/07) $83,277 $99,932 $115,477 $145,144 $167,722 $145,144 $167,722 $187,075 $155,528 $179,721 $200,458 $116,587 $156,309 $180,624 $200,458
The above MIHU prices may be greater for MIHU dwellings with larger floor plans or added amenities. What is the rental rate of an MIHU? The maximum rents for rental MIHU units are as follows: Unit size 1 bedroom 2 bedrooms 3 bedrooms 4 bedrooms How do I buy or rent an MIHU? Maximum Rent (effective 1/1/07) $1,026 $1,231 $1,422 $1,587
If you are interested in buying or renting an MIHU, you must apply to DHCD to be placed on a waiting list. Applications for the waiting lists are accepted four times a year - generally in January, April, July, and October. As MIHU dwellings become available for sale or rent, DHCD will select names from the waiting lists. For those units offered for sale, priority points will be assigned to each applicant who: is a first-time homebuyer; works in Howard County; lives in Howard County; has an income within the lowest qualifying range; and has been on the waiting list for one year or more.
In addition, for those units offered for sale in a mixed use development (MXD or CAC), priority points will be assigned to each applicant who: is employed in the mixed use development; is employed by Howard County; is employed by the Board of Education of Howard County; has been dislocated by Route 1 redevelopment.
For for-sale units, eligible applicants with the most priority points will be prequalified for mortgage financing and placed in a lottery drawing. Applicants selected from the lottery will be given the opportunity to enter into a contract of sale with the owner of the housing development. For rental units, eligible applicants will be selected on a first-come, first-serve basis. Selected applicants will be given the opportunity to enter into a lease with the owner of the housing development.
If I buy an MIHU, what are my rights and obligations?
Once you purchase an MIHU dwelling, you own it outright, with all of the rights and responsibilities of a homeowner. However, to ensure that MIHUs serve only eligible households and remain affordable to future homebuyers, certain restrictions are placed on the dwelling. They are: 1) You and your household must occupy the MIHU dwelling as your primary residence. 2) If you decide to sell the MIHU dwelling, you must first offer it for sale through DHCD to a moderate income household at the affordable MIHU price determined by DHCD. How do I apply?
Applications can be obtained from DHCD at 6751 Columbia Gateway Drive, Columbia, Maryland 21046, by calling us at 410-313-6318, or online at www.howardcountymd.gov.
Gmail -------
To: Trevor Peterson <abuian@gmail.com> No, I haven't heard anything more. If I were you, I would discuss with the Deputy Director, Tom Carbo. I think he probably has more info than Linda. As far as the price regarding resale. I think we discussed this. It would be recorded at the initial sales price. This would be of public record. Your title insurance,etc, is based off the sales price. I can't explain why the fact sheet says $167,722 unless they have a new sheet for pricing of the MIHU's. This one was dated 1/1/07 and says they are updated twice a year. I will try to research this also. Let me know after you talk with Tom. Thanks, ---------Wed, Oct 31, 2007 at 12:28 PM
-----Original Message----From: Trevor Peterson [mailto:abuian@gmail.com]

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Trevor Peterson <abuian@gmail.com> To: -------------------------------------------------------------------------I did notice while looking for something else (Tom Carbo's e-mail address, actually) that there's more detailed and more up-to-date info here: http://www.co.ho.md.us/dh/dhdocs/mihu_price_schedule_070107_rev2.pdf It looks like they did adjust the base price upward in July (I don't know why they didn't adjust the fact sheet), but it's still significantly lower than we're paying. Plus, the price they listed for the Shipley's units looks so much like it's based on the older base price, that I'd be surprised if they were working from the updated price when they determined these. (It makes sense that they would have worked out the pricing before July 1, since they posted the announcement for that open period to apply before July.) But this is another reason that I'd want clearer information from them for re-sale purposes. Although it will be of some use to know what the original sale price was, that information by itself will not do much to determine what the re-sale price should be. Sale prices, whether original or re-sale, are supposed to be calculated according to a system of rules. So if, for instance, the base price was $167,722, and the markup was $36,322, the composition of that markup needs to be understood, so that the new markup can be recalculated and added to the new base price. If, on the other hand, the base price was the higher amount they set in July (which at this point we have no way of knowing), the markup is smaller, and the factors that determined it would be different. Simply put, you can't get directly from the original sale price to the re-sale price without knowing how each is supposed to differ from the published base price and why. There are just too many unknown variables. I do plan to ask Tom Carbo about all this, assuming he returns my call. I just figured I'd check in with you, so you'd know what Linda told me was the reason, and so I could find out if you'd heard anything else. Trevor
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Gmail - follow-up questions from MIHU info meeting 10-11-2007
follow-up questions from MIHU info meeting 10-11-2007

Thomas Carbo <TCarbo@howardcountymd.gov> To: Trevor Peterson <abuian@gmail.com> Cc: Christopher Julien <CJulien@howardcountymd.gov>, Linda Phillips <LPhillips@howardcountymd.gov> Mr. Peterson, Please find attached the price breakdown for the Matisse units in Elkridge Crossing. Please note that the base price as of July 1, 2007 is $183,444. Also, please be aware that, if you were to resell the unit, the price would be determined using the base price and adjustment costs effective at the time of sale. >>> "Trevor Peterson" <abuian@gmail.com> 11/7/2007 2:21 PM >>> Mr. Carbo, I've tried reaching you by phone over the past couple of weeks, including a couple of voicemail messages and daily attempts to reach you in the office. Since that has so far been unsuccessful, I thought this might be another way to present my questions to you. I was one of the participants in the MIHU program selected in September for a townhouse in Elkridge Crossing and attending the Oct 11 informational session with Linda Phillips. There were several questions raised in the meeting that she was unable to answer but said she would follow up with you. When I did not hear anything back, I called her on Oct 31. At that point, she could provide some general information, but still could not answer all of my questions and suggested that I contact you directly. I would like to know how the price for the 3BR Elkridge Crossing units was determined. The standard price listed on your Web site for a 3BR townhouse is $167,722. I thought it odd when I saw that the Elkridge units were priced significantly higher ($204,044), but I thought perhaps it was to offset a difference in property taxes or some such thing. (I didn't realize until after the drawing that property taxes were based on the price we pay for the unit, not the normal sale price.) By the time I got to the informational meeting, I really had no idea why the Elkridge units were priced higher, and I was concerned that, without knowing exactly how the pricing was determined, we might run into complications when the time came to re-sell through the program. Linda told me when I called her most recently that the higher sale price was because of square footage. When I said that I didn't recall the square footage being all that high, she said the garage might also be part of the reason. I notice, however, that the 3BR Shipley's Grant units listed in the same drawing also have a one-car garage attached, yet the price is only $500 above the standard amount. Further, the Elkridge units lack basements, which it seems should offset to some degree the presence of a garage. (In the documentation I looked at, I saw nothing mentioned about garages one way or the other, but it does specifically say that the lack of a basement is a reason to adjust the price--downward, I would assume.) As for the square footage being a factor, the letter sent out ahead of the drawing listed these units at 1640 sq. ft., exactly the standard amount. The literature we got from Elkridge Crossing lists them at 1642 sq. ft.--a negligible difference, in any case, but surely not enough to merit a markup of more than $36,000. (To put things in perspective, at the market rates being charged for Elkridge Crossing, the difference in price between a top unit with 1000 extra sq. ft. and a bottom unit, of the type that we're getting, is only $30,000.) So it seems like there must be something more than square footage and garage that's raising the price. I would appreciate it if you cold provide me with a detailed breakdown showing how the sale price for these particular units was calculated, starting from the base price, with additions and subtractions to arrive at the price that was actually charged. That way, when it is Wed, Nov 7, 2007 at 3:47 PM
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time to re-sell, we will be able to substantiate an analogous price according to the appropriate standards and formulas. Sincerely, Trevor Peterson --------------------
Elkridge Crossing - Matisse pricing.xls 16K
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Elkridge Crossing: Townhomes (Matisse Model)

Item MIHU Minimum Standard (3 bedroom, 2 bath, 1640 sq. ft.) Area Adjustment ($102.27 x 101 sq. ft.) Garage Additional bath 9-foot ceilings Laundry w/washer & dryer Ice maker Custom kitchen 4 x 10 TREX deck Double bowl stainless steel sink 22 cu. ft. refrigerator Hardwood foyer 42 inch cabinets Upgraded natural oak kitchen cabinets Six panel doors Custom lighting Moen faucet fixtures Cultured marble vanity tops Gas water heater Upgraded standard carpet Upgraded natural oak bath cabinets Exterior brick trim/landscape plantings Roman ceramic shower Garage door opener w/2 remotes TOTAL Requested Price $183,444 $11,000 $20,000 $3,500 $3,000 $1,500 $200 $5,000 $3,000 $200 $700 $400 $3,000 $1,500 $500 $300 $300 $200 $150 $1,000 $700 $10,000 $1,500 $750 $255,344 Approved Price Comments
$183,444 $0 Unit is the minimum size for 3 bedroom, 2 bath $5,000 $3,000 $3,000 $1,500 $150 $0 $2,500 $200 $500 $300 $1,000 $0 Oak is standard $0 $0 $0 $0 $150 30 gallon gas water heater is standard $500 $0 Oak is standard $2,000 $500 $300 $204,044

Trevor Peterson <abuian@gmail.com> To: Thomas Carbo <TCarbo@howardcountymd.gov> Cc: CJulien@howardcountymd.gov, LPhillips@howardcountymd.gov Dear Mr. Carbo, Thank you for providing the detailed breakdown of the 3BR MIHU unit sale prices listed in the Sept 2007 drawing. If I may make a general recommendation at this point, I think it would be helpful for buyers to have this kind of information in-hand, certainly before they enter contract negotiations with the builders, probably before they submit their names for the drawing. When you sit down with a builder to work out the specifications on a house, you normally know what's included in the listed price and what's extra. Any prior discussion that has gone into a fixed price should be on the table. I have some more specific follow-up questions and comments about some of the line items in the spreadsheets, particularly the one for Elkridge Crossing: 1) I notice that the base price for the Shipley's units reflects the price set in the first part of 2007, while the base price for Elkridge Crossing reflects the new price issued in July. It seems odd to me that units offered in the same drawing would be priced according to different standards--even more so that the units to be delivered later would reflect the older base price. This difference in itself probably had some influence on the uneven distribution of applicants entered in the drawings; it also creates an appearance of unfairness when the prices vary so widely (especially with an inverse relationship to the open market pricing of the two developments). 2) While I appreciate the fact that several of the markups requested by the builder were rejected or adjusted, and I would not say that $5000 is an unfair addition for a garage when one is not required, I cannot help but notice that the comparable absence of a basement was not offset. A basement is clearly included in the minimum room requirements for a townhouse, and in the document "July 1, 2007 December 31, 2007 MIHU Program Price Schedule" (http://www.howardcountymd.gov/dh/dhdocs/mihu_price_schedule_070107_rev2.pdf), the absence of a basement is explicitly listed as a reason to adjust the price of a MIHU townhouse unit. This seems to me like a rather significant oversight, especially in a breakdown that includes $150 for an ice maker. 3) Although the "Schedule" does allow for a price markup to cover included washer and dryer, it says nothing about a laundry room. Simply having the space merely factors into the total square footage of the unit. Providing it with appropriate hookups for a washer and dryer is part of the minimum standard, so as far as I can tell, the only extra here is the appliances themselves. As a point of comparison, Sears does not list any stacked washer/dryer for more than $1200; most of them are $1000 or less. Is $1500 meant to include other aspects of the laundry room itself, or is something else built into the cost (maybe delivery or installation)? 4) I'm sure $2500 is a good price for a 40 sq. ft. deck, but some of these items need to be put into perspective. The MIHU program excludes single people from drawings on units larger than 2BR, presumably to reserve larger units for larger families. It doesn't seem out of place, then, to point out that this deck will be minimally useful to most families that need three bedrooms. In the 2BR w/family room layout, it makes sense that the deck attaches to the family room; in the 3BR layout, it attaches to one of the smaller bedrooms, which would often be a child's room. This may still be a better arrangement than having a child's room next to the garage, as in Shipley's, but it Thu, Nov 8, 2007 at 1:56 PM
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still means that the deck will mostly go unused. Much more useful would be a back yard with a fence, as specified in the "Schedule": "Townhouses must have an eight foot privacy fence on each side of rear yard." Not only is there no fence provided for this townhouse, there is no yard for it to go around. We're paying extra for a deck that we likely can't use but getting nothing back for a fenced yard that we definitely won't have. Considering that it is the essence of this program to allow developers to build for higher density, it seems to me that requirements like fenced back yards should be carefully accounted for. 5) The sales rep for Ryan Homes says the foyer is vinyl, not hardwood. The $300 markup for hardwood seems to be a mistake. Can we either get hardwood, since we're paying for it, or can we have the price reduced? 6) Both the literature that we got from Ryan Homes and the verbal confirmation I got from the sales rep indicate that the water heater is a 50-gal. electric. The standard of 30-gal. gas cited on the spreadsheet appears to be wrong, as the "Schedule" says: "Minimum 40 gallon electric or 30 gallon gas water heater for all one and two bedroom units. All others, must have a minimum 50 gallon electric or 40 gallon gas water heater." Since this is a 3BR unit, it would have to be 40 gal. if it were gas. But it's not gas--it's a 50-gal. electric heater, so I don't see any reason that we should pay an extra $150. Is there a way to adjust the price accordingly? 7) Again, I appreciate that the asking price of $10,000 for exterior plantings with trim was reduced to $2000. I'm wondering, though, why they should cost extra at all. The "Schedule" specifies: "Each unit must have a minimum of one shade tree and eight shrubs or an equivalent planting selection." Considering that we share the vegetation with the unit above us, and condo fees cover the groundskeeping, what about it merits an extra $2000? If anything, shouldn't we get a price break if there aren't at least two trees in the front yard (one for each unit)? At this point, there is no guarantee that we'll get at least one. In general, I worry a bit that the standards are being applied inconsistently. It would appear that Elkridge Crossing asked for everything they possibly could, while Shipley's asked for very little. "Ask and you shall receive," I suppose, but for a managed program it seems like things should be applied a bit more evenly. One development was based on an outdated price structure and marked up for only one feature. The other was marked up for everything possible, probably because they thought to ask for it. Another aspect that bothers me: "The Moderate Income Housing Units must be of a design and construction to ensure that the exterior features are architecturally compatible with vicinal market rate units. The units should be interspersed with the market rate units." It seems like Shipley's is at least stretching this standard, where the units provided--a 2BR w/den converted into a 3BR so that one of the kids' rooms is on the bottom floor next to the garage--don't even show up for sale on the open market. Is that what it takes to sell a unit for something close to the base price? Elkridge Crossing, conversely, is OK on the rule about compatible construction, but charging everything they possibly can for it (including at least some that they shouldn't). It seems to me like the County should be setting the pace here. Maybe a checklist of possible markups could be put together so it doesn't just depend on the resourcefulness of the builder to think of more extra features than anyone else. A similar checklist to make sure all the minimum requirements are accounted for
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would also be useful. If it should have a basement or a back yard, someone should address that up front. It shouldn't be allowed to slip through the cracks in negotiation. Personally, I think the MIHU program stands to become a very useful one for Howard County; it may just need a little tweaking to work out some of the bugs in these early stages. I'm sure I'm missing information here; I would appreciate any clarification you can provide. Sincerely, Trevor Peterson -------------------[Quoted text hidden]
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MODERATE INCOME HOUSING UNIT PROGRAM PRICE & RENT SUMMARY July 1 through December 31, 2007
House Prices: Unit Type One Bedroom Apartments Proffered Two Bedrooms Apartments Back to Back Townhouse Semi-Detached & Townhouse Single Family Detached Proffered Units Three Bedrooms Apartments Back to Back Townhouse Semi-Detached & Townhouse Single Family Detached Proffered Units Four Bedrooms Semi-Detached & Townhouse Single Family Detached Proffered Units House Price Maximum Rents: Unit Size One Bedroom Maximum Rent
$ $
92,439 129,415
Two Bedroom Three Bedroom Four Bedroom
$1,026 $1,231 $1,422 $1,587
$ $ $ $ $
110,927 158,750 158,750 170,216 170,962
$ $ $ $ $
128,182 183,444 183,444 196,694 197,556
$ $ $
204,611 219,389 219,389
MODERATE INCOME HOUSING UNIT PROGRAM BASE SALES PRICES July 1 through December 31, 2007
Howard County Median Income (Family of Four): Median Income Adjusted by Bedroom Size:* Bedrooms 1 2 3 4 Adjustment Factor 75% 90% 104% 116% $ 91,184
Adjusted Income $ 68,388 $ 82,066 $ 94,831 $ 105,773
*Assumes 1.5 persons per bedroom; Adjustment up of 8% per person & down of 10% per person. Moderate Income Affordability: Income at Which Unit Must Be Affordable
Unit Type One Bedroom Apartments Proffered Two Bedrooms Apartments Back to Back Townhouse Semi-Detached & Townhouse Single Family Detached Proffered Units Three Bedrooms Apartments Back to Back Townhouse Semi-Detached & Townhouse Single Family Detached Proffered Units Four Bedrooms Semi-Detached & Townhouse Single Family Detached Proffered Units *Derived from Section 13.403(a)(6).
Persons/ Household
Adjusted Income
Affordabilty Percentage*
1.5 1.5
$ $
68,388 68,388
50% 70%
$ $
34,194 47,872
3.0 3.0 3.0 3.0 3.0
$ $ $ $ $
82,066 82,066 82,066 82,066 82,066
50% 65% 65% 70% 70%
$ $ $ $ $
41,033 53,343 53,343 57,446 57,446
4.5 4.5 4.5 4.5 4.5
$ $ $ $ $
94,831 94,831 94,831 94,831 94,831
50% 65% 65% 70% 70%
$ $ $ $ $
47,416 61,640 61,640 66,382 66,382
6.0 6.0 6.00
$ $ $
105,773 105,773 105,773
65% 70% 70%
$ $ $
68,753 74,041 74,041
Sale Price Factors: FHA 30 Year Interest Rate Real Estate Taxes County Tax Rate Metropolitan District Ad Valorem Water and Sewer Ad Valorem State Tax Rate Trash Collection Fee / FHA Limit Property Insurance FHA Mortgage Limit Land Value (25%) Improvements (75%) Average Bid Price Bid 1 Bid 2 Bid 3 Average Association Fees 6.74% 1.39% 0.010140 0.001355 0.000800 0.001120 0.000482 0.27% $ 362,790 90,697.50 272,092.50
175
867.00 960.00 1,154.00 993.67 condominium townhouse single family $ $ $ 3,000 984 1,080 0.83% 0.27% 0.30% 0.00% condominium townhouse single family 2.49% 1.93% 1.96%
Mortgage Insurance Taxes + Insurance + Association Fees + Mortgage Insurance
Calculation of Sales Prices:
Unit Type One Bedroom Apartments Proffered Two Bedrooms Apartments Back to Back Townhouse Semi-Detached & Townhouse Single Family Detached Proffered Units Three Bedrooms Apartments Back to Back Townhouse Semi-Detached & Townhouse Single Family Detached Proffered Units Four Bedrooms Semi-Detached & Townhouse Single Family Detached Proffered Units *Property value estimated at 3.5 times income
Income
28%(PITI)
T&I&AF&MI*
P&I
Loan Amount House Price
$ $
34,194 47,872
$ $
9,574 13,404
$ $
2,981 4,172.93
$ $
6,594 9,231
$ $
89,666 125,532
$ $
92,439 129,415
$ $ $ $ $
41,033 53,343 53,343 57,446 57,446
$ $ $ $ $
11,489 14,936 14,936 16,085 16,085
$ $ $ $ $
3,576.80 3,612.36 3,612.36 3,943.44 3,890.24
$ $ $ $ $
7,912 11,324 11,324 12,141 12,195
$ $ $ $ $
107,599 153,987 153,987 165,109 165,833
$ $ $ $ $
110,927 158,750 158,750 170,216 170,962
$ $ $ $ $
47,416 61,640 61,640 66,382 66,382
$ $ $ $ $
13,276 17,259 17,259 18,587 18,587
$ $ $ $ $
4,133.19 4,174.29 4,174.29 4,556.87 4,495.39
$ $ $ $ $
9,143 13,085 13,085 14,030 14,092
$ $ $ $ $
124,337 177,941 177,941 190,793 191,629
$ $ $ $ $
128,182 183,444 183,444 196,694 197,556
$ $ $
68,753 74,041 74,041
$ $ $
19,251 20,732 20,732
$ $ $
4,655.94 5,082.66 5,082.66
$ $ $
14,595 15,649 15,649
$ $ $
198,473 212,807 212,807
$ $ $
204,611 219,389 219,389
MINIMUM SPECIFICATIONS FOR MODERATE INCOME HOUSING UNITS

General All housing units must be constructed of materials comparable in grade and standards to the overall subdivision. All work must be performed in a professional and workmanlike manner, equal to the standards of the trade. All work shall satisfy Howard County building codes, ordinances and legal requirements. Exterior Design The Moderate Income Housing Units must be of a design and construction to ensure that the exterior features are architecturally compatible with vicinal market rate units. The units should be interspersed with the market rate units. Type of Unit and Bedroom Size The types of units and bedroom sizes designated as Moderate Income Housing Units, to the extent practical, will be proportional to the distribution unit types and bedroom sizes of the overall subdivision. Townhouse units may be substituted for single family detached units. Units will meet or exceed the minimum square footage and room requirements. Hot Water Heaters Minimum 40 gallon electric or 30 gallon gas water heater for all one and two bedroom units. All others, must have a minimum 50 gallon electric or 40 gallon gas water heater. Heating, Ventilation and Air Conditioning (HVAC) Central HVAC systems must be installed in all units with the exception of apartments, which may have thru-the-wall HVAC systems. Appliances All appliances must meet or exceed General Electric "builders" grade specifications. The following minimum appliances and related installations are required: 1. 16 cubic feet frost free refrigerators. 2. 30 inch electric porcelain enameled range and oven with clock/timer and range hood. 3. Dishwasher. 4. Complete electrical and plumbing connections and a dryer exhaust vent for a clothes washer and dryer. The following optional items may be added to the sale price and may be included in the mortgage: 1. Washer and dryer. 2. Microwave Oven 3. Upgraded refrigerator and range. 4. Upgraded kitchen cabinets and bathroom vanities. 5. Upgraded carpet and padding. 6. Upgraded resilient flooring. 7. Gas water heating and gas range. Flooring All carpeting must meet minimum FHA specifications and all resilient flooring must be "builder" grade. Landscaping Each unit must have a minimum of one shade tree and eight shrubs or an equivalent planting selection. Townhouses must have an eight foot privacy fence on each side of rear yard. Miscellaneous Each unit must have a linen closet or storage shelf system within each clothes closet. Each bath must have a vanity. Each Unit must have an Extended Home Owner Warranty
MODERATE INCOME HOUSING UNITS STANDARDS
Unit Type
Apartment
Room Requirements
1 Bedrooms, 1 Bath 2 Bedrooms, 1-1/2 Baths 3 Bedrooms, 1-1/2 Baths
Minimum Square Footage 750 950 1,100
Back to Back Townhouse
2 Bedrooms, 1-1/2 Baths 3 Bedrooms, 2 Baths
1,400 1,540
Townhouse
2 Bedrooms, 1-1/2 Baths, Basement 3 Bedrooms, 2 Baths, Basement 4 Bedrooms, 2 Baths, Basement
1,500 1,640 1,780
Semi-Detached
2 Bedrooms, 1-1/2 Baths, Basement 3 Bedrooms, 2 Baths, Basement 4 Bedrooms, 2 Baths, Basement
1,500 1,640 1,780
Single Family Detached
3 Bedrooms, 2 Baths, Basement 4 Bedrooms, 2 Baths, Basement
1,680 1,820
Proffered
3 Bedrooms, 2 Baths, Basement
1,640
Moderate Income Housing Unit Program Maximum Rent Schedule July 1 through December 31, 2007
Median Income (family of four)
$ 91,184
Maximum Rents
Median Income Adjusted Unit Size Occupancy Base * for Bedroom Size Adj. %** Amount Annual Maximum Monthly Rent ***
60% of Median
Rent @
30%
One Bedroom Two Bedroom Three Bedroom Four Bedroom

* ** ***
1.5 3.0 4.5 6.0
75% 90% 104% 116%
$ 68,388 $ 82,066 $ 94,831 $ 105,773
$ $ $ $
41,033 49,239 56,899 63,464
$ $ $ $
12,310 14,772 17,070 19,039
1,026 1,231 1,422 1,587
Assumes average of one and one-half persons per bedroom Adjustment up of 8% per person, down of 10% per person Howard County utility allowances must be deducted from this amount
Eligibility Income Limits (60% of Median) Family Size One Person Two Persons Three Persons Four Persons Five Persons Six Persons Seven Persons Eight Persons Amount $ $ $ $ $ $ $ $ 38,297 43,768 49,239 54,710 59,087 63,464 67,841 72,218
HOWARD COUNTY CODE

Sec. 13.403. Prices for moderate income housing units offered for sale; rates for rental units. (a) Initial Prices for Moderate Income Housing Units Offered for Sale. The initial sale price for a moderate income housing unit shall be determined by the commission in accordance with this subsection. (1) Twice a year, the commission shall establish the initial sale price for each type of moderate income housing unit offered for sale. (2) Before establishing the initial sale price under this subsection, the commission shall publish notice of the real property tax, insurance, and interest rate factors it proposes to use in establishing the initial sales price in 2 newspapers of general circulation in the county. (3) Before establishing the initial sale price for moderate income housing units located in planned senior communities and age-restricted adult housing developments, the commission shall consult with the office on aging. (4) The department shall provide to the commission information concerning current real property tax and insurance rates. (5) The initial sale prices for moderate income housing units shall be based upon: (i) A base size unit of the following types:
Type Single-family detached Semi-detached (duplex) Townhouse Back-to-back townhouse Apartments Minimum (Sq. Ft.) 1,680 1,500 1,500 1,400 750
Factors established annually by the commission for: a. Real property taxes; b. Insurance rates; and c. Interest rates on FHA 30-year mortgages; and (iii) A written statement from the developer indicating the amount of the homeowners association or condominium fees that will apply to the units. (6) The department shall provide to the commission the price at which an eligible purchaser with a household income equal to the following percentages of median income, adjusted by family size appropriate to the size and number of bedrooms in the dwelling unit, can afford to purchase a dwelling unit: (i) 70% for proffered units and single family homes; (ii) 65% for semi-detached townhomes; and (iii) 50% for apartments (condominiums). (7) For the purposes of this subsection: (i) A purchaser can afford to purchase a dwelling unit if the purchaser's monthly income would qualify the purchaser to obtain a 30-year fixed rate mortgage at the prevailing interest rate in an amount sufficient to pay 97% of the purchase price of the unit; (ii) A purchaser's monthly income qualifies for a mortgage if the monthly payment required to pay (1) the monthly principal and interest of the mortgage loan, plus (2) the monthly payment of taxes and insurance on the property, calculated in accordance with the factors established by the department under subsection (a) of this section, plus (3) the monthly payment of homeowners or condominium association fees, does not exceed 28% of the purchaser's monthly income; and (iii) The prevailing interest rate is the prevailing mortgage interest rate for FHA-insured 30-year fixed-rate mortgages in the Baltimore metropolitan area, as published periodically by the federal national mortgage association or other comparable publication as determined by the department. (8) The department shall determine the prevailing interest rate as of December 15 and June 15 of each year. (9) As determined by the department, an adjustment in the sales price of a moderate income housing unit may be made for: (i) Single-family detached units, semi-detached units, and townhouse units without basements; (ii) End units within a townhouse arrangement; (iii) Additional bathrooms or powder rooms; (iv) Finished basements; and (v) Upgrades in design or amenities to ensure architectural compatibility with the development's market rate units.
(ii)
(b) Rates for Rental Units . (1) The department shall establish maximum rates for rental units, by bedroom size, that are equal to 30% of the monthly income of a household whose annual income does not exceed 60% of the median income. (2) The maximum rental rates shall include an allowance for utilities paid by the tenant. The allowance shall be calculated by the department based upon the average utility costs prevailing for similar sized units in Howard County. If required by the lease, all utility costs, including those in excess of the allowance, shall be paid by the tenant.
For-sale Units - Eligibility Income Limits (80% of Median) Family Size One Person Two Persons Three Persons Four Persons Five Persons Six Persons Seven Persons Eight Persons Amount $ $ $ $ $ $ $ $ 51,063 58,358 65,652 72,947 78,783 84,619 90,455 96,290
Moderate Income Housing Unit Sale Price Factors
Median Income The Howard County Median Income as periodically determined by the U.S. Census Bureau.
FHA 30 Year Interest Rate The Interest Rate Factor is the average of the FHA 30 year interest rates with zero points listed in the Baltimore Sun Papers Real Estate Section on or about June 15 and December 15 rounded up to the next eighth of a point.
Real Estate Taxes The Real Estate Factor is the total of the assessed rates for the County and State Property Taxes, the Metropolitan Fire District, the Water and Sewer, Ad Valorem, and the Trash Collection Fee.
Property Insurance The Property Insurance Factor is an average percentage of three bids for a basic homeowner insurance policy covering property and liability for a newly constructed Howard County wood framed townhouse located within a 1/10 of a mile radius from a fire hydrant based on improvement costs equal to 75% of the FHA Mortgage Limit for
Association Fees The Association Fees are the average homeowner or condominium fees for residential properties constructed in Howard County within the last 10 years.
Tax Rates July 1, 2007 - June 30, 2008 Real property assessed at 100% of market value; rates based upon $100 assessment: County: $1.014 State: $0.112 Fire: Metropolitan District: $0.1355 Water & Sewer Ad Valorem: $0.08 Trash Fee: $175/household/year

Trevor Peterson <abuian@gmail.com> To: Thomas Carbo <TCarbo@howardcountymd.gov> Cc: CJulien@howardcountymd.gov, LPhillips@howardcountymd.gov It's been more than two weeks without a reply since I sent this e-mail. Can someone please update me on what, if anything, is being done with it? thanks, Trevor
Mon, Nov 26, 2007 at 1:08 PM
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8/22/2008 3:33 PM

Thomas Carbo <TCarbo@howardcountymd.gov> To: Trevor Peterson <abuian@gmail.com> Cc: Christopher Julien <CJulien@howardcountymd.gov>, Linda Phillips <LPhillips@howardcountymd.gov> Mr. Peterson, Your previous e-mail contained many useful comments and suggestions regarding the MIHU program. Unfortunately, we simply have not had the time to give you a point by point response. Please rest assured that we are and will consider your comments as we work to improve the program. Thank you for your interest. >>> "Trevor Peterson" <abuian@gmail.com> 11/26/2007 12:08:53 PM >>>
Mon, Nov 26, 2007 at 6:38 PM
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8/22/2008 3:35 PM

Trevor Peterson <abuian@gmail.com> To: Thomas Carbo <TCarbo@howardcountymd.gov> Cc: Christopher Julien <CJulien@howardcountymd.gov>, Linda Phillips <LPhillips@howardcountymd.gov> Thank you. I would point out that at least a few of the comments concern matters that should be addressed specifically with the Elkridge units before they are completed. (For instance, if the pricing includes a markup for hardwood floors in the foyer, something should be done about this before they build it with vinyl.) Also, given the various issues raised, it would be helpful if we could have something in writing that explains how the various markups will be applied if and when we re-sell the unit. Trevor Peterson
Mon, Nov 26, 2007 at 8:53 PM
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8/22/2008 3:36 PM
Gmail - signing new addendum
signing new addendum

Trevor Peterson <abuian@gmail.com> To: AHEWAT@nvrinc.com Sorry--I meant to attach the breakdown we got from the county. Here it is. Trevor On Dec 17, 2007 8:30 AM, Trevor Peterson <abuian@gmail.com> wrote: > Adam, > > I was on leave Friday and didn't get your message until this morning. > It's probably just as well, since some unexpected things came up, and > our weekend ended up being pretty full. > > I wonder, since we have to sign something new anyway, if I could bring > up a couple of things for consideration. The county sent us the > breakdown for how the price was determined on these units, and I > noticed some apparent discrepancies: > > 1) $150 markup for a gas water heater. You told us that the water > heater is electric. I'm fine with an electric water heater, but it > doesn't seem like we should have to pay a markup for something we're > not getting. > > 2) $300 markup for a hardwood foyer. You told us that the standard > foyer is vinyl. It seems like either we should get a hardwood foyer > included (since we're paying for one) or the markup should be taken > off. > > If we're going to have to sign another addendum anyway, it's probably > easier to settle these issues first and take care of everything all at > once. > > thanks, > Trevor >
Mon, Dec 17, 2007 at 9:31 AM
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8/22/2008 3:48 PM

Trevor Peterson <abuian@gmail.com> To: Thomas Carbo <TCarbo@howardcountymd.gov> Cc: Christopher Julien <CJulien@howardcountymd.gov>, Linda Phillips <LPhillips@howardcountymd.gov> I never got a response to this message either. Since then, I asked the Ryan sales rep about some of the specs that didn't seem to match between the spreadsheet you sent and what he had told us we would be getting. Apparently Ryan Homes then checked with you folks and came back saying that the spreadsheet must be wrong, because the specs they quoted to us are correct. Assuming that information really did come from you, we're kind of back to square one on this whole inquiry. Is the spreadsheet you sent actually wrong? If so, it would be nice to see the corrected sheet that explains the price breakdown for the 3BR Elkridge Crossing units as they're actually being provided. For instance, how does one get to the sale price of $204,044 without the $300 markup for a hardwood foyer (apparently not included) or the $150 for some kind of upgraded water heater (nothing remarkable about the one we're getting)? On the spreadsheet you sent, these factors contributed to the final selling price; if they aren't really included, the price as it stands has to come from somewhere else. I want to stress the import of clear and accurate information here. When it comes time to re-sell the unit through the program, potentially decades from now, we're going to have to negotiate an appropriate selling price in that future market. If the price we're paying now is based on markups that don't even reflect real features of the unit, we're going to have quite a bit of difficulty justifying similar markups at that time. Who knows who will be running the program by then, but I need to be able to show them a verified list that says, here's how the original price was derived--I had to pay $150 for the ice-maker in the refrigerator, so the next owner should pay for it as well. Otherwise, there could be any number of changes to the unit between now and then, and all I'd have to go by is an original selling price with no explanation. If they wanted to name an arbitrary price for my unit, based simply on the size and the age, I wouldn't have much basis on which to contest it. I suppose I could go back and show them what the base price was (which right now is confirmed only by this e-mail discussion and the same apparently faulty spreadsheet you sent me) and what the overall percentage markup was to get this selling price, but there's no guarantee that the extra features involved will be valued in similar proportions then as now. Without a breakdown, even such a flat-rate markup could be contested. The bottom line is, I need to know in specific terms before we buy this unit how the resale price will be calculated. I realize you can't tell me what the market will be doing in the future or what base rates the county will be setting by that point. But so far, all I know is that the county will set new base rates every six months and that, whatever base rate was used, the price on this unit was marked up in some fashion. - I need to know definitively what base rate was used to determine the price on this unit. - I need a written explanation of how the future base rate will be adjusted (including to account for the age of the unit) to come up with the future selling price. - Ideally, I should have a clear and accurate written list of the markups that were applied to get the selling price. These markups should correspond to what I'm actually buying, which so far they do not. - If such a list is not available, the explanation of how the future base rate will be adjusted cannot depend on the specific breakdown of the markups. (It would have to be a flat percentage markup as far as those features are concerned, plus whatever method is used to account for the age of the unit.) Tue, Jan 29, 2008 at 2:50 PM
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8/22/2008 3:37 PM
I don't think these are unreasonable requirements. If I were buying a house on the open market, I would know (to the extent possible) what I'm paying for and how much it's costing me. I would not know much in advance about the re-sale price, but I would have the freedom to set the price myself, and its viability would depend on market conditions. Since in this case I will have to re-sell through the program, it's only fair that I should know up front what that will entail. I know the price I'm paying, and I know what I'm getting for that price. But I don't know how the price relates to the base set by the county, nor do I know much of anything about how the future re-sale price will relate to the future base set by the county. If you can't provide general standards by which these determinations will be made on all units in the program, the only alternative is to provide specific standards by which these determinations will be made on this particular unit. Otherwise, there's no reason someone in the county program years from now couldn't price the unit at the future base, depreciated for age, with no markups, or worse yet, marked down for things like the absence of a back yard or basement, and I would not be compensated in any way for the extra money I'm spending now. I would appreciate a timely response on this matter. You may reach me at --------------------------------------------- . I'm also happy to continue communicating by e-mail (if responses are sufficiently prompt), or to meet in person if that works better for you. thanks, Trevor Peterson
2 of 2
8/22/2008 3:37 PM

Thomas Carbo <TCarbo@howardcountymd.gov> Tue, Jan 29, 2008 at 8:59 PM To: abuian@gmail.com Cc: Christopher Julien <CJulien@howardcountymd.gov>, Linda Phillips <LPhillips@howardcountymd.gov>, Stacy Spann <sspann@howardcountymd.gov> Mr. Peterson, Please provide me with a list of the items that were on our price worksheet which you are not receiving from Ryan. Thank you. Thomas P. Carbo Deputy Director Howard County Housing 410-313-6348 -----Original Message----From: "Trevor Peterson" <abuian@gmail.com> Cc: Julien, Christopher <CJulien@howardcountymd.gov> Cc: Phillips, Linda <LPhillips@howardcountymd.gov> To: Carbo, Thomas <TCarbo@howardcountymd.gov> Sent: 1/29/2008 1:50:25 PM Subject: Re: follow-up questions from MIHU info meeting 10-11-2007
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8/22/2008 3:41 PM

Trevor Peterson <abuian@gmail.com> Tue, Jan 29, 2008 at 11:45 PM To: Thomas Carbo <TCarbo@howardcountymd.gov> Cc: Christopher Julien <CJulien@howardcountymd.gov>, Linda Phillips <LPhillips@howardcountymd.gov>, Stacy Spann <sspann@howardcountymd.gov> I have noted the two items in red on your worksheet and added comments with what Ryan is providing. As noted in my earlier e-mails below, there are other items where I would personally question the markups; but on these two in particular, there seems to be a direct contradiction between the basis for the markup on the worksheet and what we're actually getting. thanks, Trevor
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8/22/2008 3:42 PM
Elkridge Crossing: Townhomes (Matisse Model)

Item MIHU Minimum Standard (3 bedroom, 2 bath, 1640 sq. ft.) Area Adjustment ($102.27 x 101 sq. ft.) Garage Additional bath 9-foot ceilings Laundry w/washer & dryer Ice maker Custom kitchen 4 x 10 TREX deck Double bowl stainless steel sink 22 cu. ft. refrigerator Hardwood foyer 42 inch cabinets Upgraded natural oak kitchen cabinets Six panel doors Custom lighting Moen faucet fixtures Cultured marble vanity tops Gas water heater Upgraded standard carpet Upgraded natural oak bath cabinets Exterior brick trim/landscape plantings Roman ceramic shower Garage door opener w/2 remotes TOTAL Requested Price $183,444 $11,000 $20,000 $3,500 $3,000 $1,500 $200 $5,000 $3,000 $200 $700 $400 $3,000 $1,500 $500 $300 $300 $200 $150 $1,000 $700 $10,000 $1,500 $750 $255,344 Approved Price Comments
$183,444 $0 Unit is the minimum size for 3 bedroom, 2 bath $5,000 $3,000 $3,000 $1,500 $150 $0 $2,500 $200 $500 $300 $1,000 $0 Oak is standard $0 $0 $0 $0 $150 30 gallon gas water heater is standard $500 $0 Oak is standard $2,000 $500 $300 $204,044

Trevor Peterson <abuian@gmail.com> Mon, Mar 10, 2008 at 8:06 AM To: Thomas Carbo <TCarbo@howardcountymd.gov> Cc: Christopher Julien <CJulien@howardcountymd.gov>, Linda Phillips <LPhillips@howardcountymd.gov>, Stacy Spann <sspann@howardcountymd.gov> It's been almost six weeks since I've heard anything on this. I'm checking in to see if any progress has been made. I noted the discrepancies, as requested below, though you never said what you planned to do with them. Are you working on straightening out these details with Ryan Homes, or is there some other objective? thanks, Trevor
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8/22/2008 3:45 PM

Trevor Peterson <abuian@gmail.com> Wed, Apr 30, 2008 at 7:10 PM To: Thomas Carbo <TCarbo@howardcountymd.gov> Cc: Christopher Julien <CJulien@howardcountymd.gov>, Linda Phillips <LPhillips@howardcountymd.gov>, Stacy Spann <sspann@howardcountymd.gov> Another seven weeks, and still nothing. The sales agent tells me they will start building soon. It would be nice to know what's happening with this beforehand. Trevor
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8/22/2008 3:46 PM

Trevor Peterson <abuian@gmail.com> Thu, Jun 12, 2008 at 10:15 AM To: Thomas Carbo <TCarbo@howardcountymd.gov> Cc: Christopher Julien <CJulien@howardcountymd.gov>, Linda Phillips <LPhillips@howardcountymd.gov>, Stacy Spann <sspann@howardcountymd.gov> Another six weeks, for a total of almost *five months* since anyone has responded to me on this. Construction of the unit is underway, and we will probably have to close the sale in two to three months. This is becoming a very frustrating experience, since it now appears that no one is the least bit interested in addressing these concerns. I have pointed out explicit discrepancies between what was apparently used to calculate the price of the unit and what we are actually getting. I have explained our concern that with such discrepancies, there is serious doubt as to how the pricing will be calculated at some point in the future, should we need to sell the unit back through the program. I honestly don't see why this should be difficult to address. There was apparently some negotiation process with Ryan Homes over what the units would include and how the pricing ought to correspond. At least, I can't fathom what the spreadsheet was meant to reflect if that was not the case. If they are now providing something different, the pricing should be adjusted accordingly. If the pricing stays as-is, the specs should match what they said they would be. If we were buying this home on the open market, we would have been able to verify these elements up-front and could respond to Ryan directly if they weren't following through. As it is, we had to request the price breakdown from you after the fact, and since you worked with Ryan on the price, you are apparently the only ones who can call them on having changed the specs. At this point, I'm not even bothering with the areas I originally noted where it seems like the standards for units in the program were ignored in the negotiation over price. It may mean that we're paying more than we should be for the unit, but at least having the spreadsheet should provide some basis for coming up with an appropriate future price. The pressing issue is what you asked for in your last communication to me--items on the price worksheet that we are not receiving from Ryan Homes. I specified those items, as requested, yet so far it seems nothing has been done. We're not talking about a huge dollar amount ($300 for a vinyl foyer that was supposed to be hardwood and $150 for a water heater that is completely standard for this unit), but the integrity of the price worksheet is very important to us. If we're paying for items that we're not actually getting, the difference is going to come out of our pockets when it's time to re-sell. Not to mention, Ryan has had us come back in at least twice for even smaller pricing adjustments to make sure they were getting exactly what was coming to them; it only seems fair that the process should work both ways. Time is getting short; I would appreciate a prompt reply. Trevor Peterson
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8/22/2008 3:47 PM
Gmail - Follow Up Questions on MIHU
Follow Up Questions on MIHU

Christopher Julien <cjulien@howardcountymd.gov> To: abuian@gmail.com Cc: Stacy Spann <sspann@howardcountymd.gov>, Thomas Carbo <TCarbo@howardcountymd.gov> Mr. Peterson, We are currently working on a resolution with Ryan Homes. We will contact you with an update as soon as we can. Thank you for your patience. Thank you, Christopher Julien Chief, Housing Opportunities Division Howard County Housing 6751 Columbia Gateway Dr., 3rd Floor Columbia, MD 21046 410-313-6343 Office 410-313-6064 Fax cjulien@howardcountymd.gov Howard County Housing www.comehometohowardcounty.org Howard County Government www.howardcountymd.gov Please consider the environment before printing this e-mail DISCLAIMER: This e-mail message and any attachments are intended solely for the use of the individual or entity to which it is addressed and may contain information that is confidential or privileged. If you are not the intended recipient, you are hereby notified that any dissemination, distribution, copying or other use of this message or its attachments is strictly prohibited. If you have received this message in error, please notify the sender immediately and permanently delete this message and any attachments. Wed, Jun 18, 2008 at 8:17 AM
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8/22/2008 4:07 PM

Trevor Peterson <abuian@gmail.com> To: Christopher Julien <cjulien@howardcountymd.gov> Cc: Stacy Spann <sspann@howardcountymd.gov>, Thomas Carbo <TCarbo@howardcountymd.gov> Any word on this yet? Just figured I'd check in, since things are moving along with the construction. I believe drywall should start next week. Trevor
Mon, Jul 7, 2008 at 10:50 AM
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8/22/2008 4:08 PM

Trevor Peterson <abuian@gmail.com> To: Christopher Julien <cjulien@howardcountymd.gov> Just checking in again, to see if anything has happened yet. Trevor
Tue, Jul 22, 2008 at 2:26 PM
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8/22/2008 4:08 PM

Trevor Peterson <abuian@gmail.com> To: Christopher Julien <cjulien@howardcountymd.gov> We're getting pretty close to settlement. Any news on this issue? Trevor
Thu, Aug 7, 2008 at 8:46 AM
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8/22/2008 4:09 PM

Trevor Peterson <abuian@gmail.com> To: Christopher Julien <cjulien@howardcountymd.gov> Something else that I just realized. The price breakdown for these units includes a $2000 markup for "exterior brick trim/landscape plantings." Since the standard requirement is that: "Each unit must have a minimum of one shade tree and eight shrubs or an equivalent planting selection." The only reason I can see for the markup is the brick trim, which on some of the earlier buildings was quite substantial. What I noticed yesterday is that the later buildings, including (from all appearances) the one we will be moving into, have a different landscaping design that does not include the brick trim. I don't know what the reason is for the change--perhaps just a design decision, or perhaps a cost-saving measure to help bring down the market price of the units since they've been harder to sell in the past year or so. The reason seems beside the point, since the bottom line is, the established price for the MIHU units was based on an extra $2000 for some sort of extraordinary landscaping design that no longer seems so extraordinary. I doubt that it will amount to anything more than "one shade tree and eight shrubs," which leaves no basis for an additional charge. Sorry I didn't catch this earlier. At the time I originally looked over the pricing breakdown I'm not sure there would have been any evidence to show that they were not providing what they said. I believe I did raise a general objection to the extra cost for a landscaping design that didn't appear to guarantee us a shade tree, but the units I'd seen so far did in fact have the brickwork, and I had no reason to think ours wouldn't. Until yesterday, I was even assuming that it would; but when we were talking about what the landscaping would probably look like, my wife pointed out that several other of the newer buildings didn't have it. Do you think it would be possible to do anything about this? Trevor
Mon, Aug 11, 2008 at 8:00 AM
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8/22/2008 4:11 PM

Thomas Carbo <TCarbo@howardcountymd.gov> To: Trevor Peterson <abuian@gmail.com> Cc: Christopher Julien <CJulien@howardcountymd.gov>, Linda Phillips <LPhillips@howardcountymd.gov> Wed, Aug 13, 2008 at 5:29 PM
Mr. Peterson, Ryan Homes has informed us that your unit will include a brick trim front. Tom
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8/22/2008 4:11 PM
Gmail - setting up utilities
setting up utilities
Trevor Peterson <abuian@gmail.com> To: "DeLuca, Mike" <mdeluca@nvrinc.com> Another question I have--do you know anything about what the landscaping will look like in front? I notice that, while some of the buildings have pretty substantial brick framing around it, others have something a bit more like a little yard, more open to the sidewalk. It appears that the latter also have trees. Curious what ours will look like. thanks, Trevor
Wed, Aug 13, 2008 at 6:35 PM
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8/22/2008 4:14 PM
Gmail - setting up utilities
setting up utilities
DeLuca, Mike <mdeluca@nvrinc.com> To: Trevor Peterson <abuian@gmail.com> The landscaping will look like the other 2 buildings we just completed in your row on Darby Downs. MD -----Original Message----From: Trevor Peterson [mailto:abuian@gmail.com]
Fri, Aug 15, 2008 at 9:01 AM
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8/22/2008 4:14 PM

Trevor Peterson <abuian@gmail.com> To: Thomas Carbo <TCarbo@howardcountymd.gov> Cc: Christopher Julien <CJulien@howardcountymd.gov>, Linda Phillips <LPhillips@howardcountymd.gov> I'm assuming here that "brick trim" refers to brick structure specifically around the landscaping, as opposed to the simple fact that the building is brick facade. Based on that assumption, I have to question this information. I asked the project manager about the landscaping design for our building, and his response on Aug 15 was: "The landscaping will look like the other 2 buildings we just completed in your row on Darby Downs." I'm attaching two photos to clarify my point here. The photo labeled "earlier" shows one of the buildings completed earlier in the development, with prominent brick trim around the landscaping. The photo labeled "later" shows one of the more recent buildings the project manager mentions. The brick trim is completely absent. We don't particularly care for the brick trim, so on that point it's fine with us if the landscaping will look like the later buildings. But if the pricing of the MIHU units includes a $2000 markup for "exterior brick trim/landscape plantings," I can't see any reason for the markup based on how our building is supposed to look. There is no brick trim on the landscaping, and what is there hardly exceeds the minimum standard of shrubs and trees. Perhaps the original plan was to include the brick trim on all the buildings, but if it's not there now, the $2000 markup seems to lack justification. Trevor
Sat, Aug 16, 2008 at 9:47 PM
2 attachments
earlier.JPG 322K
later.JPG 329K
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8/22/2008 4:12 PM
https://mail.google.com/mail/?ui=2&ik=40bc7bc03d&view=pt&q=julien...

Trevor Peterson <abuian@gmail.com> To: Christopher Julien <CJulien@howardcountymd.gov> Curious where we're at on this. Haven't heard anything in a while. Tue, Sep 30, 2008 at 1:23 PM
On 9/17/08, Trevor Peterson <abuian@gmail.com> wrote: > Any new developments? Apparently nothing was sorted out by the time we > went to settlement, but since it was an option under consideration > before, I would think a refund is still viable. > > Trevor > > On Fri, Aug 22, 2008 at 12:51 PM, Trevor Peterson <abuian@gmail.com> wrote: >> Curious where things are at. We're about a week and a half from >> settlement with a holiday somewhere in there. >> >> thanks, >> Trevor >> >> On Sat, Aug 16, 2008 at 9:47 PM, Trevor Peterson <abuian@gmail.com> wrote: >>> I'm assuming here that "brick trim" refers to brick structure >>> specifically around the landscaping, as opposed to the simple fact >>> that the building is brick facade. Based on that assumption, I have to >>> question this information. I asked the project manager about the >>> landscaping design for our building, and his response on Aug 15 was: >>> >>> "The landscaping will look like the other 2 buildings we just >>> completed in your row on Darby Downs." >>> >>> I'm attaching two photos to clarify my point here. The photo labeled >>> "earlier" shows one of the buildings completed earlier in the >>> development, with prominent brick trim around the landscaping. The >>> photo labeled "later" shows one of the more recent buildings the >>> project manager mentions. The brick trim is completely absent. We >>> don't particularly care for the brick trim, so on that point it's fine >>> with us if the landscaping will look like the later buildings. But if >>> the pricing of the MIHU units includes a $2000 markup for "exterior >>> brick trim/landscape plantings," I can't see any reason for the markup >>> based on how our building is supposed to look. There is no brick trim >>> on the landscaping, and what is there hardly exceeds the minimum >>> standard of shrubs and trees. Perhaps the original plan was to include >>> the brick trim on all the buildings, but if it's not there now, the >>> $2000 markup seems to lack justification. >>> >>> Trevor >>> >>> >>> On Wed, Aug 13, 2008 at 5:29 PM, Thomas Carbo <TCarbo@howardcountymd.gov> >>> wrote:
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11/13/2008 8:22 AM

Chris Julien <cjulien@howardcountymd.gov> To: Trevor Peterson <abuian@gmail.com> Mr. Peterson, Ryan Homes will be refunding your money to you directly in about a week or two. The funds will come from their corporate office and I'll be tracking the process. Thank you, Christopher Julien Chief, Housing Opportunities Division Howard County Housing 6751 Columbia Gateway Dr., 3rd Floor Columbia, MD 21046 410-313-6343 Office 410-313-6064 Fax cjulien@howardcountymd.gov Howard County Housing www.comehometohowardcounty.org Howard County Government www.howardcountymd.gov Please consider the environment before printing this e-mail DISCLAIMER: This e-mail message and any attachments are intended solely for the use of the individual or entity to which it is addressed and may contain information that is confidential or privileged. If you are not the intended recipient, you are hereby notified that any dissemination, distribution, copying or other use of this message or its attachments is strictly prohibited. If you have received this message in error, please notify the sender immediately and permanently delete this message and any attachments.
Thu, Oct 2, 2008 at 2:34 PM
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Trevor Peterson <abuian@gmail.com> To: Chris Julien <cjulien@howardcountymd.gov> I don't think you ever responded to this. I also haven't seen/heard anything from Ryan Homes. Trevor On Thu, Oct 2, 2008 at 7:02 PM, Trevor Peterson <abuian@gmail.com> wrote: > Forgot to ask--how much? What was decided about the landscaping? > > On Thu, Oct 2, 2008 at 3:34 PM, Chris Julien <cjulien@howardcountymd.gov> wrote: >> Mr. Peterson, >> >> Ryan Homes will be refunding your money to you directly in about a week or two. The funds will >> come from their corporate office and I'll be tracking the process. >> >> Thank you, >> >> Christopher Julien >> Chief, Housing Opportunities Division >> Howard County Housing >> 6751 Columbia Gateway Dr., 3rd Floor >> Columbia, MD 21046 >> 410-313-6343 Office >> 410-313-6064 Fax >> cjulien@howardcountymd.gov >> >> Howard County Housing >> www.comehometohowardcounty.org >> >> Howard County Government >> www.howardcountymd.gov >> >> Please consider the environment before printing this e-mail >> >> DISCLAIMER: This e-mail message and any attachments are intended solely for the use of the individual or entity to which it is addressed and may contain information that is confidential or privileged. If you are not the intended recipient, you are hereby notified that any dissemination, distribution, copying or other use of this message or its attachments is strictly prohibited. If you have received this message in error, please notify the sender immediately and permanently delete this message and any attachments. >> >> -----Original Message---->> From: Trevor Peterson [mailto:abuian@gmail.com] >> Sent: Tuesday, September 30, 2008 2:23 PM >> To: Chris Julien >> Subject: Re: Follow Up Questions on MIHU >> >> Curious where we're at on this. Haven't heard anything in a while. >> >> Thu, Oct 23, 2008 at 7:11 AM
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Chris Julien <cjulien@howardcountymd.gov> To: Trevor Peterson <abuian@gmail.com> Trevor, Just wanted to let you know per Ryan Homes your check ($500.00) left their office today for your reimbursement. Call if you have any questions. Thank you, Christopher Julien Chief, Housing Opportunities Division Howard County Housing 6751 Columbia Gateway Dr., 3rd Floor Columbia, MD 21046 410-313-6343 Office 410-313-6064 Fax cjulien@howardcountymd.gov Howard County Housing www.comehometohowardcounty.org Howard County Government www.howardcountymd.gov Please consider the environment before printing this e-mail DISCLAIMER: This e-mail message and any attachments are intended solely for the use of the individual or entity to which it is addressed and may contain information that is confidential or privileged. If you are not the intended recipient, you are hereby notified that any dissemination, distribution, copying or other use of this message or its attachments is strictly prohibited. If you have received this message in error, please notify the sender immediately and permanently delete this message and any attachments. -----Original Message----From: Trevor Peterson [mailto:abuian@gmail.com]
Wed, Oct 29, 2008 at 8:57 AM
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11/13/2008 8:26 AM

Trevor Peterson <abuian@gmail.com> To: Chris Julien <cjulien@howardcountymd.gov> I called and left a message for you, but since I haven't heard anything back, I'll try e-mail. I appreciate everything you've done to get the $500 for the not-so-hardwood foyer and the electric (not gas) water heater. We did get the check a few days after your e-mail. I'm wondering, though, if anything is happening about the landscaping issue that I raised. The details are still included below, but to recap, there was a $2000 markup on the spreadsheet for "exterior brick trim/landscape plantings," which as far as I can tell barely meets the minimum standard of eight shrubs and a tree. Trevor On Wed, Oct 29, 2008 at 8:57 AM, Chris Julien
Thu, Nov 13, 2008 at 8:15 AM
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11/13/2008 8:26 AM

Trevor Peterson <abuian@gmail.com> To: Chris Julien <cjulien@howardcountymd.gov> It's been over a month since I last heard anything from you. Curious what, if anything, is happening with the outstanding issue of the landscaping markup. thanks, Trevor
Thu, Dec 4, 2008 at 7:54 AM
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12/4/2008 7:56 AM
https://mail.google.com/mail/?ui=2&ik=40bc7bc03d&view=pt&search=dr...

Trevor Peterson <abuian@gmail.com> To: Chris Julien <cjulien@howardcountymd.gov> Cc: Thomas Carbo <tcarbo@howardcountymd.gov> I appreciate your finally responding to my questions about the landscaping markup. As I said on the phone, I take issue with your "we're fine with it" assessment. It seems to me that a pretty clear objective of the minimum standards is to ensure that the MIHU units are treated consistently with the rest of the development. If the standards are applied with a view to the whole development, not necessarily to each individual unit, this objective is easily compromised. Now, as it happens, we are getting the landscaping that everyone else in our row of townhouses gets. A significant difference, however, is that they are not paying any particular charge specifically for the landscaping. Furthermore, most of our neighbors were not locked into a contracted price that was set 14 months before they moved in. In the course of those 14 months, the market price dropped substantially. Is it mere coincidence that the newer units have simpler, undoubtedly less expensive landscaping? A builder may decide to cut back some of the included features to offset tougher market conditions--that's between them and their buyers who are now paying lower prices. But for those of us who were locked into a set price--a price defined by an established base and enumerated markups that we as buyers did not even negotiate--those cutbacks mean we're now paying something for nothing. As I brought up originally, I have a major concern about the justification of our resale price, whenever it comes time to resell through the MIHU program. I suppose I will have to keep my fingers crossed that potentially decades from now someone will agree with me when I ask for a 1% markup for a landscaping design that by all appearances meets the minimum standard only. I will have to explain at that point that what I'm really selling is the overall landscaping design of the development--notably, the landscaping that was used the next street over. I also remain concerned about the precedent this sets for the MIHU program. Our commitment to resell through the program gives me a personal stake, but I also think as a taxpayer that it is a good program, and I would like to see it succeed. A major requirement for success is not to let the builders dictate the terms, either by dipping below the minimum standards or by unfairly marking up the price for features that really don't improve the unit. The lack of a backyard or basement seems to me like a total oversight in the process, for which the price should have been adjusted significantly. On the other hand, there were markups claimed (not all of them were approved, for which I think you deserve some credit) that simply did not reflect the reality of the units. You did the right thing, going back to the builder on the foyer and the water heater; I'm disappointed that you've taken the builder's side on the landscaping. Fri, Dec 12, 2008 at 3:05 PM
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https://mail.google.com/mail/?ui=2&ik=40bc7bc03d&view=pt&search=dr...
Maybe it's the higher amount that's in question, or maybe because it's not such an explicit untruth in the original justification (the spreadsheet doesn't actually say what about the landscaping makes it worth $2000 extra). Either way, the case for a refund is not difficult to make. I have no further plans to bother you with this issue, since you've made your determination--just wanted to make clear how I see things and put on record the outcome of this rather extended dialog. I'm still considering whether it would be worth bringing up to my council rep or not. Trevor
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Gmail - issues with the MIHU program
https://mail.google.com/mail/?ui=2&ik=40bc7bc03d&view=pt&q=mih...
Trevor Peterson <abuian@gmail.com> To: cwatson@howardcountymd.gov Dear Mrs. Watson: My family and I have lived in Howard County for the past six years, but we just moved from Columbia to Elkridge in Sept 2008. I am impressed with what I have seen of your activity in the letter we received a few months ago and wanted to bring to your attention an issue that has been on my mind for some time now. We rented for several years and were finally in a position to find more permanent housing in the summer of 2007, when prices were near their peak. Everything that we saw was out of our range, but the Howard County MIHU program seemed like a promising option. We applied and were selected for a unit in Elkridge Crossing in what I believe was the second drawing of the program. At the time, we were rushing to submit the necessary paperwork, and as first-time home buyers we probably did not think of every question that we should have asked up front. Once things settled down, however, and we started thinking through the details more carefully, we came up with some serious questions. Getting answers to those questions proved quite difficult and in some cases impossible. Although we are happy to have settled down long-term in Howard County, we are still concerned about these outstanding issues, in terms of both our own situation within the MIHU program and the future of the program itself. The listed program price of the units in Elkridge Crossing (both the 2BR elevator condos and the 3BR stacked townhouses) was considerably higher than the base price published at the time on the MIHU Web site. We did discover that the base prices had been reset shortly before our drawing, with the result that two different bases applied to units included in the drawing. But more substantially, there were several markups added to the price of the units in Elkridge Crossing for everything from a one-car garage to a built-in ice maker in the refrigerator. In some cases, the markups were for features that were never actually included (for instance, a hardwood foyer); in others, the basis was seriously questionable (for instance, the design of the landscaping). Also, it seemed like there were glaring omissions in the minimum standards that should have been met, none of which had been accounted for. We paid extra for a garage, but there was no compensation for the absence of a basement. We paid extra for the minimal front-yard landscaping, but there was no fenced-in back yard. I presented my concerns to the program administrators, and although construction delays resulted in a wait of a full year before we actually moved into the unit, none of the issues was fully resolved by that point. We did get a modest refund shortly after, for two of the smaller markups that clearly had no basis. On the landscaping issue, which did not come to our attention until we actually saw how the landscaping design had changed on the newer buildings, the county administration went along with the builder. On other concerns like the
Tue, Jan 13, 2009 at 2:50 PM
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failure to meet published minimum standards, no response was ever given. I think the MIHU program is a good one, and I would like to see it succeed. Part of my concern is that things have got off to a bad start, and it may be difficult to overturn the precedents. It seems to me that the builder was allowed to set too many of its own standards, without real accountability to meet either what it said it would provide for the cost specified or the county's own minimum standards. More selfishly, I am still concerned about what will happen if and when we re-sell our unit. According to the terms of the program, we must re-sell through the program (if possible), and the price will be set somehow in accordance with the current base. I would hope that every markup reflected in our purchase price will somehow be reflected in the sale price at that point, but I have no clear guarantee to that effect. If I try to add a markup for the landscaping, for instance, how will I justify it when the design seems to be very much in keeping with the minimum requirement? Will it be enough to show them the spreadsheet that was provided to me? Or what if decades from now the then administrator of the MIHU program takes more seriously the requirement that townhouses should have a basement? Will they want to deduct for that, when no such deduction was made in determining the original price? Since I seem to have received the final word on these issues from the county government, I thought I should bring them to the council's attention. I am attaching a collection of e-mails that should provide the details of my interaction with the county and anyone else in this process. I would be happy to clarify anything else you might want to know about our experience. Thanks in any case for your time. Sincerely, Trevor Peterson
r_MIHUsaga.pdf 331K
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Gmail - MIHU re-sale procedures
Trevor Peterson <abuian@gmail.com> To: Linda Phillips <lphillips@howardcountymd.gov> We are beginning to think about re-selling our MIHU and wanted to find out some specifics about the process: 1) Are used units entered in the drawings on the same cycles as new units? If so, at what point in the cycle would we need to declare our intent to sell? 2) How is pricing determined on used units? Is some kind of inspection/estimate performed, or is it simply based on the original price and adjustments for current rates, age of the unit, etc.? We would need to know the expected pricing to decide whether it's even worth trying to sell. 3) What is the process for listing/selling a used unit? Is there some kind of open-house so potential buyers know what they're putting in for? What happens after the drawing? If the winning buyer can't get financing or some other problem, does it just keep going through alternates until someone buys or all the qualified buyers are eliminated? If you prefer to discuss by phone, you can reach me at thanks, Trevor
Thu, Jul 22, 2010 at 2:50 PM
On Mon, Jan 4, 2010 at 11:08 AM, Linda Phillips <lphillips@howardcountymd.gov> wrote: > Good morning Mr. Peterson, > I apologize for not getting back to you sooner; it's been extremely busy and the county offices were closed last week due to furloughs. Under the MIHU program, the goal is to keep the homes affordable for future buyers. The only consideration made for resale pricing is the addition of a deck and/or if the property had a bump out during the construction (this would increase the square footage and we do give an allowance for anything that adds additional square footage). Any other upgrades made by the homeowner would not be taken into consideration for resale pricing. If you have any other questions, please feel free to contact me. Thank you. > > Linda Phillips > Howard County Housing > 6751 Columbia Gateway Dr. > Columbia, MD 21046 > (410) 313-6328 > (410) 313-6064 (fax) > lphillips@howardcountymd.gov > > > > -----Original Message----> From: Trevor Peterson [mailto:abuian@gmail.com] > Sent: Tuesday, December 22, 2009 7:53 AM
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Gmail - MIHU re-sale procedures
> To: Linda Phillips > Subject: question about MIHU improvements and pricing > > We purchased our MIHU unit in Elkridge Crossing a little over a year > ago. One thing we're wondering is, how is the resale pricing > determined if we make improvements, like adding hardwood floors? It > would be good to know before we do anything significant to the unit. > > thanks, > > Trevor Peterson > > >
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Watson, Courtney <cwatson@howardcountymd.gov> To: Trevor Peterson <abuian@gmail.com> Cc: "Watson, Courtney" <cwatson@howardcountymd.gov> Dear Mr. Peterson,
Fri, Jul 23, 2010 at 3:18 PM
Ms. Watson read your email and asked me to assist you. I'm sorry that you didnt get a response to your original email. We will check in again with the Housing office for comments to your points and get back to you. Thank you for following up with us. Sincerely, Terry Teresa M. Chaconas Special Assistant, Council member Courtney Watson Howard County Council 410/313-3110 tchaconas@howardcountymd.gov

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Carbo, Tom <tcarbo@howardcountymd.gov> Thu, Aug 5, 2010 at 6:33 PM To: "abuian@gmail.com" <abuian@gmail.com> Cc: "LeGendre, Stephen" <slegendre@howardcountymd.gov>, "Chaconas, Terry" <tchaconas@howardcountymd.gov>, "Julien, Chris" <cjulien@howardcountymd.gov>, "Spann, Stacy" <sspann@howardcountymd.gov>, "Cimino, Kelly" <kcimino@howardcountymd.gov> Mr.Peterson, IunderstandthatyouhaverecentlymadeinquiriestoboththeHowardCountyCouncilandthe DepartmentofHousingandCommunityDevelopmentregardingthepotentialresaleofyourMIHU home.Pleaseacceptthisemailinresponsetothoseinquiries.
Q: 1) Are used units entered in the drawings on the same cycles as new units? If so, at what point in the cycle would we need to declare our intent to sell?
A: If you decide to sell your MIHU unit, you simply need to notify the Department of your intent to sell and the date upon which you would like the 120-day Priority Period to begin, which may not be earlier than 15 days after the notice is sent. There is no cycle within which you must decide to sell; once you provide us with a complete notice, the Department will begin the process of marketing the unit to our list of potential homebuyers. We may include the unit in one or more lottery drawings along with other units, or we may decide to hold a separate drawing just for that unit.
2) How is pricing determined on used units? Is some kind of inspection/estimate performed, or is it simply based on the original price and adjustments for current rates, age of the unit, etc.? We would need to know the expected pricing to decide whether it's even worth trying to sell.
A: Pricing on resale units is determined in the same manner as new units that is, based upon an affordability formula that uses the median household income, prevailing interest rates, taxes, insurance, and HOA/condo fees. The same adjustments that were made initially for unit size, # bathrooms, amenities, etc. - are made for the resale price. No appraisal is needed because the price is not based upon market conditions. The Department would inspect the home to determine if the original dimensions and amenities remain and whether the unit is in good and salable condition.
Once the Department has received a notice to sell and inspected the unit, we will determine the sale price. However, if you would like a sale price estimate before deciding whether to sell, we are more than happy to provide you with one upon your request.
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Q: 3) What is the process for listing/selling a used unit? Is there some kind of open-house so potential buyers know what they're putting in for? What happens after the drawing? If the winning buyer can't get financing or some other problem, does it just keep going through alternates until someone buys or all the qualified buyers are eliminated?
A:ThesalesprocessishandledbyDepartmentstaff.Wecontactfamiliesfromourapplicant databasewhobestmatchthetypeofunitandarelikelytobeabletoqualifyforfinancing. Wewouldthenaskthesellertomakethehomeavailableatreasonabletimesforvisitsby potentialbuyers.Thoseapplicantsexpressinganinterestareplacedinalotterydrawing,and onefamilyisselectedtoproceedtonegotiateasalescontract(alternatesarealso selected).Thecontractmustcontainafinancingcontingencyclause.Thesellermustmakea goodfaithefforttoenterintoacontractinatimelymanner.Ifthebuyerfailstoenter intoacontractorfailstoobtainfinancing,theDepartmentmaysubstituteanalternatewithin thePriorityPeriod. Ifthebuyerentersintoacontractbutfailstosettle,theDepartmentmaychoosetoextend thePriorityPeriodforanadditional60daysinordertofindanotherbuyer.Ifthe Departmentexercisesthisonetimeextension,itwillpaytheselleritsreasonableandactual carryingcostsforthatperiod. IftheDepartmentfailstoprovideabuyerwithinthePriorityorextensionperiodsorthe buyerdoesnotsettle,thesellermayputtheunitonthemarketandsellitatmarketprice. Whenthesellersellstheunit,thesellermustpaytheDepartment50%ofthedifference betweenthesalespriceandtheMIHUprice,lessdeductionsforcostsofsaleandcarrying costs. AlloftheseproceduresaredelineatedintheMIHUCovenantwhichshouldhavebeengivenand explainedtoyoubeforeyouboughtyourhome.Ifyoudonothaveacopy,pleasecontactKelly Ciminoatkcimino@howardcountymd.gov.
InyourcorrespondencewiththeCountyCouncil,youexpressedconcernastowhetherthe originalmarkupsforitemssuchaslandscapingwillbeincludedinaresaleprice.Pleasebe assuredthattheoriginalpricingforeachunitiskeptinourfilesandmaintainedinour databaseandwillbeusedtocalculatetheresaleprice. Finally,ifyouvisitourwebsitepageonwww.howardcountymd.govyouwillnotethatthe currentMIHUbasepricefora3bedroom,2bathtownhomeisabout$234,702.Withthe adjustmentsforyourunit,assumingtheyremainintact,itislikelythatyourMIHUpricewould currentlybeinthevicinityof$250,000ormore.Itismyunderstandingthatthecurrent marketpricesforsimilarunitsmaynowbebelowthisfigure.Consequently,ifyouwereto decidetosellyourunitnowandcandemonstratethatthemarketpriceisalreadyaffordable, i.e.,atorbelowtheMIHUprice,wewillagreetoextinguishtheMIHUcovenanttoallowyouto selltheunitontheopenmarket. Ihopethisadequatelyrespondstoallofyourconcerns.Ifitdoesnot,pleasefeelfree tocontactmeoranyofmystaff.Ifyouwouldliketomeettodiscussanyofthesematterin
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moredetail,wewouldbehappytodoso.
Thomas P. Carbo
Thomas P. Carbo Deputy Director Howard County Housing 6751 Columbia Gateway Drive Columbia, Maryland 21046 410.313.6318 (office) 410.313.6348 (direct)
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Trevor Peterson <abuian@gmail.com> Fri, Aug 6, 2010 at 7:53 AM To: "Carbo, Tom" <tcarbo@howardcountymd.gov> Cc: "LeGendre, Stephen" <slegendre@howardcountymd.gov>, "Chaconas, Terry" <tchaconas@howardcountymd.gov>, "Julien, Chris" <cjulien@howardcountymd.gov>, "Spann, Stacy" <sspann@howardcountymd.gov>, "Cimino, Kelly" <kcimino@howardcountymd.gov> Mr. Carbo, Thank you for your detailed response. One thing I wanted to clarify--the communication I sent to the Council was actually a follow-up on a message from a year and a half ago. Although there were some overlapping concerns, there was no direct relationship between the two inquiries. It only happens that when I was looking through past e-mails for contact information regarding the MIHU program I was reminded that I had not yet received a response from Mrs. Watson's office. I apologize for any confusion the timing may have caused; Mr. Julien actually called quite promptly in response to my inquiry, and I was not in any way dissatisfied with the service I was receiving at the time. That said, I appreciate getting information regarding both inquiries together in your message. We have quite a bit to think about. For now, it would be helpful if you could provide a sale price estimate as you offered below. thanks, Trevor
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Trevor Peterson <abuian@gmail.com> To: "Julien, Chris" <cjulien@howardcountymd.gov> Cc: "Carbo, Tom" <tcarbo@howardcountymd.gov> Mr. Julien, In the below correspondence from a year ago, Mr. Carbo offered to provide a sale price estimate on our unit. I don't believe we ever received one, and in any case, I assume it would have changed by now. We have decided to try selling our unit, but at this point we need a better idea of whether that would mean selling through the program, or selling ourselves on the open market. Please provide an estimate and let us know how the determination works about whether the unit will sell through the program or not. The only significant change we have made is to upgrade the washer and dryer. I believe there was a $1500 markup in the original sale price because of the installed builder grade appliances, both of which broke earlier this year. We replaced them with higher quality appliances, but I don't know how that would factor into your pricing, if at all. (Would it matter, for instance, if we took the appliances with us?) One other question I have--if we sell through the program, can we include a contingency that we would need to find another place to buy? Thanks for your help. You can reach me at Trevor Peterson
Tue, Sep 27, 2011 at 7:12 PM
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Gmail - MIHU Re-sale
Julien, Chris <cjulien@howardcountymd.gov> Fri, Sep 30, 2011 at 1:28 PM To: Trevor Peterson <abuian@gmail.com> Cc: "Carbo, Tom" <tcarbo@howardcountymd.gov>, "Cimino, Kelly" <kcimino@howardcountymd.gov>
Good afternoon, Mr. Peterson:
Attached please find the Elkridge Crossing Matisse pricing, the HOA fee adjustment and the Resale of MIHU Policy-Procedures. At this time, the estimated MIHU resale price is $222,039. The MIHU price is not tied to market conditions. It is determined by an affordability calculation based on Howard Countys area median income. If you would like to proceed with resale, please send a request to my attention. If you have any other questions, please let me know.
Thank you,
Christopher Julien Howard County Housing 6751 Columbia Gateway Dr., 3rd Floor Columbia, MD 21046 410-313-6343 Office 410-313-6064 Fax cjulien@howardcountymd.gov
Howard County Housing www.comehometohowardcounty.org
Please consider the environment before printing this e-mail.
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DISCLAIMER: This e-mail message and any attachments are intended solely for the use of the individual or entity to which it is addressed and may contain information that is confidential or privileged. If you are not the intended recipient, you are hereby notified that any dissemination, distribution, copying or other use of this message or its attachments is strictly prohibited. If you have received this message in error, please notify the sender immediately and permanently delete this message and any attachments.
3 attachments Elkridge Crossing Towns - Matisse pricing 9.30.11.xlsx 11K Elkridge Crossing HOA fee adjustment 9.30.11.xlsx 16K Resale of MIHU Policy-Procedures - final (2).pdf 213K
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September 30, 2011
Elkridge Crossing Townhomes (Matisse Model)

3 bedroom; 2.5 baths; 1 car garage; 1,641 square feet
Item MIHU Base - 3 bedroom, 2 bath, 1640 sq. ft. Garage Additional bath Laundry with washer and dryer No basement HOA/condo fee adjustment* Total Adjusted Price:
*see attached calculation based on 7/1/2011 pricing
Approved Price $203,842 $5,000 $3,000 $1,500 ($5,000) $13,697
$222,039
Maximum Permitted Increase (20% of Base Price) Base Price Total Max. Permitted Price: Final Price (lesser of Adjusted and Max. Permitted Price):
$40,768.4 $203,842 $244,610.4
$222,039
MODERATE INCOME HOUSING UNIT PROGRAM Elkridge Crossing Towns - HOA Fee Adjustment July 1 through December 31, 2011
Howard County Median Incom $ 101,940 Adjustment Factor 75% 90% 104% 116% Income at Which Unit Must Be Affordable $ $ 38,228 53,519 Adjusted Income 76,455 91,746 106,018 118,250
Median Income Adjusted by Bedroom Size(a):
Bedrooms 1 2 3 4
$ $ $ $
Moderate Income Affordability: Persons/ Unit Type Household One Bedroom 1.5 Apartments Proffered 1.5 Two Bedrooms Apartments Back to Back Townhouse Semi-Detached & Townhouse Single Family Detached Proffered Units Three Bedrooms Apartments Back to Back Townhouse Semi-Detached & Townhouse Single Family Detached Proffered Units Four Bedrooms Semi-Detached & Townhouse Single Family Detached Proffered Units Sale Price Factors: 30 Year Fixed Mortgage Intere 4.50% Adjusted Income $ $ 76,455 76,455 Affordability Percentage(b) 50% 70%
3.0 3.0 3.0 3.0 3.0
$ $ $ $ $
91,746 91,746 91,746 91,746 91,746
50% 65% 65% 70% 70%
$ $ $ $ $
45,873 59,635 59,635 64,222 64,222
4.5 4.5 4.5 4.5 4.5
$ $ $ $ $
106,018 106,018 106,018 106,018 106,018
50% 65% 65% 70% 70%
$ $ $ $ $
53,009 68,911 68,911 74,212 74,212
6.0 6.0 6.0
$ $ $
118,250 118,250 118,250
65% 70% 70%
$ $ $
76,863 82,775 82,775
Real Estate Taxes 1.42% County Tax Rate Metropolitan District Fire Tax Water and Sewer Ad Valorem State Tax Rate Trash Collection Fee / FHA Limit $ 225 Property Insurance Typical House Price $ Average Insurance Premium 959.00 $ 289.00 Association Fees condominium townhouse single family 1.15% $ $ $
1.014% 0.136% 0.080% 0.112% 0.082% 0.35% 275,000 $300,000 0.10% 2,304 720 636 0.84% 0.26% 0.23%
FHA Mortgage Insurance
Taxes + Insurance + Association Fees+FHA MI
condominium townhouse single family
3.51% 3.18% 3.15%
Calculation of Sales Prices:
Income Elkridge Crossing Towns 3 Bedrooms/2.5 Baths
28%(PITI)
T&I&AF&MI(c)
P&I
Loan Amount
House Price
Townhouses (Matisse Model)
68,911
19,295
8,460 $
10,836
184,441
190,146
Base Price
68,911
19,295
7,679 $
11,616
197,727
203,842
Base price w/actual condo fee Difference(Assoc Fee Adjust) As of June 27, 2011
68,911
19,295
8,460 $
10,836
184,441
$ $
190,146 (13,697)
*Property value estimated at 3.5 times income
Notes: (a) Assumes 1.5 persons per bedroom. (b) Derived from Section 13.403(a)(6). (c) Survey of local FHA mortgage rates conducted 6/1/2011
Trevor Peterson <abuian@gmail.com> Tue, Oct 4, 2011 at 7:59 PM To: "Julien, Chris" <cjulien@howardcountymd.gov>, "Cimino, Kelly" <kcimino@howardcountymd.gov> OK, so to recap what we got out of today's meeting (and make sure I didn't misunderstand anything): If we sell through the program: - you will arrange an inspection, advise any preparations for sale (carpet cleaning, painting), and set a listing price - you will schedule one or two open house events before the drawing (Question: Can we be there at the open house events?) - you will try to sell the unit as soon as possible, but will wait at least until November to get any new applicants from the open period (Question: When is the next regular drawing for new units? Any advice on trying to do ours before or after that?) - the pricing you estimated applies as long as we notify you before December 1; after that you will use the new rates - you will assist with preparing a contract, but we may still want to secure legal advice - there will be no negotiation on the sale price, unless we decide to alter the unit so that one of the cost-determining factors changes - we can require a lender's letter of commitment from the buyer - we can take the current washer and dryer, as long as we either reduce the sale price by $1500 or replace them with something at least comparable to what the new unit had - we can include a contingency in the contract, but if we don't find a house before the end of the 120 days, the period will have to be extended at our expense - our seller costs will entail any necessary modifications to the unit and 0.5% closing costs (+approx. $500 title fees) If the unit doesn't sell through the program, we will have the option to sell on the open market or to keep the unit in the program and try again later. If we sell on the open market, we will deduct a flat 7% before splitting any difference with the program, regardless of our actual seller costs. Does that sound reasonably complete and accurate? Can you provide answers to the two questions? thanks, Trevor
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2/1/2012 9:32 AM
Trevor Peterson <abuian@gmail.com> To: "Julien, Chris" <cjulien@howardcountymd.gov> Cc: "Cimino, Kelly" <kcimino@howardcountymd.gov> OK, we've decided to wait until January to start the process. We were kind of thinking that timeframe anyway, but wanted to make sure we had a better sense of how long the process would actually take. This will avoid showing the house, closing, or moving during the holiday season. Of course, this also means that we'll be going with the next price level, so we'll check back sometime in December to find out what that will be. Thanks for your help. Trevor On Wed, Oct 5, 2011 at 9:03 PM, Julien, Chris
Fri, Oct 14, 2011 at 10:05 AM
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2/1/2012 9:33 AM
Trevor Peterson <abuian@gmail.com> To: "Cimino, Kelly" <kcimino@howardcountymd.gov> Can you provide the new pricing for our unit? thanks, Trevor
Wed, Jan 4, 2012 at 2:10 PM
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2/1/2012 9:34 AM
Trevor Peterson <abuian@gmail.com> Wed, Jan 18, 2012 at 8:03 PM To: "Cimino, Kelly" <kcimino@howardcountymd.gov> Cc: Chris Julien <CJulien@howardcountymd.gov>, Thomas Carbo <tcarbo@howardcountymd.gov> Ms. Cimino, Thank you for your letter with the county's proposed pricing for reselling our MIHU at . I don't need to tell you that the difference in price from our discussion last September came as quite a shock. This reduction of almost $17,000 from what we thought we could sell our house for radically changes all of the planning that we have done since then. We expressed our concerns about the original pricing of the unit on several occasions, starting back when we signed the contract in 2007. After closing, our continuing concern revolved around the question of resale pricing, since we were not confident that all of the original $20,000 in markups made sense. In August 2010, Mr. Carbo assured us in writing that the resale value of our unit would be calculated according to the original markups. We did not push the issue last September, even though it was clear that the price structure was completely different, because it appeared that the sale price was close enough to what we were expecting, without being too high to sell through the program. Now that the picture has changed so dramatically, we are resorting to the agreed-upon standard of pricing the unit according to the original set of markups. I have attached a comparison between the markups used in 2007 and those you are using on new units. As you can see, there are several significant differences--most importantly, the deductions you now take for the absence of a basement ($5000) and to adjust for higher condo fees ($16,719). By starting from the current base price and applying the markups from 2007, we conclude that the resale price should be set at $237,376. The justification for this pricing should be clear from the attached comparison. We are happy to discuss by phone or in person, but we would appreciate a written response as soon as possible. thanks, Trevor Peterson
On Wed, Jan 18, 2012 at 2:32 PM, Cimino, Kelly

MIHUpricing.xlsx 14K
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2/1/2012 9:37 AM
Sep07 Aug10 Sep11 Jan12 proposed
base markup $183,444 $20,600 $234,702 $15,298 $203,842 $18,197 $217,276 $12,219 $217,276 $20,100
total $204,044 $250,000 $222,039 $205,057 $237,376
garage 1/2bath 9'ceilings laundry icemaker deck sink refrigerator foyer cabinets waterheater carpet landscape shower garageopener basement condofee total
Sep07 $5,000 $3,000 $3,000 $1,500 $150 $2,500 $200 $500 $300 $1,000 $150 $500 $2,000 $500 $300
Sep11 $5,000 $3,000 $1,500
Jan12 $5,000 $3,000 $1,500
$20,600
$5,000 $5,000 $13,697 $16,719 $18,197 $12,219
https://mail.google.com/mail/?ui=2&ik=40bc7bc03d&view=pt&search=...
Trevor Peterson <abuian@gmail.com> To: "Cimino, Kelly" <kcimino@howardcountymd.gov> Thank you for providing a response. We still object to the condo fee adjustment, since it was not applied to the original sale price when we bought the unit (and in fact at that time, the condo fees were higher than they are now); but raising the sale price further would not affect the conclusion that you cannot sell the unit through the program, so it doesn't seem worth arguing the point at this time. The letter does not state what options we have at this point. In Mr. Carbo's August 2010 e-mail he said: "With the adjustments for your unit, assuming they remain intact, it is likely that your MIHU price would currently be in the vicinity of $250,000 or more. It is my understanding that the current market prices for similar units may now be below this figure. Consequently, if you were to decide to sell your unit now and can demonstrate that the market price is already affordable, i.e., at or below the MIHU price, we will agree to extinguish the MIHU covenant to allow you to sell the unit on the open market." Would it be accurate to conclude, then, that the same circumstances now apply, and if we still chose to sell our unit at this time our MIHU covenant would be extinguished? Trevor On Thu, Feb 9, 2012 at 6:09 PM, Cimino, Kelly
Thu, Feb 9, 2012 at 6:51 PM
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https://mail.google.com/mail/?ui=2&ik=40bc7bc03d&view=pt&search=...
Cimino, Kelly <kcimino@howardcountymd.gov> To: Trevor Peterson <abuian@gmail.com>
Thu, Feb 9, 2012 at 7:00 PM
Mr. Peterson, The director would provide a written confirmation once you advise of your intention to sell; however, under the current circumstances, your conclusion is accurate. Kelly Cimino MIHU Coordinator Howard County Housing H 410-313-6497 kcimino@howardcountymd.gov
Please consider the environment before printing this email. This email transmission may contain CONFIDENTIAL and PRIVILEGED information. If you are not the intended recipient, please notify the sender by email, do not disseminate and delete immediately.

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2/9/2012 7:24 PM

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Gmail - MIHU Re-sale Procedures

Trevor Peterson <abuian@gmail.com>

MIHU Re-sale Procedures

Gmail - MIHU Re-sale Procedures

On Thu, Aug 5, 2010 at 6:33 PM, Carbo, Tom <tcarbo@howardcountymd.gov> wrote:

Trevor Peterson <abuian@gmail.com>

Wed, Oct 31, 2007 at 10:34 AM

MODERATE INCOME HOUSING UNIT (MIHU) PROGRAM

What types of dwelling units are available for purchase or rent?

What is the purchase price of a MIHU?

If I buy an MIHU, what are my rights and obligations?

Trevor Peterson <abuian@gmail.com>

-----Original Message----From: Trevor Peterson [mailto:abuian@gmail.com]

Trevor Peterson <abuian@gmail.com>

Wed, Oct 31, 2007 at 12:51 PM

Gmail - follow-up questions from MIHU info meeting 10-11-2007

Trevor Peterson <abuian@gmail.com>

follow-up questions from MIHU info meeting 10-11-2007

Gmail - follow-up questions from MIHU info meeting 10-11-2007

Elkridge Crossing - Matisse pricing.xls 16K

Elkridge Crossing: Townhomes (Matisse Model)

Gmail - follow-up questions from MIHU info meeting 10-11-2007

Trevor Peterson <abuian@gmail.com>

follow-up questions from MIHU info meeting 10-11-2007

Gmail - follow-up questions from MIHU info meeting 10-11-2007

Gmail - follow-up questions from MIHU info meeting 10-11-2007

Two Bedroom Three Bedroom Four Bedroom

$1,026 $1,231 $1,422 $1,587

110,927 158,750 158,750 170,216 170,962

128,182 183,444 183,444 196,694 197,556

204,611 219,389 219,389

Adjusted Income $ 68,388 $ 82,066 $ 94,831 $ 105,773

3.0 3.0 3.0 3.0 3.0

82,066 82,066 82,066 82,066 82,066

50% 65% 65% 70% 70%

41,033 53,343 53,343 57,446 57,446

4.5 4.5 4.5 4.5 4.5

94,831 94,831 94,831 94,831 94,831

50% 65% 65% 70% 70%

47,416 61,640 61,640 66,382 66,382

6.0 6.0 6.00

105,773 105,773 105,773

65% 70% 70%

68,753 74,041 74,041

Mortgage Insurance Taxes + Insurance + Association Fees + Mortgage Insurance

Calculation of Sales Prices:

Loan Amount House Price

41,033 53,343 53,343 57,446 57,446

11,489 14,936 14,936 16,085 16,085

3,576.80 3,612.36 3,612.36 3,943.44 3,890.24

7,912 11,324 11,324 12,141 12,195

107,599 153,987 153,987 165,109 165,833

110,927 158,750 158,750 170,216 170,962

47,416 61,640 61,640 66,382 66,382

13,276 17,259 17,259 18,587 18,587

4,133.19 4,174.29 4,174.29 4,556.87 4,495.39

9,143 13,085 13,085 14,030 14,092

124,337 177,941 177,941 190,793 191,629

128,182 183,444 183,444 196,694 197,556

68,753 74,041 74,041

19,251 20,732 20,732

4,655.94 5,082.66 5,082.66

14,595 15,649 15,649