CHAPTER 3

HOUSING

 

3.1       Background

 

This is the third of nine chapters that comprise the City of Park Falls Comprehensive Plan. 

 

Attractive, decent housing is an asset to any community because it brings in families with children and indicates to industries that there is housing for a potential workforce.  Growth in essence is dependent upon the quality of housing stock in the community, including housing for all income levels.  Available housing units either attract and retain businesses or push them away.  This implies the important balance between economic development and housing.             

 

A.  Previous Studies

 

“Wisconsin State Consolidated Housing Plan”

 

The State of Wisconsin formed the 2005-2009 Consolidated Plan to obtain more federal funding opportunities through the United States Department of Housing and Urban Development (HUD).  On average the funds total $50 million dollars a year and are used to improve Wisconsin’s communities, especially housing needs.  The focus is providing options to very low to moderate-income people.  It serves as a prioritized guide that strives to better meet the present housing demands. 

There are six main parts that compose the Consolidated Plan:

 

      Part I:        Coordinating and Managing the Process

      Part II:       Citizen Participation

      Part III:     Housing and Community Development Needs

      Part IV:     Housing and Community Development Priorities

      Part V:      Action Plan—One Year Use of Funds

      Part VI:     Outcome Measurement System

 

Each part focuses on different aspects of the plan and partnerships are formed among numerous Wisconsin departments.  Public opinion was accounted for during roundtable discussion, emails and written mail when the Plan was formed.  Statistics about population figures, elderly and people affected with disabilities were reviewed to project housing needs.  In addition to these needs, community and economic development issues were addressed to find where assistance is needed most.  This collaborative effort has secured federal funds for Wisconsin’s communities and people.   

 

 

 

 

 

B.  Housing Issues

 

AFFORDABILITY

 

In 2000 in Park Falls 16.8% have household incomes less than $15,000 and 42% have household incomes less than $25,000.  According to Housing of Urban Development (HUD), 30% or less is the suggested value to be spent on housing needs.  With an income of $15,000 a year, 30% equates to $4,500.  If this money was used for rent alone, payments would be $375 a month, $22 below the median gross rent for Park Falls.  However, realistically housing needs would not be solely spent on rent but include utilities, updating and emergency finances.  With an income of $25,000, $7,500 or less is suggested for yearly housing costs.  This equates to a maximum of $625 a month used for housing needs—mortgage, heating/cooling, paint, remodeling, windows, doors and all other expenses associated with home owning.  The median value for an owner-occupied home is $61,300 and median mortgage payment is $774, which is $149 above the maximum figure suggested for use when earning $25,000 a year.  In addition, 42% of Park Falls residents are at or below this income level of $25,000.  Also more than 28% of residents spent 30% or more of their income on rent while 17.5% of homeowners spent 30% or more on mortgage.  This demonstrates the requirement for safe, decent housing in Park Falls that accommodates lower-income individuals and families.  Refer to Figures 23 and 24 for percentages of rent and owner costs in Park Falls as a percentage of household income in 1999.  Recall that no more than 30% of income is suggested for use on housing needs.      

        

                Figure 23

 

 

                Figure 24

 

The lack of affordable housing, especially housing that accommodates extremely low income households, is a prevalent issue throughout America.  According to the National Low Income Housing Coalition, a full-time worker in 2008 must earn $17.32, which is more than a dollar per hour increase since December 2006, to afford the national average Fair Market Rent (FRM) of $900 per month.  A two-bedroom unit increased 36% since 2000, a reason one-third of households continue to rent in the United States today.

 

There are large supply and demand gaps in numerous western states such as California and Nevada because of growing populations but “rising housing costs and a historically small stock of rental housing, Florida, the District of Columbia, New York, and New Jersey in the East and Wisconsin and Michigan in the Midwest also face an above average gap between supply and demand” (Pelletiere, 5).  A wage of $13.75 an hour is needed in Wisconsin to afford a two-bedroom unit, which ranks 24^th in the nation.  With a job being defined as working 40 hours a week for 52 weeks at minimum wage, 2.1 jobs are needed in Wisconsin to rent a FMR, two-bedroom unit.        

 

In Park Falls the Housing Authority Annual Report states that “the future for affordable housing for lower income families looks very bleak.” 

 

One solution for the enormous need of affordable, decent and safe housing in Park Falls is the Lincoln School Project.  The proposal is using Lincoln School (right), which has been vacant and unused for several years, as an apartment complex.  This $3-4 million project is expected to be accomplished in 2009 and create 25 construction jobs.  Another solution in the current City of Park Falls housing rehabilitation is the Community Development Block Grant for $650,000.  These funds are available to qualified residents of the City to improve their homes.  There are also a number of federal, state and local programs available to provide affordable housing units.  Refer to letter F in this section, Housing Programs. 

 

Another alternative is a Housing Trust Fund (HTF).  These funds from public revenue sources are established by cities, counties and states, usually by legislation or ordinance, to support affordable housing.  They allow cities to not rely heavily on outside contributions or interest from alternative funds.  There are more than 170 housing trust funds in America.  An advantage to these funds is their flexibility by being able to support a different concern after more affordable housing is made available.          

 

HOUSING AUTHORITY OF THE CITY OF PARK FALLS

 

The Housing Authority of the City of Park Falls was implemented in 1968 and has continued since.  There are currently five commissioners, each serving a five year term.  According to their May 1, 2008 annual report, they have continued services productively but “may fail to properly maintain the goals of our [their] mission statement” if changes do not take place.  Their mission is as follows:

 

Our aim is to ensure SAFE, DECENT, and AFFORDABLE housing within our jurisdiction, and also to encourage and, where possible, create opportunities for residents’ self-sufficiency and economic independence.  We will recognize the residents as our ultimate customer and our purpose for existence and we will promote equal housing opportunities for those protected by law.

 

In order to achieve this mission, we will endeavor to assure fiscal integrity by all program participants.  We will ethically and efficiently manage the assets and limited fiscal resources available to us in a prudent manner consistent with the objectives, goals, and policies of the Public Housing Program.  We will, to the best of our ability, seek problem-solving partnerships between agency staff, residents and local community and government leadership and further we will act as an advocate for reform as condition may require.

 

This mission statement and some local findings throughout this section are from the Housing Authority of the City of Park Falls Annual Report submitted by the Chairperson on May 1, 2008.

 

The Housing Authority for the City of Park Falls has a Tenant Assistance Program to support elderly and disabled citizens with housekeeping, “transportation, shopping, a toenail clinic and a blood pressure clinic monthly.”  One hired matron provides additional physical and domestic assistance for the elderly.  The Housing Authority’s goal is to allow others to live independently for as long as possible; however, resource and financial cutbacks from the state, county and HUD funding are jeopardizing the ongoing efforts of these services.     

Flambeau Heights is maintained and operated by the Housing Authority

 

Even with a struggling housing market, the Housing Authority remains optimistic about providing the best services they can for Park Falls.  Capital funds of $44,537 were granted in September and used for remodeling, flooring, appliances and, to be accomplished, seal coat and crack routing of a parking lot.  They provide elderly and family homes to those in need, although there is always a waiting list, and served twelve additional families last year. 

 

However, from these interactions the Housing Authority sees there is still a “dire need of family housing in this area,” especially ready-to-move-in homes for low-income people.  This past year they have seen an “imploding real estate market and an increasing mortgage crisis,” in addition to increased living costs and sky-rocketing gas prices.  People are falling into mortgage/real estate craters so funds are projected to assist with this bail out instead of providing more affordable housing.  The affordable housing funds have been shrinking while the budget increases.  Utilities increased and the water/sewer/refuse billings for miscellaneous sites were added to their expenses to assist homes for a total 2008 budget of $139,710.      

       

APPEARANCE AND MAINTENANCE      

           

The current low-income housing for elderly and families is very well maintained and attractive in appearance.  This is generally due to federal funding.  There are also noticeable abundances of “mill houses” built side-by-side from early paper and saw mill days.  However, older housing stock is becoming virtually non-saleable because of issues such as lead, asbestos and mold.  Because the Housing Authority housing is well maintained, the market demands the same of the Section 8 and Section 202 and 504 housing managed by private entities.  The problem is that federal funding is decreasing in substantial amounts every year and utility expenses increase.  A solution to this problem is to search for alternative funding sources, although the competition is tight, and maintain an optimistic and persistent attitude.  Agencies need to apply and administer programs (such as the home loan programs) to provide assistance to people.  The Park Falls Housing Authority cannot do this because they are too small of an agency.    

 

ELDERLY/RETIREE AND SUBSIDIZED/SPECIAL-NEEDS HOUSING NEEDS

 

There are currently four facilities in Park Falls serving the elderly/special-needs population:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

                            Marple Manor

                                                                                                     Charles Hill Villa

 

While there are four facilities available in Park Falls, low-income family housing and single person housing are in need.  The general economy is forcing more and more seniors and disabled persons on fixed incomes to seek the services of low-income housing facilities.  The Park Falls Housing Authority receives an average of at least one call per day for families in crisis and in need of more immediate help than placement on a two year waiting list.  Non-elderly, low-income singles need homes also.  The current rental market makes it prohibitive for the single low-income person to afford housing, and many jobs in our area (especially for younger singles) are low-income.  In addition, some younger disabled singles are not served by the current housing availability.  Older, but not yet elderly, singles have problems finding affordable housing. 

 

Price County does offer 23 rental assistance vouchers for the County.  They are managed by NEWCAP in Oconto County.  The HUD voucher program is in crisis and the outlook for more vouchers is slim.  There is much real estate for sales but price are high and the stock is generally old and in need of renovations.  There is also a problem with landlords not wishing to partake in the voucher program because the units would not meet inspection standards.

 

In Wisconsin the Department of Health and Family Services projects people with physical disabilities will increase by 18,932 people in five years, 354,722 in 2005 to 373,654 in 2010.  Individuals with sensory disabilities are projected to grow by 8,477 people in those same five years.  To accommodate these disabilities, housing modifications are needed to allow these people to live independently.       

 

There are various solutions available to assist with the housing needs that are here in Park Falls.  One solution to low-income families and single person dwellings quickly would be a temporary crisis shelter or alternative until more permanent housing can be arranged.  The Low Income Tax Program and other financing programs are available to private developers to assist with renovations.  HUD has numerous programs available, see “Housing Programs” beginning on page 99.    

 

3.2       Inventory and Trends

 

A.  Existing Housing Stock

 

In 2000, Park Falls contained 1,302 total housing units compared to 1,308 units in 1990.  Six housing units were lost.  Price County had a 6.0 percent increase and the State of

Wisconsin a 13 percent increase during the decade.       

 

 

The majority of housing units in Park Falls were built prior to 1950.  There was a slight increase in constructed units in the 1970’s but was followed by decreases in the 1980’s and 1990’s.  Price County and Wisconsin increased during those two decades and have fewer older structures.  There were not as many structures constructed in the 1980’s, and Wisconsin saw a drastic drop in the 1940’s during World War II.  Overall, Park Falls has a significantly older housing stock than the county and state with 61 percent of structures built prior to 1960 compared to 44 percent in Price County and Wisconsin.

         

 

Composing about three-quarters, single-family, or 1-unit, detached is the most common type of structure in Park Falls.  Over the past decade Park Falls percentages have remained relatively constant and are comparable to Price County’s figures.  Price County has a much higher percentage of mobile homes and trailers than Park Falls and Wisconsin and significantly less 2 to 4 unit structures.  Park Falls is similar to Wisconsin in 2000 with the greatest difference being seven and a half percent in 1-unit detached structures. 

Figure 29:  Type of Structure
	City of Park Falls	Park Falls %		Price County %	Wisconsin %
	1990             2000	1990               2000		2000	2000
1-unit detached	960                954	73.4%           73.4%		78.40%	66.0%
1-unit attached	8                   34	0.6%               2.6%		0.85%	3.4%
2 to 4 units	125                139	9.6%             10.7%		3.69%	12.1%
5 to 9 units	43                   32	3.3%               2.5%		0.96%	4.6%
10 or more units	100                 97	7.6%               7.5%		2.80%	9.5%
Mobile home, trailer, other	72                  43	5.5%               3.3%		13.32%	4.5%
Source:  U.S. Census

 

The number of building permits for new homes has decreased over the past ten years.  The greatest number of permits was three in 1997 but none in 2001, 2002, and 2005 through 2007.  The average cost of a new home has decreased overall from 1997 to 2004.  Figure 30 shows the building permit activity from 1997 to 2007 in Park Falls.

 

Figure 32 illustrates the count of home sales per quarter and how the median price for homes has fluctuated over the past several years.                                                                                                

Figure 30:  Building Permit Activity
Name	1997	1998	1999	2000	2001	2002	2003	2004	2005	2006	2007
New Homes	3	2	1	2	0	0	2	1	0	0	0
Average Cost ($)	115,000	107,900	70,000	90,000	N/A	N/A	82,500	90,000	N/A	N/A	N/A
Single Family Unit	2	3	0	2	0	0	2	1	0	0	0
Mobile Homes	N/A	N/A	N/A	N/A	N/A	N/A	N/A	N/A	N/A	N/A	N/A
Duplexes	0	0	0	0	0	0	0	0	0	1	0
Multi-Family Units	0	0	0	0	0	0	0	0	0	4	0
Source: U.S. Census, City of Park Falls, City-Data.com

 

Figure 32:  Home Heating Fuel
Heating Fuel	Number	Percentage
Utility gas	935	78.6%
Bottled, tank, or LP gas	24	2.0%
Electricity	79	6.6%
Fuel oil, kerosene, etc.	90	7.6%
Solar Energy	0	0.0%
Other fuel	14	1.2%
No fuel used	0	0.0%

 

 

Of all 1,189 occupied housing units, 935 are identified as using utility gas as the primary source of heat.  The second major fuel source is fuel oil and kerosene with a decrease of 71 percent.

 

 

 

                                                                           Source:  U.S. Census Bureau

 

 

 

                  Figure 31

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Source:  City-Data.com

 

B.  Value Characteristics

 

Median values of single-family houses and duplexes in Park Falls were $61,300 in 2000.  Price County had a median housing value of $70,100 and Wisconsin significantly higher at $112,200.  Note that the percent changes were not adjusted for inflation.  Wisconsin had the greatest percent change at about 81% followed by Price County at 70% and Park Falls just under 50%.  

 

 

According to the United States Department of Housing and Urban Development (HUD), the suggested cost of house-related expenses is 30 percent or less of one’s income.  Using the percentages HUD has formed four income categories: 

 

·        Extremely Low Income (0% to 30%)

·        Very Low Income (30% to 50%)

·        Low Income (50% to 80%)

·        Low-Moderate Income (80% to 100%)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

	Figure 34

 

 

                         Source:  U.S. Census, 2000

 

Median value of rent for Park Falls and Price County was drastically lower than Wisconsin.  Park Falls is $147 less than the state and had a percent change of 39.3 percent.  Both the county and Park Falls have higher percent change from 1990 to 2000 than the state.  Price County had a percent change of 41.3 percent and the state, 35.3 percent.  Series 1 is for 2000 and series 2 is for 1990.  Note that the percent changes were not adjusted for inflation.  See Figure 34 to the right. 

                                               

In Park Falls 135 of 773 people reported paying 30 percent or higher of their income on housing.  This is 17.5 percent of the people living in Park Falls.  This corresponds to Wisconsin’s percent of households and is slightly higher than Price County.

                                        

                   Source:  U.S. Census, 2000

 

To further illustrate the costs of renting a bedroom in Price County, see two tables on the following page:     

 

2008 Fair Market Rent (FMR)                             Work Hours/Week at Mean Renter Wage                                                                                                          Needed to Afford FMR     

 

Zero-Bedroom	$379
One-Bedroom	$442
Two-Bedroom	$555
Three-Bedroom	$710
Four-Bedroom	$737

Zero-Bedroom	35
One-Bedroom	41
Two-Bedroom	52
Three-Bedroom	66
Four-Bedroom	68

 

The data is from the National Low Income Housing Coalition (NLIHC).  To afford a one-bedroom facility at FMR, a renter earning the mean renter wage would have to work overtime.  A rent of $191 is affordable to a renter with SSI (a monthly disability income for those who meet certain criteria) monthly payment of $637 in 2008.        

 

C.  Occupancy Characteristics

 

Park Falls owner occupied units increased by 0.4 percent from 1990 to 2000 while the state increased its owner occupied units by 17.4 percent.  In 2000 there were 3,010 (31.4 percent) vacant housing units in Price County and 117 (9.0 percent) in Park Falls.  The number of vacant housing units in Wisconsin was 236,600 (10.2 percent). 

 

For Price County the homeowner vacancy rate was 2.2 percent and the rental vacancy rate was 7.9 percent.  For Park Falls the homeowner vacancy rate was 2.9 percent and 5.3 percent for rental vacancy rate.  Meanwhile, Wisconsin had a homeowner vacancy rate of 1.2 percent and rental vacancy rate of 5.6 percent in 2000.     

 

 

Of the three divisions, the number of seasonal units in 2000 was greatest in Price County at 26.3 percent.  The State of Wisconsin had 6.1 percent of units as seasonal and Park Falls 2.4 percent.

 

Figure 37: Seasonal Units

 

 

 

 

D.  Demand Characteristics

 

From 1990 to 2000 there was a 14.6 percent increase in the median age of Park Falls residents while Price County had a 13.3 percent increase and Wisconsin a 9.40 percent increase.  Park Falls’ median age is 6.3 years greater than the state’s median age in 2000 and 4 years greater in 1990.  This demonstrates the aging population in Park Falls.  See Figure 38.

Figure 38:  Median Age
Minor Civil Division	1990	2000	1990-2000 % Change	1990-2000 Net Change
City of Park Falls	36.9	42.3	14.6%	5.4
Price County	36.8	41.7	13.3%	4.9
State of Wisconsin	32.9	36.0	9.40%	3.1
Source:  U.S. Census

 

Households are getting smaller and therefore, more housing units are needed to accommodate the population.  Park Falls and Price County decreased by the same amount between 1990 and 2000 while there was less of a decrease for Wisconsin. 

 

 

E.  Projections

 

In 2000, the population of Park Falls was 2,793.  There is a projected decline of 147 people by 2005, 281 people by 2010, 569 people by 2020 and 734 people by 2025.  In comparison Wisconsin is expected to grow 710,971 people from 2005 to 2025.  Price County in projected to decrease by 333 people from 2005 to 2025. 

 

Source:  WI Dept of Administration

 

Figure 41 illustrates the projected number of households by age of householder in Price County.  The 15 to 54 year old age group decreased in the 2000 to 2030 projections while the 55 and over age group increased over the same 30 year period.  The greatest decrease was 364 people in the 35 to 44 year old age group.  The greatest increase was 823 in the 65 to 74 year olds.  This is due to the baby boom generation getting older.  This chart also demonstrates the aging population.

 

Source:  Wisconsin Department of Administration

 

F.  Housing Programs

 

Park Falls maintains a Housing Rehab program with no-interest loans and deferred payment.  Loans are paid back at the time of home sale and are for low to moderate-income families.  Applications are made through the Northwest Regional Planning Commission (NWRPC).  For more information  regarding the NWRPC, visit their website at www.nwrpc.com/housing or call either (715)635-2197 or (715)635-7262 to speak with a representative from the Spooner office.                                                                           Rental Apartments in Park Falls-The Plaza

 

The Wisconsin Housing and Economic Development Authority (WHEDA) is a state organization that has provided grant and loan funding to Wisconsin communities since 1983.  Below are some brief points addressing major WHEDA programs. 

 

Ø      The Housing Grant Program assists in the improvement of special needs population:  homeless, runaways, alcohol or drug dependent, domestic abuse victims, developmentally disabled, low-income or frail elderly, chronically mentally ill, physically impaired or disabled, affected with HIV, and people without access to tradition or permanent housing.  As of date 43% of all applicants have received funding. 

 

Ø      Home loans, home loans for veterans, and major rehabilitation loans are available at fixed interest rates, up to a 30-year term, fast turnaround time for loan approval, and low down payments.  There is also a focus on first-time home buyers purchasing homes in certain areas of the state.

For more information call 1-800-334-6873 or email info@wheda.com. 

 

There are a number of other programs available to assist residents with affording their housing needs.  Two federal departments are USDA-RD and HUD.  Below is a partial list of available programs for localities through USDA-RD:

 

• Section 502 Homeownership Direct Loan Program of the Rural Health Service (RHS) provides loans for building, repairing, renovating, or relocating homes and purchasing and preparing sites in rural areas.  This program is for low-income households.

  

• Section 502 Mutual Self-Help Housing Loans assist very low-income households build their own homes, families performing approximately 65 percent of the construction.  This assistance is directed at families that cannot purchase a home through conventional means.  Loans are for up to 33 years.

 

• Section 504 is the Very-Low-Income Housing Repair Program, and it grants loans of up to $20,000 at 1% interest for a maximum of 20 years.  Funds may be used for repairs and modernization or to remove health or safety hazards.

 

• Section 521 Rural Rental Assistance Program is for households unable to pay RHS-subsidized rents so this additional subsidy is granted.    

 

• Section 533 Rural Housing Preservation Grants are available for landlords or members of a cooperative.  These grants are intended for the repair and rehabilitation of low-income and very-low-income housing by sponsoring organizations. 

 

Programs available through the Department of Housing and Urban Development (HUD):

 

• The Home Investment Partnerships (HOME) is the largest federal block grant for state and local governments with the purpose of creating affordable housing for low-income people.  Approximately $2 billion is granted yearly.  The terms are flexible and the use of the money ranges from first-time home buying to housing rehabilitation.  

 

• The Homeownership Zones program was established for large-scale revitalization and development of single-family dwellings.  Funds may be used for property, building, rehabilitation, and other home owning costs.  It is suggested for transforming city slums into decent, multi-income, single-family homes.

 

• Housing Opportunities for Person with AIDS (HOPWA) provides funding to state and local governments for low-income households containing a member diagnosed with HIV/AIDS.  The funding has a wide-range of uses, including health services. 

 

Numerous other programs are available through HUD.  For more information and a complete list, visit their website at www.hud.gov or call (202)708-1112.

 

A few programs available through the Wisconsin Department of Commerce:

 

• The Wisconsin Department of Commerce has a Community Development Block Grant (CDBG) program to assist low and moderate-income households.  Local governments apply for the housing and neighborhood improvement funds.  About $7-8 million dollars is awarded annually.  For more information call (608)266-5842 or email Jack.Sanderson@Wisconsin.gov.

 

• The Development Projects Program emphasizes new housing, especially affordable housing units, and economic opportunities.  For more information call (608)267-3682 or Caryn.Stone@Wisconsin.gov.

 

•  Wisconsin Fresh Start Program (WFS) is designed to provide on-site housing construction work experience, academic classes and supportive services for at-risk young people.  For more information call (608)267-2737 or email Padraic.Durkin@Wisconsin.gov.

 

3.3       Goals and Strategies

 

GOAL:            OFFER VARIED RANGE OF HOUSING OPPORTUNITIES TO MEET EXISTING AND FUTURE HOUSING DEMANDS

  

   Strategy:        Be informed about the current housing needs of the community 

 

   Activity:

·        Interact with the Housing Authority of the City of Park Falls

·        Respond to public opinion

 

   Strategy:        Encourage new housing development, especially affordable housing, and rehabilitation of existing structures

 

Activity:           

·        Lincoln School Project

·        Utilize available federal, state and local funding

·        Enforce ordinances concerned with welfare of citizens and property maintenance

·        Work with Price County to comply with building inspections

·        Promote Park Falls and surrounding areas as a positive place to reside for individuals, couples and families of all income level and cultures

 

 

 

 

3.4       Bibliography

 

“Discussion, Tables, Maps.”  Out of Reach 2007-2008.  2008.  National Low Income Housing Coalition.  7 July 2008.  <http://www.nlihc.org/oor/oor2008/?CFID

            =33027350&CFTOKEN=23970670>.

 

Homes and Communities.  27 June 2008.  United States Department of Housing and     Urban Development.  27 June 2008.  < http://www.hud.gov/>. 

 

“Housing Trust Funds.”  Resources.  8 May 2008.  Policy Link.  9 July 2008. 

< http://www.policylink.org/EDTK/HTF/Why.html>. 

 

“Park Falls, Wisconsin.”  City-Data.com.  2008. On Board, LLC.  27 June 2008. 

            <http://www.city-data.com/city/Park-Falls-Wisconsin.html>.

 

Pelletiere, Danilo.  “A State Level Anaylsis.”  American Community Survey Estimate

            Shows Larger National, State Affordable Rental Housing Shortages.  10 August

            2007.  National Low Income Housing Coalition.  7 July 2008.  <http://www.nlihc.org/doc/RN07-01.pdf>.

 

“The Division of Housing and Community Development Housing/Homeless Overview.” 

            DHCD Housing Programs.  8 Feb 2007.  Wisconsin Department of Commerce.  8

July 2008.  < http://commerce.wi.gov/CDdocs/BOH-Fact-Sheets/cd-boh-programs.pdf>.

 

WHEDA.  2008.  Wisconsin Housing and Economic Development Authority.  13 July

            2008.  <http://www.wheda.com/programs/grants/about.asp>.

 

2005-2009 Consolidated Plan Summary.  2005.  State of Wisconsin Department of

Commerce.  7 July 2008.  <http://commerce.wi.gov/CDdocs/cd-consolidated-summary.pdf>.