This program does not require monthly payments. The entire loan is due upon the sale or transfer of the mortgage, a cash refinance or if the home fails to remain owner occupied.
Rehabilitation / Purchase Rehabilitation for Homeowners
The HOME Consortium operates a variety of Homeowner Rehabilitation Loan Programs to provide low-to-moderate income households with access to loans for modest home repairs.
Homeowner rehabilitation deferred loan program
The HOME Consortium Homeowner Rehabilitation Deferred Loan program provides a no-interest deferred loan for qualified home repairs. This program is offered to income qualified households in Jefferson, Ozaukee, Washington, and Waukesha Counties.
The home must be owner-occupied, single family attached or detached units (such as a condominium).
- Eligible buyers must have an annual household income below 80% of the area county median .
- Property must be located in Jefferson, Ozaukee, Washington or Waukesha County.
- Property must be owner occupied and remain owner occupied.
- The home is inspected by the HOME Consortium’s qualified inspector to identify any violations of the HOME Consortium's rehab standards. Any violations must be fixed.
Priority activities include repairs to mechanical or structural items that present an imminent health and safety problem, such as:
- roofs
- mechanical systems (e.g., furnaces and hot water heaters)
- plumbing, water or water/sewer laterals in disrepair
- windows in disrepair
- foundations
- siding
- any accessibility improvements
- items that the Administrator determines pose or will soon pose a health or safety problem to the homeowner
Once repairs have been completed, all homes must meet the HOME Consortium's rehab standards or additional work will be required.
- Download the application and follow the instructions on the form. If you are unable to download the application contact Waukesha County staff to obtain an application and determine eligibility.
- Schedule a home inspection where our inspector completes a Scope of Work detailing necessary repairs to meet code and other improvements
- Homeowner gets bids from contractors
- Loan closing (this gets recorded as a lien on your property)
- Contractor, homeowner and Waukesha County review owner/contractor agreement
- Work begins on home
- Funds are not released to pay contractors until the home passes the final inspection
HOME Consortium Income and Home Value Limits effective September 1, 2024
HUD updates income limits annually.
Contact Waukesha County staff to determine eligibility or for more information.
Purchase/Rehab program
The HOME Consortium Purchase/Rehab Program provides low- and moderate-income households with access to loan funds to buy a home of their own and make qualified home repairs. This program is offered to income qualified households in Jefferson, Ozaukee, Washington, and Waukesha Counties.
The Purchase/Rehab Program provides two loans, both closed at the time of home purchase:
- The first is a Down Payment Assistance Loan (DPA), which provides homebuyers with a forgivable loan of up to $10,000 to be used for down payment and/or closing costs. This loan is forgiven at a rate of 20% a year over five years, as long as the homeowner remains in the home and maintains it as a primary residence.
- The second loan is the Homeowner Rehabilitation Deferred Loan. This loan is a 0% interest deferred loan of up to a maximum of $14,999. There are no monthly payments, and the loan is repayable upon time of sale or transfer of the property.
The home must be owner-occupied, single family attached or detached units (such as a condominium). In addition, the value of the home to be purchased (including rehab costs) must be below HUD After-Rehab Value limits set for each county.
- Eligible buyers must have an annual household income below 80% of the area county median.
- All home buyers who receive DPA loans must attend the HOME Consortium homebuyer counseling program prior to release of DPA funds.
- The property must be located in Jefferson, Ozaukee, Washington, or Waukesha County.
- The property must be owner occupied.
- The home is then inspected by the HOME Consortium’s qualified inspector to identify any violations of the HOME Consortium's rehab standards. Any violations must be fixed.
Priority activities include repairs to mechanical or structural items that present an imminent health and safety problem, such as:
- roofs
- mechanical systems (e.g., furnaces and hot water heaters)
- plumbing, water or water/sewer laterals in disrepair
- windows in disrepair
- foundations
- siding
- improvements to the interior of the home in bathrooms and kitchens
- any accessibility improvements
- items that the Administrator determines pose or will soon pose a health or safety problem to the home owner
Eligible homebuyers must apply for this program as they do for the DPA program, through a participating lender of their choice. The lender will receive a loan commitment from the HOME Consortium program administrator once the applicant’s income has been verified. The home is then inspected by the HOME Consortium’s qualified inspector to identify any violations of HOME Consortium Code Requirements. Any violations must be fixed.
Once the inspection has been completed, the homeowner obtains bids for the rehab work from contractors. These bid estimates make up the total of the Rehab loan. The DPA and the Rehab loan are closed at the applicant’s home purchase closing.
The new homeowner has a maximum of 6 months to complete the repairs on the home after the loan is closed. Waukesha County staff will work with the homeowner to obtain bids and monitor construction until the work is finished. Another inspection is required at that time to ensure the work meets HOME Consortium Code Requirements. Contractors are paid by Waukesha County after the work is completed and passes inspection.
The value of the home to be purchased (including rehab costs) must be below HUD After-Rehab Value limits set for each county.
Effective September 1, 2024
Limits are updated annually by HUD
| County | Existing | New |
|---|---|---|
| Jefferson | $257,000 | $333,000 |
| Ozaukee | $352,000 | $352,000 |
| Washington | $333,000 | $334,000 |
| Waukesha | $356,000 | $403,000 |
HOME Consortium Income and Home Value Limits effective September 1, 2024
HUD updates income limits annually.
Contact Waukesha County staff to determine eligibility and for more information.
CDBG Waukesha County resident loan program
Waukesha County operates a loan program using Community Development Block Grant (CDBG) funds for Waukesha County residents only. This program provides low to moderate income households with access to funds for modest home repairs.
The loan is provided as a no-interest deferred loan of up to a maximum of $24,999 for households with income at or below 80% of the area median.
There are no monthly payments, and the entire loan is due upon the sale or transfer of the mortgage, a cash-out refinance or if the home fails to remain owner occupied.
For Waukesha County Residents Only.
The home must be owner-occupied, single family attached or detached units (such as condominiums). Unlike the HOME Program Homeowner Rehabilitation Deferred Loan program, there is no limit on the after-rehab value of the home.
- Eligible buyers must have an annual household income below 80% of the area county median.
- Property must be owner occupied.
- Must reside in Waukesha County.
- Once repairs have been completed, all homes must meet Waukesha County Code Requirements or additional work will be required.
Priority activities include repairs to mechanical or structural items that present an imminent health and safety problem, such as:
- roofs
- mechanical system (e.g., furnaces and hot water heaters)
- plumbing, water or water/sewer laterals in disrepair
- windows in disrepair
- foundations
- siding
- improvements to the interior of the home in bathrooms and kitchens
- any accessibility improvements
Once repairs have been completed, all homes must meet Waukesha County Code Requirements or additional work will be required.
- Download an application and follow instructions on the form. if you are unable to download the application contact Waukesha County staff to obtain application and determine eligibility.
- Schedule a home inspection where our inspector completes a Scope of Work detailing necessary repairs to meet code and other improvements
- Homeowner gets bids from contractors
- Loan closing (this gets recorded as a lien on your property)
- Contractor, homeowner and Waukesha County review owner/contractor agreement
- Work begins on home
- Funds are not released to pay contractors until the home passes the final inspection
HUD updates income limits annually.
Contact Waukesha County staff to determine eligibility and for more information.
