This Residential Anti-displacement and Relocation Assistance Plan (RARAP) is prepared by The County of Union in accordance with the Housing and Community Development Act of 1974, as amended; and HUD regulations at 24 CFR 42.325 and is applicable to our HOME and CDBG-assisted projects.
Minimize Displacement
Consistent with the goals and objectives of activities assisted under the Act, The County of Union will take the following steps to minimize the direct and indirect displacement of persons from their homes:
- Evaluate housing codes and rehabilitation standards and code enforcement in reinvestment areas to prevent undue financial burden on established owners and tenants.
- Stage rehabilitation of apartment units to allow tenants to remain in the building/complex during and after the rehabilitation, working with empty units first.
- Arrange for facilities to house persons who must be relocated temporarily during rehabilitation.
- Adopt policies to identify and mitigate displacement resulting from intensive public investment in neighborhoods.
- Adopt policies which provide reasonable protections for tenants faced with conversion to a condominium or cooperative.
- Adopt tax assessment policies, such as deferred tax payment plans, to reduce impact of increasing property tax assessments on lower income owner-occupants or tenants in revitalizing areas.
- Establish counseling centers to provide homeowners and tenants with information on assistance available to help them remain in their neighborhood in the face of revitalization pressures.
- Where feasible, give priority to rehabilitation of housing, as opposed to demolition, to avoid displacement.
- If feasible, demolish or convert only dwelling units that are not occupied or vacant occupiable dwelling units (especially those units which are “lower-income dwelling units” (as defined in 24 CFR 42.305)) or structures that have not been used for residential purposes.
- Target only those properties deemed essential to the need or success of the project.
Relocation Assistance to Displaced Persons
The County of Union will provide relocation assistance for lower-income tenants who, in connection with an activity assisted under the Union County HOME Program, move permanently or move personal property from real property as a direct result of the demolition of any dwelling unit or the conversion of a lower-income dwelling unit in accordance with the requirements of 24 CFR 42.350. A displaced person who is not a lower-income tenant, will be provided relocation assistance in accordance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended, and implementing regulations at 49 CFR Part 24.
One-for-One Replacement of Lower-Income Dwelling Units
The County of Union will replace all occupied and vacant occupiable lower-income dwelling units demolished or converted to a use other than lower-income housing in connection with a project assisted with funds provided under the Union County HOME Program in accordance with 24 CFR 42.375.
Before entering into a contract committing The County of Union to provide funds for a project that will directly result in demolition or conversion of lower-income dwelling units, The County of Union will make public by notifying the local newspapers, who publish in English, Spanish and Mandarin Chinese and submit to the HUD Field Office in Newark the following information in writing: NOTE: See guidance in Handbook 1378, paragraph 7-5.
1. A description of the proposed assisted project;
2. The address, number of bedrooms, and location on a map of lower-income dwelling units that will be demolished or converted to a use other than as lower- income dwelling units as a result of an assisted project;
3. A time schedule for the commencement and completion of the demolition or conversion;
4. To the extent known, the address, number of lower-income dwelling units by size (number of bedrooms) and location on a map of the replacement lower-income housing that has been or will be provided. NOTE: See also 24 CFR 42.375(d).
The County of Union will adhere to 49 CFR 24. (a)(8) for all replacements of lower-income dwelling units.
Contact
The official contact for the County of Union HOME Investment Partnerships Program will be the HOME Program Manager, Jim Heim, who can be contact via email or phone at jheim@ucnj.org or 908-965-3853.