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Indio Foreclosure Program. Brad Ramos Chief of Police Jason Anderson Code Enforcement Officer Jesus Gomez Housing Programs Manager. The City of Indio. Elected City Council/City Manager Form of Government General Law City Population of 81,512 29 Square Miles

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Indio foreclosure program l.jpg

Indio Foreclosure Program

Brad Ramos

Chief of Police

Jason Anderson

Code Enforcement Officer

Jesus Gomez

Housing Programs Manager


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The City of Indio

  • Elected City Council/City Manager Form of Government

  • General Law City

  • Population of 81,512

  • 29 Square Miles

  • California has a non-judicial foreclosure process


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Problems We Face

  • Not all foreclosures are the same.

    • Traditional home loans were a thing of the past

    • Home loans are sold between banks and sold as mortgage backed securities (bonds).

    • Banks are often just “servicers” for mortgage backed securities.

    • Increase in investment properties

    • 10,000 new homes were built between 2002-2007. (40% of housing stock)

  • Blighted vacant homes lead to an increase in crime. (Broken Window)


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Problems We Faced

  • In January 2008, we had approximately 1,400 homes in foreclosure and pre-foreclosure (4% of housing stock).

  • In January 2009, we have approximately 2,800 homes in foreclosure and pre-foreclosure (8% of housing stock).

  • In January 2009, we have approximately 1,000 vacant foreclosures (36% of all foreclosures)

  • Banks are unwilling to maintain properties



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Solving this Problem

  • Indio created a 3-prong solution

    • Created an ordinance that requires banks to register and maintain properties as soon as they become vacant

    • Utilize Code Enforcement to enforce this ordinance

    • Created a Housing Resource Center providing foreclosure-prevention services—keeping families in their homes


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Part 1 – Foreclosure Ordinance

  • Ordinance requires banks to register all unoccupied properties with the police department.

  • Ordinance requires banks to fully maintain properties.

  • Ordinance requires banks to actively monitor and maintain all unoccupied properties.


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Part 2 - Enforcement

12 member Code Enforcement team

$1.5 Million dollar total Budget. About 6% of police budget

$41,000 in registrations fees have been collected.

$30,000 in fines have been issued.

Bank are beginning to pro-actively maintain properties


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Enforcement Results

  • 500 foreclosures have been identified and have active cases.

  • 50% of all identified vacant homes are in compliance.

  • Realtors have become the key to property compliance.

  • Foreclosures are becoming less apparent as properties are being maintained.


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Part 3 – Foreclosure Prevention

  • Created a Housing Resource Center

  • Provide foreclosure-prevention counseling

  • Work with homeowners and banks to agree on alternatives to foreclosure


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Housing Resource Center (HRC)

  • Established in August 2008

  • City of Indio—First in the Coachella Valley to establish a City-sponsored Facility/Program

  • Overall Purpose: To prevent foreclosures and assist families to keep their homes


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Operations/Staffing

  • Operated by:Inland Fair Housing and Mediation Board (IFHMB)

    -IFHMB is a HUD-approved housing counseling agency

  • Staffed with: two (2) Housing Counselors

    • Completed HUD-certified training program

    • Prior real estate/housing experience

    • Bilingual (English/Spanish)


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Foreclosure Prevention Assistance

  • Explain foreclosure process and alternatives

    to homeowners

  • Facilitate discussions between homeowner and lenders/banks

  • Lenders recognize role of Housing Counselors

  • Alternatives to foreclosure include:

    • Loan Modifications (change terms)

    • Monthly partial repayment of delinquency

    • Suspend payment until homeowner is able to pay


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Level of Assistance(as of 1/9/09)

  • Phone Calls: 467

  • Walk-ins: 218

  • Counseling Sessions: 140

  • Families who have remained in their homes: 139


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If nothing was done

  • We would have a 25% increase in the number of vacant homes.

  • Crime and blight would increase (Broken Window)

  • More families would be displaced from the community


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Conclusion

  • This program provides residents the opportunity and resources to help them stay in their homes.

  • The Foreclosure Ordinance provides the tools to hold lenders accountable for the conditions of their properties.

  • This Foreclosure Ordinance is only one tool used in the city’s comprehensive approach to code enforcement designed to reduce crime and blight.


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Recommendations

  • Develop a comprehensive municipal code enforcement program based out of your police agency.

  • Adopt a comprehensive abandoned property registration and maintenance ordinance.

  • Adopt a comprehensive Public Nuisance and Property Maintenance Ordinance.

  • Develop relationships with your local realtors, realty associations and property management companies and work with them to help solve these problems.

  • Conduct workshops and open resource centers focused on keeping people in their homes.


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Contact Info

Brad Ramos

Indio Police Department

46800 Jackson St.

Indio, CA 92201

(760) 391-4035

[email protected]

Jason Anderson

Indio Police Department

46800 Jackson St.

Indio, CA 92201

(760) 391-4123

[email protected]

Jesus Gomez

City of Indio

100 Civic Center Mall

Indio, CA 92201

(760) 541-2460

[email protected]


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Thank You!

QUESTIONS?


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