PROGRAM OBJECTIVES: To develop, own, sponsor, and manage housing development activities and projects in order to provide safe, decent, and affordable housing units that address the needs of very low-to-moderate income families.  Affordable housing is defined as housing costs that are equal to or less than 30% of a household's annual income.  Housing costs include rent for renters and principal, interest, taxes, and insurance for home owners.

So just who needs affordable housing?  More people than you might realize!  An estimated 12 million renters and home owners now pay more than 50% of their annual income for housing.  This means that a family with one full-time worker earning minimum wage cannot afford the local fair market rent for a two-bedroom apartment anywhere in the United States.  The lack of affordable housing is a significant hardship for low-income families preventing them from meeting their other basic needs such as health care, nutrition, or saving for the future.

PROGRAM HISTORY: SENCA has been in housing related activities for many, many years.  In 1995, SENCA's Board of Directors adopted an official resolution recognizing the shortage of safe, decent, sanitary, and affordable housing throughout the agency's service area.  This resolution further stated that SENCA is committed to increasing the availability of affordable housing through developing, owning, sponsoring, and managing affordable housing projects and activities.  In 2004, the Board of Directors re-affirmed this commitment and adopted a process by which the beneficiaries of such affordable housing projects would be provided with opportunities to participate in the development of these projects and activities.

Since the original commitment to affordable housing projects, SENCA has assumed ownership and management of three rental housing complexes within southeast Nebraska.  These three rental housing complexes provide 16 units of multi-family, rental housing and 12 units of elderly-disabled housing.  Rent within each of these units is based upon a household's income and rental assistance is available.   In addition to the aforementioned rental complexes, SENCA is part owner of a 24 unit, multi-family rental complex in Nebraska City.  Timber Ridge apartments provides both housing for low-income families and market rate units. To learn more about these rental housing complexes and how you can make an application click here.

PROGRAM SERVICES: The department is responsible for conducting developing new affordable housing projects and activities that address the needs of very low-to-moderate income families.  In fulfilling this responsibility, the Housing Development Department conducts activities in accordance with the regulations of designated Community Housing Development Organizations (CHDO), including the identification of needs, gaining public support, and gathering input from housing beneficiaries.  In addition to the activities found on the housing page of this website, SENCA operates two programs aimed at assisting first-time home buyers.  These programs provide education services and down payment assistance with minor rehab to qualifying households.  To learn more about these two programs scroll down on this page.

COMMUNITY HOUSING DEVELOPMENT

SENCA is designated as a Community Housing Development Organization (CHDO).   SENCA has identified the need for affordable housing in southeast Nebraska.  The agency is committed to developing safe, decent, and affordable housing for low-to-moderate income persons.  SENCA works to identify the current housing needs for families within Cass, Johnson, Nemaha, Otoe, Pawnee, Richardson, and Sarpy Counties in Nebraska.  SENCA encourages persons that have knowledge of an existing need to contact the agency to discuss these needs.  SENCA encourages potential housing development partners to contact the agency to explore ways in which a collaborative venture may be created.

For more information on Nebraska's CHDO and its programs, click here.

For more information on housing development and housing needs contact:

HOMEBUYER EDUCATION

SENCA HOMES

Home Ownership Makes Economic Sense

SENCA HOMES is program which provides financial assistance to eligible, first-time home buyers to purchase a home and to make improvements which ensure the health and safety of the home purchased.  This program is funded through the Nebraska Affordable Housing Trust Fund which is managed through the Nebraska Department of Economic Development.  First-time home buyers must meet three criteria during the pre-application phase in order to be considered an eligible applicant.  Home buyers must be purchasing a home within Cass, Johnson, Nemaha, Otoe, Pawnee, or Richardson County and the purchase price and/or after rehab value of the home must not exceed $140,000. 

Pre-application eligibility includes receiving pre-approval for a 1st mortgage, completion of SENCA's home buyer education class, and a determination of income eligibility.  In order to be income eligible for SENCA HOMES a family's total annual income must be equal to or less than 80% of the county's area median income by family size.  To see if you might be income eligible click the link below.

Current Income Guidelines

Down payment assistance of up to 20% of the total purchase prices with a $15,000 maximum and a $1,500 minimum  is made available through a low interest, deferred loan.  Applicants are given 1 year for every $1,500 utilized in order to repay SENCA HOMES.  During the first 2 years of the loan there is no interest accrual and no payments required.  Beginning in year 3, interest accrues at a rate of 1% and payments never exceed $135 per month.

In addition to the down payment assistance loan, eligible home buyers may be provided with a grant of up to $7,500 in order to complete needed repairs/rehab to the home purchased.  Upon home buyers selecting a home, SENCA will complete an inspection to identify any health and safety hazards that need to be addressed.  Dependent upon the required repairs needed being less than $7,500 in cost and the home buyer's decision to proceed, SENCA will work with the applicant to obtain the services a qualified contractor to make the repairs.  All repairs will be made after a loan closing is complete.  Any home built prior to 1978 must pass a clearance for lead based paint hazards prior to a family living in the home.

Home buyers interested in applying for assistance through SENCA HOMES are strongly encouraged to contact SENCA as early in the home buying process as possible and prior to signing a purchase agreement to purchase a home.