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Local housing initiative replaces old homes with new
By Lynn Hotaling
A local grant-funded initiative has provided housing upgrades to 10 Jackson County residences, and everyone involved is pleased with the results.
“I’m personally very pleased we chose to participate,” said county Manager Ken Westmoreland. “There was some concern early on about how beneficial these types of federal programs really are.”
Much of that success can be credited to Joan Stiillwell, Jackson County’s director of community development, he said.
Volunteers (above) work to construct one of the seven new homes provided to Jackson County residents by the Scattered Site initiative over the past two years. The grant-funded project demolishes substandard homes to make way for modern residences, said Joan Stillwell, who coordinated the effort. Sylva firefighters (right) burn one home scheduled for removal so a new one can be built in its place.
“What Joan has done proves every bit of the program’s worth, Westmoreland said. “We’ve taken a number of individuals who were living in untenable circumstances and put them in clean, modern homes.”
The initiative, called Scattered Site Housing because the homes that were replaced or repaired are spread throughout Jackson County rather than being concentrated in a single neighborhood, had about $740,000 to spend on residential improvements. With those funds, seven houses were replaced, and three were rehabilitated to bring them up to modern safety and sanitary standards, Stillwell said.
The fact that so many people in the county were willing to volunteer their time and help with construction is what allowed the program to help 10 households, said both Westmoreland and Stillwell.
“The fact that we had so much volunteer help enabled us to extend our dollars,” Westmoreland said.
Volunteer labor built three of the seven new houses, according to Stillwell.
“Our volunteers stick-built those houses,” she said. “They did everything except plumbing, electrical, heating and air-conditioning and insulation – the work that requires licenses.”
As a result of the volunteers’ labor, three houses were built for the cost of materials and contract services, Stillwell said. The other four new homes were modulars, which means they were brought to the site in sections and constructed with the aid of a crane.
To qualify for the program, structures must be single-family and owner-occupied, and homeowners also are required to meet income guidelines.
The condition of the home is what determines whether Scattered Site provides replacement or renovation, Stillwell said. The program requires that any participating home be brought up to “code,” she said.
“We have to make it decent, safe and sanitary,” Stillwell said.
A house must be proven to be beyond repair to qualify for replacement. Someone from the county’s inspections office makes an initial evaluation, but an independent inspector must agree that the structure is not worth fixing, Stillwell said.
“We have to justify every replacement to Raleigh,” she said.
Homeowners whose houses are repaired or replaced by Scattered Site take out what’s termed a “deferred loan,” Stillwell said. That means that if the owner remains in the home for five years for a rehabilitation or 10 years for a replacement, the loan is forgiven. If property owners sell their property, they are required to repay the remaining balance.
The 10 homes in the initial project were chosen by a local selection committee, according to Stillwell.
Though money has run out for this grant cycle, Stillwell said she’s maintaining an ongoing list and that county residents can apply for the program at any time. Jackson County will re-apply for funding in order to continue the program next year, she said.
“It’s a difficult decision,” she said of the selection process. “There is more need for this service than we have funds available.”
Another reason the local program was able to assist with so many houses is the additional $100,000 Scattered Site received as a bonus for finishing three months early and with no negative reports from its auditors.
Participants in the program seem just as pleased as county officials.
“I’m still excited,” said Hazel Whiteside of Cullowhee, who moved into her new modular home in February. Whiteside’s 43-year-old house was chosen as one of the Scattered Site replacement homes.
“It feels good to be in a new home. I’ve enjoyed the air conditioning and the nice cabinets they built me,” Whiteside said. “Everybody was so nice and so helpful.”
Ellen Higdon of Pumpkintown is also grateful for her new home, said her daughter, Mary Sutton.
“The work that Joan did is beyond belief,” Sutton said. “My mother’s old home was falling apart and “unfixable,” and they built her a new one. Joan Stillwell has been a blessing for my mother.”
County Commissioners’ Chairman Brian McMahan also has praise for both Stillwell and the housing initiative.
“Joan has done an outstanding job putting the money to the best use to help as many people as possible,” McMahan said. “The Scattered Site housing program is one of the best examples I’ve seen of how government can help people – it’s one of those times where it actually makes a difference.”
Cost of the seven new homes ranged from $43,900 for the ones built by volunteers to $89,000 for the modulars, Stillwell said. In addition, Scattered Site funds must pay for demolition and asbestos removal before new construction can begin.
Stillwell said the support of county commissioners was crucial to Scattered Site’s initial success.
“Our commissioners deserve recognition for supporting this program for the benefit of county residents,” she said. “Without their backing, this program wouldn’t have happened.”
Stillwell termed her work with Scattered Site “rewarding” and said she’s pleased with what’s been accomplished so far.
“We have addressed real needs,” she said. “In one case the household didn’t have water or sewer and only had heat in one room. Now that family has a new home with central heat and running water.”
Stillwell also expressed appreciation to the many volunteers who have helped with construction. That list includes Charles Estes, Ronald Elkins, Eugene Dillard, Earl Dillard, Kevin Dillard, David Dillard, Bill Fouts, Steve Webb, Gary Ashe, Kay Wheeler, Casey Jones, Jeanette Jones, Mike Jones, Marshall Jones, the late Bud Plemmons, Frank Wilkie, Joe Nolan, E.J. Pullium, Sam Beck, Jack Farmer, R.L. Haskett, Haven Ensley, Pat Parris, Linda Sellers, Richard Stillwell, Joseph Stillwell, Jake Stillwell, Brad Stillwell, Chip Allen, Mike Patterson and Eddie Stillwell.
Several county fire departments – Cullowhee, Qualla, Savannah and Sylva – helped with demolition of houses that were beyond repair, Stillwell said.
In addition, personnel with several Jackson County departments – Building Inspections, Maintenance, Grounds, Central Garage and Sheriff’s – also assisted with the Scattered Site project.
“I’d like to thank all the volunteers and staff members who made it possible to provide modern housing for so many of our citizens,” Stillwell said.
Though the money for the project comes from federal funds, it is distributed in North Carolina through the state’s Division of Community Assistance. A portion of the funds also comes through the U.S. Department of Agriculture’s Rural Development office. The local program is administered according to the N.C. Fair Housing Act (see below), which makes housing discrimination illegal in North Carolina.
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