Opportunities:  Changing Lives...One Family At A Time

Lewis County Opportunities, Inc.  •  8265 State Route 812  •  Lowville, NY  13367
Telephone:  315-376-8202  •  Fax:  315-376-8421  •  Contact Us

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Rental Subsidies Project Based Family
Self-Sufficiency
Home Ownership  
   

Housing Assistance

 

 
 
 
   
Housing Assistance Services assists income-eligible families throughout Jefferson and Lewis Counties to obtain decent, safe, affordable housing through variety of programs and services:
 

Rental Subsidies

Rental subsidies are provided through Section 8 vouchers.  The subsidies provide the means for low income families, the elderly and disabled to obtain decent, safe, affordable housing.

Eligibility to participate is based on family size and income.  Units must also pass a Housing Quality Standard Inspection and both parties (landlord and tenant) must be in agreement to participate by their willingness to sign into a contract and lease.  A voucher can be used to rent an apartment, single home, mobile home, or a mobile home lot.

Income guidelines are based on gross income.  The following information is presented for informational purposes; additional guidelines may apply which can be explained over the phone or at your appointment.

These income levels are effective as of February 13, 2008 and are subject to change without notice.

       
1 Person $ 18,450 5 Person $ 28,450
2 Person $ 21,100 6 Person $ 30,550
3 Person $ 23,700 7 Person $ 32,650
4 Person $ 26,350 8 Person $ 34,800
       
 
To learn more about Opportunities' Family Self-Sufficiency Services, or any of our housing services:
  • In Lewis County, please call Opportunities' Main Office at (315) 376-8202, extension 3. 
     
  • In Jefferson County, please call Opportunities' Housing Assistance Office at (315) 788-0193.  (Please be advised there is a short waiting list at present).

 

 
Community Impact At A Glance In 2007, 1,600 families received assistance through Opportunities' Housing Assistance Services.

Housing Services Pumps $6 Million Into Jeff-Lewis Economy
 
 
 
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Project Based
 
This program permits local Administrators to assign up to 15% of their Section 8 Certificates for either newly constructed or rehabilitated units.
 
 
Family Self Sufficiency
 
Family Self-Sufficiency Services
yields two graduates
 
In the pictures above, Family Self-Sufficiency Coordinator Lisa Wackernagel congratulates Holly Vulgamore (pictured at left) and Mariane Gemayel (pictured at right) on achieving their goals through Opportunities' Family Self-Sufficiency Services.  Both also received a check for the accumulated dollar amount in their escrow accounts.
 
Opportunities' Family Self-Sufficiency Services helps families receiving Section 8 rental assistance to achieve economic independence and self-reliance through education and job training.  This program motivates and helps participating individuals to:
  • Identify their career goals;
  • Identify the barriers which could prevent achievement of their goals;
  • Identify resources and services necessary for participants success;
  • Develop a plan to achieve specific goals and objectives necessary for self-sufficiency and economic independence;
  • Obtain support services related to their plan;
  • Receive case management services, encouragement and moral support as they work toward reaching their goals
An Escrow account is held for the participant from the increased rental charges that a family pays as its earnings rise. Families that complete the program may withdraw funds from these accounts for any purpose after five years.
 
In the pictures above, Family Self-Sufficiency Coordinator Lisa Wackernagel congratulates Holly Vulgamore and Mariane Gemayel on their accomplishments.  Both individuals graduated from the program over the past year, and received a check for the accumulated dollar amount in their escrow accounts.

Holly Volgamore began participation with Family Self-Sufficiency Services in April, 2002.  At the time, Holly was working as a clerk at a local convenience store.  She knew she one day wanted to work as a Licensed Practical Nurse.  Holly also expressed a desire to obtain her driver's license and to improve her budgeting skills to better help make ends meet.  With a lot of hard work, and trails and changes along the way, Holly was able to chart her own course to eventually achieve all of her goals.  She graduated from a two-year LPN program in 2004, then went on to pass the New York State Board exams.  She also became a certified Emergency Medical Technician, and was hired as an LPN by a local employer.

Mariane Gemayel began participation with Family Self-Sufficiency Services in February, 2003.   The goals she set for herself included improving her financial skills, having more reliable transportation, furthering her education, and obtaining more secure employment.  Her final goal was to purchase her own home.  Over the next two years, Mariane demonstrated her commitment to achieving these goals.  She participated in a money makeover program sponsored by her church, and eventually secured reliable transportation in the form of her own vehicle.  She completed a course in theological and ministerial areas and was commissioned a lay minister by the Catholic Church.  She was then hired as a lay minister by her church, accomplishing her stated goal of obtaining more secure employment.  And in early 2005, Mariane accomplished her final goal of owning her own home, through her participating in Opportunities' Home Ownership Services (see story below).

 
To learn more about Opportunities' Family Self-Sufficiency Services, or any of our housing services:
  • In Lewis County, please call Opportunities' Main Office at (315) 376-8202.
  • In Jefferson County, please call Opportunities' Housing Assistance Office at (315) 788-0193.
 
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Home Ownership Services
 

Home Ownership Services helps families reach "American Dream"

As Housing Assistance/Homeownership Coordinators, Teresa Johnson and Karen Galasso serve as contacts for Opportunities’ Homeownership Services in Jefferson and Lewis Counties.



M
ariane Gemayel is very happy with her new home.  With her hard work and some

help from Opportunities’ Home Ownership Services and other community resources, she achieved her longtime dream of owning her own home this past winter. 

Mariane is a single mother who works two jobs in order to make ends meet.  As a person who had received rental assistance through Opportunities’ Housing Assistance program since 1996, she decided to participate in the agency’s Homeownership program when it was introduced in 2004, and became the first homeowner under the program.  Opportunities offers the program in both Jefferson and Lewis Counties, with employees Teresa Johnson (Jefferson County) and Karen Galasso (Lewis County) acting as liaisons to inform prospective participants about how the service works.

In short, Home Owner Services provides an incentive for low income families to purchase a home of their own by paying a portion of the participant’s monthly mortgage payments for up to 15 years of the loan.    The payments are based on the income level of the family, with utilities, insurance, maintenance savings, and taxes all considered when calculating the payments.  Special eligibility waivers provide further incentives to individuals with disabilities.

 According to Ms. Johnson and Ms. Galasso, participants can

Mariane Gemayel stands in front of her new home.  This past year, she became the first homeowner under Opportunities’ new Homeownership program.

 

expect some hard work ahead, but the rewards can be certainly worth it.  “When an applicant first comes in, we try to be realistic about the service,” said Ms. Galasso.  “For instance, if the applicant meets the eligibility criteria, we also explain the importance of having enough money to cover start-up costs the participant will be responsible for.”

Ms Johnson agreed. “Typically this involves about $1,000, but it can vary from situation to situation.”

Start up costs generally include a down payment, an independent inspection by a professional to determine if the house is up to code, and subsequent repairs to bring the home up to code.  Closing costs and insurance premiums are other common costs a person needs to prepare for ahead of time.

Ms. Galasso added, “Each person is also responsible to secure his or her own funding from a lender.  We help out by providing information on some options, but it really is up to the person to shop around and meet with the different lenders.”

According to Ms. Johnson, there are some resources in the community that might be able to help with some of the start up costs, which is perfectly acceptable as part of the Homeownership program.  “For instance, here in Watertown, Neighbors of Watertown sets some money aside in one of their grant programs that helps out with closing costs and independent inspections for eligible buyers.  Also, HSBC bank has a 1 to 3 match savings program for first time homebuyers, in which a savings account can be created for down payment, closing and other costs that may occur during purchasing.   Of course, each program has rules, but it does work.  Just ask Ms. Gemayel.”

Ms. Gemayel did in fact, sing the praises of Home Ownership Services through a recent conversation with Ms. Johnson.  “Mariane has shown confidence in continuing to improve her life,” said Ms. Johnson. “We recently received a heart-felt thanks from Mariane, to all of us who helped her in realizing her goal of homeownership through the years.”

In Lewis County, Ms. Galasso also reported the first successful closing on a home by a participant.  “It’s a dream that at first seems so out of reach to the people we work with.  But for those who are willing to work hard, establish good credit, and save some money for start up costs, this program can really make a difference with mortgage payments once the person purchases their home,” said Ms. Galasso.  Ms. Johnson agreed.  “It’s really a great feeling knowing, that in a small way, we’re really helping to open doors to people who have a dream of owning their own home.”

 
About the Homeownership Program
 
Home Ownership Services is designed to help low income families purchase a home of their own and receive assistance in paying the mortgage payment up to 15 years of the loan. The payments are based on the income of the families. The utilities, insurance, maintenance savings, and taxes are all considerations when calculating the payments. The home must be a single family home. It can be located anywhere in Jefferson or Lewis Counties and there are several organizations and financial institutions that have programs that can combine with this service.
 
To learn more about Home Ownership Services, or any of our housing services:
  • In Lewis County, please call Opportunities' Main Office at (315) 376-8202, extension 3.
  • In Jefferson County, please call Opportunities' Housing Assistance Office at (315) 788-0193.
 


 

Community Impact At A Glance Housing Services pumps over $6 million annually into Jefferson-Lewis economy
 
 
In 2007... Jefferson County Lewis
County
Total

Number of Households Served through  Housing Assistance Services

974 467 1,441

Rental Vouchers to landlords through ‘Housing Choice Vouchers’

$ 5,343,781 $ 1,187,332 $ 6,531,113
       
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Copyright © 2003-2008 Lewis County Opportunities, Inc.