Home Investment Partnership Program (HOME)

Since 1992, HOME Investment Partnerships Program (HOME) (24 CFR Parts 91 and 92) funds have been allocated annually to Orange County from the US Department of Housing and Urban Development (HUD) on a formula basis. HOME-funded activities may be implemented within the participating municipalities of the Orange County HOME Consortium which includes all of the municipalities in the Orange County Urban County Consortium as well as the Cities of Newburgh, Middletown, and Port Jervis.

HOME funds are typically used in partnership with private developers, local nonprofit groups, and community housing development organizations (CHDOs), to finance a variety of affordable housing production activities including new construction or rehabilitation of vacant properties into rental or homebuyer units. According to HOME regulations, at least 15% of each Program Year funding must be set-aside for projects owned, sponsored and/or developed by Community Housing Development Organizations (CHDOs) and 10% is reserved for administration and planning. 

Rent and Income Limits

HOME units in Rental projects must be restricted to households that have incomes that are no more than 60% of the HUD-adjusted median family income for the area. Deeper affordability is required for HOME projects that include five (5) or more HOME units, and at least 20% of the HOME units must be occupied by families with incomes that do not exceed 50% of the HUD-adjusted median family income for the area. Homeownership projects are to be occupied by individuals and families earning no more than 80% AMI. HOME income limits are published each year by HUD:

 HOME Income Limits  

U.S. Department of HUD
STATE: NEW YORK: Poughkeepsie-Newburgh-Middletown, NY HUD Metro Area
2022 Adjusted Home Income Limits
Program 1 Person 2 Person3 Person4 Person5 Person6 Person7 Person8 Person
30% Limit  $            23,600 $            27,000 $            30,350 $            33,700 $            36,400 $              39,100 $              4,800 $              44,500
Very Low Rent Limit  $            39,350 $            45,000 $            50,600 $            56,200 $            60,700 $              65,200 $              69,700 $              74,200
60% Rent Limit $            47,220 $            54,000 $            60,720 $            67,440 $            72,840 $              78,240 $              83,640 $              89,040
Low Income  $            62,600 $            71,550 $            80,500 $            89,400 $            96,600 $            103,750 $            110,900 $            118,050

HOME Rental units must be occupied by families whose annual incomes do not exceed 60% of the area median income. Rents of HOME-assisted units are set at 30% of 65% of AMI and 30% of 50% of AMI in conformance with the above occupancy requirements.  However, these rents can never be more than the HUD Fair Market Rent (FMR). Mixed income projects are encouraged and may contain units that are not HOME assisted and such units are not subject to HOME rental restrictions. Applications for projects that are currently occupied are not accepted.

 HOME income limits are published each year by HUD:  HOME Rent Limits

U.S. Department of HUD
STATE: NEW YORK: Poughkeepsie-Newburgh-Middletown, NY HUD Metro Area
2022 Home Program Rents
Program 0 Bedroom 1 Bedroom2 Bedroom3 Bedroom 4 Bedroom 5 Bedroom 6 Bedroom
Low Rent Limit $               983 $              1,054 $              1,265 $              1,461 $              1,630 $              1,798 $              1,967
60% High Home Rent Limit  $              1,033 $              1,107 $              1,412 $              1,796 $              2,022 $              2,256 $              2,451
Fair Market Rent  $              1,033 $              1,107 $              1,412 $              1,796 $              2,022 $              2,325 $              2,629
50% Rent Limit $               938 $              1,054 $              1,265 $              1,461 $              1,630 $              1,798 $              1,967
65% Rent Limit $              1,259 $              1,350 $              1,622 $              1,865 $              2,061 $              2,256 $              2,451

Maximum Per-Unit Subsidy Limits

Below are the 2022 HOME per-unit subsidy limits for New York based on the Section 234 Condominium Housing basic statutory mortgage limit for elevator type projects: 

These Limits  for 2022 are effective March 17, 2022.  

Number of BedroomsSection 234 Elevator LimitHOME Maximum Per-Unit Subsidy

For more information on Max Per-Unit Subsidy Limits Click Here

Monitoring and Compliance: Maintaining  Affordability 

The Orange County Office of Community Development is responsible for the loan servicing and annual monitoring HOME funded housing projects. Loan servicing includes insurance compliance, subordinations, payment processing, and satisfactions for any active HOME funded loans. HOME project monitoring includes on-site monitoring, desk reviews, and technical assistance for sub-recipients, developers/owners and municipalities. The Office monitors all projects to ensure compliance with applicable rules and regulations including Part 58 Environmental Review, Davis-Bacon labor compliance, affirmative marketing efforts, MBE/WBE, 2 CFR 200, VAWA, and Section 3 compliance. In addition to required quarterly financial and project status reports, subrecipients must obtain approval from the Community Development Office, prior to bidding or purchasing of goods or services to ensure compliance with all cross-cutting regulations. Financial and project status reports are monitored to identify project delays or other potential issues that may impact compliance with HOME timeliness requirements.  Through annual monitoring, the County must ensure that HOME-funded housing units remain affordable and meet HOME and cross-cutting regulations in the long term (20 years for new construction of rental housing; 5-15 years for rehabilitation/construction of homeownership housing or rehabilitation of rental housing, depending on the amount of HOME subsidy per unit).

HOME Program Policies and Procedures

HOME Policies and Procedures With Appendices

The Orange County Office of Community Development Office (OCOCD) has created the HOME Policies and Procedures manual as a guide to help Subrecipients/Developers of HOME Investment Partnership Program funds understand their responsibilities under the program and how the OCOCD staff views potential/actual projects.   However, the information in this manual is not a substitute for federal laws and regulations governing the program. Subrecipients/Developers are responsible for compliance with program requirements. Applicants for HOME program funding are encouraged to familiarize themselves with both this manual and the HOME regulations which can be found on the U.S. Department of Housing & Urban Development’s website at:


 These policies and procedures apply to all projects receiving HOME funds through the Orange County Office of Community Development. Any violation of the requirements of the HOME program or policies contained within could result in the repayment of HOME funds received by the Subrecipient/Developer.