FTDD restores aging homes, supports community development

Johnson City's housing progress is not only measured in new builds, but in the quiet stabilization of aging neighborhoods where grant-funded repairs are helping residents remain in their homes. Bill Forrester, director of economic development, planning and housing initiatives for the First Tennessee Development District, said the district has worked for decades to strengthen communities across eight counties and 20 municipalities, with housing rehabilitation now a central focus. "We were established in the 1960s to help communities with economic and community development," Forrester said. "Our housing department has been in place for about 30 years, and we focus on rehabilitation and reconstruction for low-income homeowners so they can stay in their homes and age gracefully." Unlike organizations such as Habitat for Humanity that build new homes, the development district does not handle new construction for sale or rent. Instead, it directs state and federal dollars toward repairing existing homes, particularly for older residents on fixed incomes. In Johnson City, the district administers about $200,000 of the city's federal Community Development Block Grant funds each year. Those dollars support rehabilitation and reconstruction for income-qualified homeowners. Forrester said the district also manages a seven-community housing consortium that receives direct funding from the U.S. Department of Housing and Urban Development. The funding totals roughly $750,000 annually and is spread across participating municipalities, with Bristol serving as the lead entity. Beyond those programs, the district recently secured four competitive grants from the Tennessee Housing Development Agency and continues to administer disaster-related housing funds, including about $2 million through THDA and additional assistance through the United States Department of Agriculture rural development program. "We have an emergency repair program that has been wonderful," Forrester said. "We can do up to about $15,000 to $20,000 in work for things like roofs and bathrooms when someone has a dire need. The goal is to step in quickly and keep them in their home." Most programs require households to meet income limits, often at or below 80 percent of area median income, with some emergency programs capped at 60 percent. Forrester said many applicants are seniors living on social security. "A lot of these folks are living on $900 a month," he said. "They are struggling with food and medicine, and then they have a roof issue or a foundation problem. It is just not sustainable without help." In Johnson City, referrals often come from code enforcement officials who identify deteriorating homes during inspections. Forrester said the district also holds public meetings and conducts outreach online to connect eligible homeowners with assistance. "We have policies and procedures in place," Forrester said. "People have to qualify income-wise and meet all the criteria for the grant. We help in an orderly fashion." As Washington County continues to grow, Forrester said aging housing stock remains a persistent challenge. Many homes were built before 1978 and may contain lead-based paint. Others require radon mitigation, foundation stabilization or roof replacement. "The biggest challenges right now are aging homes and costs," he said. "Construction prices went up during COVID, and most homeowners simply cannot afford to bring in a contractor for major repairs. That is where we step in." He said addressing multiple homes within the same neighborhood can have a ripple effect. "When we fix one home, you often see a neighbor who has the means decide to improve theirs as well," Forrester said. "That is a good sign for the community as a whole." Looking ahead, the district expects additional disaster-related Community Development Block Grant funding from the state, with tens of millions of dollars anticipated statewide and a significant portion earmarked for housing. Those funds, he said, could expand the region's ability to replace damaged homes and address severe structural issues. Still, Forrester expressed concern about long-term funding stability as demand increases. "These programs are vital to keep people in their homes," he said. "We do not want to see any reduction in funding, because the need is there every single day." Forrester encouraged residents and local governments to contact the development district directly for information about available programs and to advocate for continued housing support at the state and federal levels. "The development district was created to support this region," he said. "We are here to help."