By Ann Cameron Siegal

Special to The Washington Post
Saturday, January 12, 2008; Page F01

Fairfax City is attempting to lessen the move-or-improve quandary that many homeowners face when their residences no longer fit their needs.

Whether residents are expanding their families, aging in place or working from home, several programs that go beyond those offered by other local governments are available to help people stay put. "These programs are targeted towards homes that need a little extra love," said Danielle Easter, executive director of the Fairfax Renaissance Housing Corporation.

Residents can tackle functional obsolescence, improve curb appeal, add a bathroom or home office, update the kitchen, or make the house wheelchair-accessible with a first-floor bedroom suite by using one or more citywide programs. Some offer financial breaks; others provide services or information:

·  No-interest home-equity loans. Since 2001, Fairfax Renaissance Housing Corporation, in partnership with Virginia Commerce Bank, has offered two-year, no-interest loans of up to $200,000 for home improvement projects. (The project can cost more, but only $200,000 is eligible for the loan.)

Loans are available to Fairfax City residents and to prospective residents with contracts in hand. The house to be renovated must be at least 10 years old, with a value of less than $750,000 before improvements. Borrowers must meet the lender's usual loan-approval requirements, but the city places no income restrictions on the loans.

"This program is the only one of its kind in the nation," Easter said. At first, projects tended to be small, like ripping out the sea-foam or pink bathroom fixtures from ramblers and split-levels built in the early 1950s. Now, Easter said, projects are larger, often involving substantial changes and major additions.

Project plans must be approved by Renaissance Housing's board, which includes members who have backgrounds in construction, architecture, design, banking and real estate. All projects must meet the city's permit, zoning and code requirements. If a homeowners association covers the neighborhood, it also must approve the changes.

There are no specified design elements that must be incorporated, but because one goal is to enhance the appearance and neighborliness of communities, designs that include front porches are particularly favored.

Board members work with residents to make the best use of technology and trends, keep costs in line and fit the neighborhood.

"It's pretty easy as long as you do your homework," said Lisa George, who is in the midst of a substantial renovation of her 1953 rambler.

Renaissance Housing evaluates floor plans and landscaping before approving a project and may offer suggestions that the homeowner might not have considered.

"The whole committee comes to see the property," said George, whose written proposal included photos, justifications and estimated costs. Committee members ask detailed questions about the proposed project, she said. "They can tell you if you're getting good value."

If the project is expected to cost more than $100,000, approved contractors must be used. George reined in her renovations at $99,900 specifically because she wanted to use an independent contractor who didn't have the required Class A license for more-costly projects.

Projects must be completed within 18 months of loan approval. Then the house must remain the borrower's personal residence for at least three years. In other words, you can't use these no-interest loans to fix up your house for renting or a quick sale.

Since July 2006, 21 applications have been received. Of those, 15 have been approved. Sometimes after checking out the specifics of these loans, homeowners who may prefer fewer constraints choose to take out their a loan elsewhere at the prevailing interest rate.

·  Residential tax exemptions. In 1994, Fairfax instituted a property tax relief program for residents who substantially rehabilitate, renovate or replace houses that are at least 15 years old. Improvements must increase the home's value by at least 15 percent.

Applications must be made before work starts.

In 2002, after Natalie and Bill Zink more than doubled the assessed value of their Little River Hills house by nearly doubling its living space, they received a five-year exemption from any property tax increases. For the next five years, their property tax bill will reflect a gradual phasing-in of the increased value.

Bill Zink, a civil engineer, said: "The process in Fairfax City is a dream. It is really easy. The staff is great to work with and extremely helpful and professional."

·  Adopt a truck. Do-it-yourself home-improvement projects often generate bulky debris. While Fairfax City collects much of that during normal curbside trash pickups, some items are harder to dispose of. For those items, limited to roof shingles, concrete rubble, or dirt and sand, residents may use the free Adopt-a-Truck service. A dump truck is parked in front of your house on Friday so you can load it up over the weekend. On Monday, city officials haul it away. This service is limited to one truckload per house per year and may not be used by contractors.

·  Contractor reference book. You know what you need done, but how do you find a good contractor and steer clear of those who are not so good? While Fairfax City officials cannot recommend contractors, residents can and do, submitting kudos or growls about their experiences. The Contractor Reference Book, kept in Room 207 at City Hall, is read more than it's written in, Easter said. About 20 percent of people who participate in the Renaissance Housing loan program submit evaluations of their contractors, she said.

·  Coming soon, a design guide. Because so many Fairfax City homes are similar in style, including lots of 1950s brick ramblers and split-levels, city officials are pulling together a design guide so that residents can see what others have done with similar homes.

For information on the no-interest loans and tax exemption, call 703-385-7805 or visit http://www.fairfaxva.gov/renaissance/programs.asp; for Adopt-a-Truck, call 703-385-7995. The Contractor Reference Book is available only at City Hall, 10455 Armstrong St., Fairfax.