Below is a list of frequently asked questions. Simply click a button to be taken to the relevant topic.
Is GMHC For Me?
If you are a community-minded, financially stable individual or family leader that is looking for affordable home ownership in the Kettering/Dayton area, and are looking to be involved in a community, but don’t necessarily have the time or ability to maintain a property yourself, then Greenmont Mutual Housing Corporation may be for you. Continue on for more specific information.
What is a mutual housing cooperative?
The U.S. Department of Housing and Human Development defines mutual housing as a property that is owned by a Mutual Housing Association (in this case, Greenmont Village) and residents are members of the Association that owns the housing.
The MHA (Greenmont Village) is a nonprofit corporation that develops, owns and/or manages, or assists cooperatives and other forms of nonprofit resident-controlled housing. MHAs are governed by a Board of Trustees composed of residents, and representatives from the private, public and community sectors.
Greenmont Village owns all of the housing developments. Members cannot buy or sell their units directly; however, they have a significant voice in decision-making, and have a lifetime right to live in the housing.
How does a mutual housing cooperative compare to renting an apartment or purchasing a condo in the Dayton area?
Dayton area apartments are owned by someone else, and you pay rent to live there. Conversely, a condominium is part of a multi-unit dwelling with privately owned residences within. Condos maintain some shared common areas and infrastructure such as elevators, basements, or rooftops. Condominiums are classified as real property, meaning that buyers own the deeds to their space.
Mutual housing cooperatives like Greenmont Village are not considered real property. When you buy into Greenmont Village, you become a shareholder in our corporation which owns the property. As a member, you are entitled to exclusive use of a housing unit in the property and other benefits of our property.
Is Greenmont subsidized housing?
No. Greenmont Mutual Housing Corporation is a private non-profit corporation. Residents in our buildings are members and part-owners of the cooperative, not tenants.
Is Kettering a good place to live?
Kettering, Ohio, which is part of the greater Dayton metropolitan area is a safe, clean township with a strong school district and a good sense of community. It’s ideal for families, working professionals and retirees, alike. The area is close enough to Cincinnati to access the city’s amenities, but far enough away to have a slower pace.
What are the benefits of mutual housing like at Greenmont?
When you are a member of a mutual housing association like Greenmont Village, you are accessing sustainable, affordable housing in a safe community that maintains agreed-upon standards for residents. It also provides additional benefits in the form of recreation and amenities, such as our gardens, parks, school, on-site businesses, events, activities, and more.
We believe that Greenmont Village promotes community spirit and true resident involvement, which creates a harmonious community and ecosystem that everyone enjoys and supports.
What are the minimum requirements to apply to GMHC?
As members, we consider living in Greenmont Village as a privilege, and as such, we work together to protect the harmony of the community by setting threshold requirements for our new members.
To apply and be considered for home ownership at GMHC, you, (as of 2022) must:
- Be a U.S. Citizen
- Be 21 years of age
- Have a FICO score of at least 650
- Meet our gross income requirements
1 person in family – $25,000 annually
2 people in family – $29,000
3 people in family – $34,000
4 people in family – $46,000
*Add $3,500 for each additional family member
- Have no prior felony convictions
- Any resident over 18 in the unit must complete a criminal background check
- Have no recent bankruptcies (within one year since discharge)
- A debt-to-income ratio not exceeding 40%
- Complete the interview process, which requires both the applicant and spouse to attend.
What is the quickest way to get a unit?
Greenmont Mutual Housing in Kettering functions on a priority system: your returned completed application packet is time and date stamped, placed on the waiting list according to the time and date stamped; as well as, a complete application, your availability for an interview when contacted, and unit availability.
What is the Greenmont Village Interview process like?
Our interview process is necessary in order to get to know you and/or your family prior to offering you housing in our community. It’s also a great opportunity for you to determine whether or not Greenmont Village is a good fit for you. It’s a back-and-forth conversation that consists of questions we may have for you and questions that you may have for members of our Board. The outcome of the interview will be part of the Resident Selection Committee findings that are presented to the Board of Trustees monthly meeting for a final vote on new residents/members.
Do I have to stay in the same unit for the length of my time at Greenmont Village?
No. Greenmont Village does allow for transfers once you become a permanent member after twelve (12) months. After inspections and approval from the Resident Selection Committee, the Buildings and Grounds Committee and the Board of Trustees, you are qualified for a transfer. A transfer fee of $3,000 is required.
I am a single individual. Can I apply to live in a 2 or 3 bedroom unit?
Cohesive family units will determine the size of the unit assigned. Significant others are not included in determining the size of the unit. Significant others with dependent children under the age of 18 can determine the size of the unit if they are to be permanent occupants.
Can someone live with me in my unit if I am not married to them?
You do not need to be married for a significant other to live with you in a unit, but that person will not be considered in terms of their income and no additional bedrooms would be allotted for that individual.
Can my adult children live with me in a unit?
Yes, adult children can live with you, but if they are over 18 years old, they must be listed on the application with name, social security number and birth date so that they can be part of the criminal background check.
Do I get to select the unit that I lease?
When you are selected to become a member of the Greenmont Village community, you will be shown an available unit(s). If a unit(s) is turned down by the applicant, you must reapply and repeat the application process.
What does it cost to “buy in” to GMHC?
Upon application approval, residents must pay a $3,500 equity payment, a $100 membership fee and the first month’s dues in full at the time you receive your keys and sign your contract.
What are the monthly dues?
Monthly dues are a way to maintain the property and provide for its growth. As of May 2022, dues rates are:
1 Bedroom Double = $424.00
2 Bedroom Double = $429.00
2 Bedroom Single = $434.00
3 Bedroom Double = $434.00
Rates are subject to change. In addition, a $200 security deposit is added to dues for the first 24 months of occupancy. This is assigned to your account and is used to revamp your unit upon termination of your contract. Anything remaining will be refunded to you.
Can I have pets in a GMHC unit?
Pets are permitted on a conditional basis. Residents may only have 2 pets per unit (cats and/or dogs only), and pets must be either always leashed or confined to the unit yard. All pets must be registered with Greenmont Village within 14 days of move-in and must wear an ID tag while outside the unit. Rabies and vaccinations are required and must be submitted to the Greenmont Village office. Service animals are not considered pets, but all animals must be cleaned up after by their owners. Yearly license update is required.
Is smoking permitted in the units?
Smoking is permitted in the units, with the understanding that any damage due to smoke will need to be repaired upon termination of your contract and that those renovations will be funded from the resident’s security deposit and equity fund.
What are my unit maintenance responsibilities versus the corporation’s?
A breakdown of property maintenance responsibilities can be found in the table below, with exceptions explained beneath:
|Windows and door shades||X||X||NO||YES|
|Windows and door glass, storm door||
|Crawl space window and screens||X||NO||YES|
|Furnace filters and registers||X||NO||YES|
|Faucets, drains, toilets, sill cocks||X||NO||YES|
|Stopped drains within unit||X||NO||YES|
|Light fixtures, receptacles, receptacle plates, light switches, light plates||X||NO||YES|
|Permanently installed floor, wall, and ceiling coverings||X||NO||YES|
|Kitchen hardware and cabinets||X||NO||YES|
|Bathroom hardware and cabinets||X||NO||YES|
Interior of Unit
|Electrical Systems in Units||X||X||YES||NO|
|Frames, Jambs, Sashes||X||X||YES||NO|
|Grounds, Grass Cutting||X||
|Gutters, Downspouts, Trim||X||YES||
Ensure deflected 3’ away from unit
|Air Conditioning System||X||X||
inside/out of Unit
|Hot Water Heater||X||X||YES||NO|
#s added by Member
Landscaping – Bushes, Shrubs, Trees
Keep soil/mulch below siding
|Painting – Exterior||X||YES||
Shutters, Awnings, Sheds, Vents & Covers
YES on lines coming into unit unless negligence
NO on original unit
YES on additions and sheds
|Siding, shutters, and awnings||X||
Replace damaged or missing siding unless negligence
|YES cleaning and painting|
Except Special Pick up
Except Special Pick up
|Mulch in flower beds||X||
Keep below siding
- Any resident-applied upgrades or alterations/renovations to the unit remove the responsibility from the corporation and transfer responsibility to the resident. Example: if you upgrade to granite countertops, then the countertops would no longer fall within the realm of the corporation’s responsibility.
- There are aesthetic requirements for the external areas of the units in terms of paint colors, cleanliness, etc. All of these requirements are listed out in our Property Maintenance Standards, which will be provided to you upon move-in.
All unit improvement projects must be approved by the Building and Grounds Committee.
Who covers the insurance for the units?
GMHC insurance coverage is defined as the original structure built in 1942. It does not include any upgrades, built on additions or freestanding storage unit. GMHC insurance coverage will only restore the original unit to its original condition in case of damage or destruction. A minimum of $300,000 liability protection is required by all members. There are Two types of insurance coverage to consider: Renters Insurance (HO-4) provides coverage for your personal contents; and Condominium Insurance (HO-6) designed for condos and cooperatives which provides coverage for any attached addition, structural improvements, upgrades, and contents.
Can I make changes to my unit?
Residents are permitted to make changes, renovations, and upgrades to their unit. The process for this requires submission of plans to GMHC, as well as approval and post-renovation inspection and assessments. Additionally, any changes made to the unit that are initiated by the resident then become the resident’s responsibility in terms of upkeep, maintenance, care, and appropriate insurance.
Do I own the unit or rent it?
As a member of Greenmont Mutual Housing Corporation, you get the advantage of ownership with a perpetual lease. However, you may transfer or designate a beneficiary after ten (10) years as a member; provided you have properly maintained your unit.
How long are the unit leases?
The units are leased on a perpetual lease, with a one year probationary period during which any violations to the contract or code of conduct can result in an immediate termination of the lease.
Can I rent the Event Hall?
Our Event Hall is a wonderful space for events that many people in the Dayton area rent out, whether they are residents at Greenmont Village or not. Members have access to rent the community Event Hall at a reduced rate. Non-members also can rent the space. Visit our Event Hall page for more details.
How is the mutual housing community governed?
The Green Book, our official member manual, outlines the Articles of Incorporation, Code of Regulations, Management Code, and Committee Charters; which provides the agreement to operate and manage Greenmont Village; and the guidelines that outline the members’ responsibility for their membership. Members elect a Board of Trustees (6 internal members and 3 external community members) that conduct GMHC affairs; as well as volunteer their time supporting the committees (Resident Selection, Membership, Rules and Regulations, Building and Grounds, Community and Commercial Property, Finance, Activities) and any other committee deemed necessary to provide additional support for managing GMHC.
Will my unit be inspected?
Annual unit inspections are done to ensure that all property is maintained according to the Property Maintenance Standards. Any damages due to negligence are noted and the member is responsible for any needed repairs. Damage due to pets shall be assessed an additional monthly charge of $25 per month for each pet.
What type of involvement is required as a resident?
Members are also expected to get involved in the community by serving on the Board of Trustees, serving on the various committees that implement the rules and regulations of such committees or by volunteering to help others who have hardships and need a little extra help. That’s the meaning of community and the backbone philosophy of this community.
There are also democratic involvement requirements, including voting on board members, voting to veto or pass motions that change the community standards and attendance at quarterly membership meetings. At those meetings we meet and discuss the business of the corporation. Because we are self-managed, we have committees that work to improve the property and dynamics of the community.
I work outside of the Dayton area or am very busy. Is meeting attendance mandatory?
We understand that our residents have busy lives, and the Dayton and Cincinnati area are continuing to grow, and many working professionals travel or commute. Because of this, meeting attendance is not mandatory but is strongly encouraged for those whose schedules can accommodate them. It’s important to remember that without attending meetings, you cannot vote on any items of business, and it is voting on these items that really shapes the future of the Greenmont Mutual Housing Corporation. Zoom meeting attendance is available.
What committees are there to serve on?
The Board of Trustees consists of six (6) internal members and three (3) external members. Trustees are elected by the membership and are responsible to ensure the success of Self-Management and Financial well being with the support of the Manager of Property and Maintenance and supporting staff.
Committees that support the Self-Management of GMHC include:
- Resident Selection Committee
- Membership Committee
- Rules and Regulations Committee
- Building and Grounds Committee
- Community and Commercial Property Committee
- Finance Committee
- Activities Committee
- Roof Committee
- Annual Election Committee
Is Greenmont Village a good place for kids?
Many families have found Greenmont Village to be a happy and healthy community to start and grow their families. Greenmont Elementary School is on-site and is part of the top-rated Kettering School District (one of the best in the Dayton area), a park and plenty of common areas give kids the ability to make friends with other kids who live in the community. Also, our Activities Committee works to have festive events for children, so there are always fun family activities to look forward to that are at no cost to you as a member.