Developer Resource Center

 

Multifamily Portal Account Request Form

All projects seeking IHDA resources must submit a Preliminary Project Assessment (PPA) for review. In order to submit your PPA, you must first request an account for the Multifamily Portal. Once given access to the Multifamily Portal, all documents must be uploaded electronically.

To request an account for the Multifamily Portal, please click here or visit https://ppa.ihda.org to fill out the online form. Please allow three business days to receive your login information to access the Multifamily Portal. If you have not received your account information within three business days, please reach out to mfportalhelp@ihda.org.

If you have already submitted an account request form and have forgotten your username or password, please email mfportalhelp@ihda.org for assistance.

 

Low Income Housing Tax Credit (LIHTC) Resources

The Low-Income Housing Tax Credit (LIHTC) program was created by the United States Congress in 1986 to promote the development of affordable housing for low income individuals and families. The Internal Revenue Service (IRS) regulations for the Tax Credit program are found under Section 42 of the Code of 1986, as amended.

As an allocating agency for the Tax Credit program in Illinois, the Illinois Housing Development Authority (Authority) is required to publish a Qualified Allocation Plan (QAP) that details how it intends to award the tax credits. Pursuant to Section 42 of the Code, the QAP describes criteria the Authority considers in evaluating Projects and development teams applying for an Allocation of Tax Credits.

 

Current Qualified Allocation Plan:

2022-2023 Qualified Allocation Plan (QAP)

2022-2023 IHDA Board and Governor approved QAP. Updated September 2021.

Past Qualified Allocation Plans

2020-2021 Qualified Allocation Plan (QAP)

2020-2021 Governor approved QAP. Updated October 2019.

2018-2019 Qualified Allocation Plan (QAP)

2018-2019 QAP. Updated October 2017.

2016-2017 Qualified Allocation Plan (QAP)

2016-2017 QAP. Updated January 2016.

Please see the key event deadlines for the 2022 9% LIHTC round:

DATE EVENT
October 29, 2021 PPA Deadline for 2022 LIHTC Applications
December 17, 2021 PPA Notification to Sponsors
February 11, 2022 2022 LIHTC Applications Due
May 20, 2022 2022 LIHTC Recommendations to Board

4% LIHTC:

IHDA will accept 4% LIHTC applications on a rolling basis through December 31, 2022. IHDA will endeavor to notify Sponsors within 45 days of the Authority’s receipt of the request for 4% PPA approval.

The Preliminary Project Assessment is the first step when applying for the Authority resource requests. All potential LIHTC applicants (for both 4% and 9%) must complete the Preliminary Project Assessment (“PPA”) process prior to the submission of a Project Application.

Please find all of the relevant documents for the Preliminary Project Assessment (PPA) below. All Projects must receive PPA approval prior to making a Project Application.

PPA Submission Documents

2022-2023 Preliminary Project Assessment (PPA) Workbook

The updated 2022-2023 Preliminary Project Assessment (PPA) Workbook. This current version of this PPA Workbook should be used when applying for a non-PSH, IHDA-administered program that requires a PPA.  Only this current version will be accepted.

IHDA Enterprise Green Communities Workbook

IHDA’s workbook to adhere to 2020 Enterprise Green Communities program’s forty required criteria. Please submit this workbook with the elements due at PPA.

Enterprise Item 1.1 Project Priorities Survey

Complete this survey prior to beginning your integrative design process and submit with your Preliminary Project Assessment. (For an interactive PDF version of this survey created by Enterprise, go to https://www.greencommunitiesonline.org/templates-certification.)

Development Experience Certification: Sponsor

Sponsor experience certification. Updated September 2021.

Development Experience Certification: General Contractor

General contractor experience certification. Updated September 2021.

Development Experience Certification: Architect

Architect experience certification. Updated September 2021.

Development Experience Certification: Property Manager

Property manager experience certification. Updated September 2021.

Multifamily Fee Payment Form

Multifamily fee payment form to be submitted with all PPA and full applications.

PPA Reference Documents

PPA Data and Metrics Chart

The market data and metrics reviewed for the PPA are outlined in the 2022-2023 PPA Data and Metrics Chart. The chart is divided by the different PPA market review categories and the data and indicators used to examine each category are discussed.

Underwriting Standards Guide

This Underwriting Standards Guide presents the Authority’s criteria for evaluating a Project’s financial feasibility and underwriting assumptions.

2022-2023 Food Access PPA Verification Process

As part of the Preliminary Project Application (PPA) review under the 2022-2023 QAP, applicants will strive to demonstrate that they are within an acceptable distance from fresh healthy food. For more information about this component and to access the tool, please visit the Market Research page.

Affordable Rental Unit Survey (ARUS)

The Affordable Rental Unit Survey is an analysis of affordable rental housing concentrations in every census tract in the State (organized by county).  For more information about the ARUS, its background and methodology, and the web tool, please visit the Market Research page.

Affordability Risk Index (ARI)

The Affordability Risk Index (ARI) is a tool intended to demonstrate the need to preserve affordability in areas that are becoming less affordable at a faster rate. For more information and the ARI Guide, please visit the Market Research page.

Proximate Opportunity Areas

Proximate Opportunity Areas must be submitted at PPA with the PPA Workbook. For more information, please visit the Market Research page.

Opportunity Areas

Opportunity Areas, as defined by IHDA, are communities with low poverty, high access to jobs and low concentrations of existing affordable rental housing. For more information about the methodology and a list of current Opportunity Areas, please visit the Market Research page.

Revitalization Impact Areas

Revitalization Impact Areas (RIAs), as defined by IHDA, are targeted geographic areas that demonstrate the most salient market conditions suggesting that revitalization, or concerted community development planning, would be especially beneficial within these communities. For more information about RIAs and the map, please visit the Market Research page.

PPA Status List

As PPAs for IHDA resources are now accepted on a rolling basis, IHDA provides the status of PPAs received and approved to date.

Required submission for all Tax Credit Projects.

Mandatory Submission Documents

Multifamily Fee Payment Form

Multifamily Fee Payment Form to be submitted with all PPA and full applications. Updated April 2021.

Common Application

The Common Application is to be submitted after PPA approval and required for all IHDA resource requests.

Historic Preservation Checklist

Historic Preservation Checklist form. Updated February 2020.

Architectural Standards, Universal Design and Amenities Certification

Architectural Standards, Universal Design and Amenities Certification form.

Certification of Project Scope Outline

Guide for Sponsors and architects in the preparation of the written project scope.

Relocation Checklist

To be used for all projects involving the acquisition or rehabilitation of any property that is occupied by residential or commercial tenants as of the application date. Both temporary and permanent relocation require completion of this checklist. Updated February 2020.

2022-2023 Site and Market Study Summary Form

2022-2023 Market study form

Development Experience Certification: Sponsor

Sponsor experience certification. Updated September 2021.

Development Experience Certification: General Contractor

General contractor experience certification. Updated September 2021.

Development Experience Certification: Architect

Architect experience certification. Updated September 2021.

Development Experience Certification: Property Manager

Property manager experience certification. Updated September 2021.

Application Certification, Organizational Chart and Identity of Interest Certification

Organizational Chart and Identity of Interest Certification form. Updated February 2020.

IHDA Enterprise Green Communities Workbook

IHDA’s workbook to adhere to 2020 Enterprise Green Communities program’s forty required criteria. Please submit this workbook with the elements due at Project Application.

Statewide Referral Network Agreement

This form should be completed to request a waiver from criteria that are waivable, according to the IHDA Enterprise Green Communities Workbook.

Mandatory Reference Documents

Local Consolidated Plans

List of jurisdictions with local Consolidated Plans. Updated October 2017.

Standards for Environmental Reviews and Professionals

Environmental requirements for multifamily projects. Updated December 2017.

IHDA 2021 Standards for Architectural Planning and Construction

Standards for architectural planning and construction are provided as an aid for the design and construction of quality affordable housing. Updated September 2021.

Standards for Construction Cost Estimating

Construction cost estimating requirements for multifamily projects. Updated December 2017.

Standards for Property Needs Assessments

Property needs assessment requirements for multifamily rehabilitation projects.

2022 – 2023 Standards for Site and Market Study Reviews and Professionals

2022-2023 Site and market requirements for ALL multifamily projects. 

Underwriting Standards Guide

This Underwriting Standards Guide presents the Authority’s criteria for evaluating a Project’s financial feasibility and underwriting assumptions.

Exclusive to 9% Low Income Housing Tax Credit (LIHTC) applications

Scoring Submission Documents

These documents may be submitted with full application to receive points

LIHTC Scoring Workbook

2022-2023 9% LIHTC scoring certification form

Architectural Standards, Universal Design and Amenities Certification

Architectural Standards, Universal Design and Amenities Certification form.

Asset Map Template

This template may be used to fulfill the Community Revitalization requirement and to pursue points for Neighborhood Assets.

BIPOC Self-Certification

This document must be signed and submitted at time of application for Teams pursuing points as BIPOC-Led or BIPOC-Governed entities.

Scoring Reference Documents

Reference documents exclusive to 9% LIHTC applications.

AHPAA Municipalities

Municipalities subject to the Affordable Housing Planning and Appeal Act. Updated December 2018. Please note that the AHPAA Municipalities will be updated in December of 2023.

Underwriting Standards Guide

This Underwriting Standards Guide presents the Authority’s criteria for evaluating a Project’s financial feasibility and underwriting assumptions.

2022 – 2023 Site and Market Study Review Criteria and Scoring

2022 – 2023 Site and Market Study Review Criteria and Scoring.

Community Revitalization Plan Thresholds Scoring and Criteria

This document describes how community revitalization strategies can meet Authority thresholds standards and competitively score under the competitive 9 percent LIHTC round in conjunction with the QAP.

Community Revitalization Plan – Map Tool for Determining if Developments are Located in a HUD R/ECAP Census Tract

This interactive map tool from PolicyMap will assist in determining if your development project is located in a HUD R/ECAP census tract.  Note that all projects located in a HUD R/ECAP census tract must submit a Community Revitalization Plan.

Organizational Chart Template

Teams pursuing points as BIPOC-led entities should refer to this organizational chart as an example of what should be submitted with their application.

Opportunity Areas: Geographic Considerations and Determination Metrics

Opportunity Areas are identified with publically-available data published by the federal government. IHDA has used specific geographic considerations and determination metrics to determine the Opportunity Areas. Updated August 2021.

Opportunity Areas: Current List

IHDA will publish a new list of Opportunity Areas every year with the Draft Qualified Allocation Plan and Opportunity Areas will retain the designation for at least 4 (four) years and as long they meet the identification criteria. New Opportunity Areas may be added with each determination. Updated August 2021.

Quality of Life Index (QOLI)

The Quality of Life Index score is a dynamic measurement of cumulative positive outcome measurements in five different Quality of Life Categories. These categories are: education, prosperity, health, housing, and connectivity.

Proximity to Jobs

Step-by-step instructions for scoring submission documentation and guidance on using the On the Map tool to receive the Proximity to Jobs point.

SRN Initial Demand List

Refer to this list as the Project prepares a PPA. Updated August 2021

SRN Initial Demand List – Chicago

Refer to this list as the Project prepares a PPA for CHICAGO ONLY. Updated August 2021

Statewide Referral Network Agreement

Statewide Referral Network agreement. Updated September 2020.

Section 811 Initial Demand List

Refer to this list as the Project prepares a PPA. Updated August 2021.

Section 811 Initial Demand List – Chicago Only

Refer to this list as the Project prepares a PPA for CHICAGO ONLY. Updated August 2021.

2020-2021 Soft Funds Limits

2020-2021 Soft Funds Limits. Updated October 2020.

Other Metro Set-Aside Places

Places within the Other Metro Set-Aside for LIHTC applications. Updated November 2017.

2022-2023 Grand Total Hard Cost Limits

Total hard cost limits by bedroom type and geographic set-aside for the 2022-2023 QAP. Updated September 2021.

2020-2021 Grand Total Hard Cost Limits

Total hard cost limits by bedroom type and geographic set-aside for the 2020-2021 QAP. Updated February 2020.

Sample Tax Credit Calculation Method

Example calculating eligible tax credit amount based on qualified basis and equity gap methods. Updated November 2015.

IHDA Portfolio and Pending Projects Map

The status of all PPAs and applications for IHDA resources, as well as IHDA’s current portfolio, can be found via the IHDA Portfolio and Pending Projects Map.

Statewide Referral Network Fact Sheet

Information for property owners and managers about the Statewide Referral Network (SRN), other related resources, and their obligations as SRN participants.

Registered Agencies – Service Providers List

The listed agencies added are based on data generated from https://www.ilhousingsearch.org database. Criteria includes registered agencies with agents by city and zip code.

LIHTC Manual for Owners and Agents

Online User Manual

 The 2021 Compliance Connection resource portal outlines annual compliance requirements and options for our valued partners – property owners and managers

Certificates of Consistency (HUD)

Income Averaging

As is well known throughout the affordable housing industry, Congress recently created a new occupancy set-aside option known as “income averaging.” Instead of electing the 20/50 or 40/60 minimum set-aside, an owner may elect an income averaging set-aside. This allows a property to serve households up to 80% AMI, as long as at least 40% of the total units are rent and income restricted and the average income limit for all tax credit units in the project is at or below 60% AMI.

The Authority understands its stakeholders are excited to take advantage of this new option to better serve the needs of those seeking affordable housing. Given the nuances of this new set-aside option, the Authority is carefully reviewing applicable law and industry guidance with the goal of developing a policy around income averaging that will ensure the Authority can continue to administer the low-income housing tax credit (“LIHTC”) program in the most effective and efficient way possible.

As the Authority continues its analysis of this new set-aside option, the Authority wanted to provide some information about the parameters currently being considered. The information in this bulletin is not intended to be conclusive or exhaustive. The Authority’s final policy may or may not include the elements discussed below. In addition, if determined to be applicable, the Authority will take steps to amend the 2018-2019 Qualified Allocation Plan.

Please note, developments will be ineligible to select income averaging if: (i) the development received 9% LIHTC award from the Authority in 2018 (or earlier); or (ii) the development receives a 9% award from the Authority in 2019; or (iii) the development already has a recorded Extended Use Agreement (including resyndications); or (iv) the development already filed a Form 8609.

Developments seeking 4% LIHTC’s that desire to elect income averaging will be considered by the Authority on a case-by-case basis. Tax exempt bond developments will still need to meet all applicable bond-related compliance requirements.

Additionally, the Authority is in the process of updating the Affordable Rental Unit Survey (ARUS) to reflect all the allowable income levels under income averaging. Please click the link below for additional information.

https://www.ihda.org/developers/market-research/affordable-rental-unit-survey/

Anticipated mandatory requirements for any development requesting to elect income averaging:

  • All units must be designated low income; the development may not contain unrestricted or market rate residential units.
  • Designated income/rent levels may only be set at 10% increments beginning at 20% of AMI. Allowable income/rent designation levels are 20%, 30%, 40%, 50%, 60%, or 80% of AMI.  The Authority reserves the right to limit the number of AMI designations per property.

Anticipated supplemental application items for any development requesting to elect income averaging:

  • Written acknowledgement from the LIHTC equity investor that income averaging is compatible with requirements of other public and private funding sources.
  • Written acknowledgement from the property manager regarding the compliance implications and commitment to provide annual income averaging training to on-site property management.
  • Payment of an additional application fee to re-underwrite the development, if applicable.
  • Payment of an additional compliance fee to reflect increased monitoring requirements for developments that elect income averaging.
  • Updated common application.
  • Updated market study demonstrating sufficient market demand for each income bracket proposed.

The Authority has authorization from the U.S. Department of Housing & Urban Development to conduct subsidy layering reviews (SLRs) for newly constructed and/or rehabilitated multifamily projects that: 1) have received an allocation of Low Income Housing Tax Credits from the Authority, and 2) will receive project-based voucher (PBV) rental assistance. Questions may be directed to slr@ihda.org.

SLR Instructions

SLR Request Template

SLR Application & Checklist

HUD Form 2880

2021 LIHTC Application Round Frequently Asked Questions

Answers to common questions you may have as you fill out your 2021 LIHTC application. Updated January 2021.

2020 LIHTC Application Round Frequently Asked Questions

Answers to common questions you may have as you fill out your 2020 LIHTC application. Updated March 2020.

2019 LIHTC Application Round Frequently Asked Questions

Answers to common questions you may have as you fill out your 2019 LIHTC application.

2018 LIHTC Application Round Frequently Asked Questions

Answers to common questions you may have as you fill out your 2018 LIHTC application.

The Authority will not issue 8609(s) until the final draw request has been submitted and approved by the Authority.  The Authority also will not issue 8609(s) unless all fees and payments due to the Authority in connection with any Authority program have been paid.  All documentation must be submitted via email to Daisy Marchan at dmarchan@ihda.org.

Tips for applying for 8609

Provides tips for completing and applying for your 8609 form.

Checklist for 8609 issuance

LIHTC and 1602 checklist for issuance of IRS Form 8609.  Submit this checklist with your packet of materials.

Owner Certification Forms

LIHTC owner certification forms.

Fee Payment Form

Multifamily fee payment form to be submitted with your packet of materials.

Compliance Monitoring Agreement

Compliance Monitoring Fee Agreement is part of the Determination letter and should be submitted with your packet of materials.

Final Financing Form

Form to list the final sources and amounts of funds for your Tax Credit project.

Certification of Partnership Agreement 

Partnership agreement form to be submitted with your packet of materials.

 

Other IHDA Programs or Funding Sources

 

Cross-Program Documents

2021 Multifamily Transaction Timeframes

Please review the timeframes required to review, underwrite, approve, and close transactions utilizing resources from the Authority.  The deadlines are most relevant for 4% bond deals, but all resources will follow the same timeframes.  We will move transactions along as quickly as possible based on the applicable resources requested.  The timeframes bring clarity to the process so all deal stakeholders have consistent expectations of the timing needed to close transactions.

2022-2023 Preliminary Project Assessment (PPA) Workbook

The updated 2022-2023 Preliminary Project Assessment (PPA) Workbook. This current version of this PPA Workbook should be used when applying for a non-PSH, IHDA-administered program that requires a PPA.  Only this current version will be accepted.

Common Application

The Common Application is to be submitted after PPA approval and required for all IHDA resource requests.

Multifamily Fee Payment Form

Multifamily Fee Payment Form to be submitted with all PPA and full applications. Updated April 2021.

Construction reference documents for all IHDA applications. *Note – Certificate of Completion and Permission to Occupy require submission prior to final project close out.

IHDA 2021 Standards for Architectural Planning and Construction

Standards for architectural planning and construction are provided as an aid for the design and construction of quality affordable housing. Updated September 2021.

IHDA Historic Preservation Requirements

IHDA standards for historic preservation compliance. Updated December 2017.

Standards for Environmental Reviews and Professionals

Environmental requirements for multifamily projects. Updated December 2017.

Standards for Construction Cost Estimating

Construction cost estimating requirements for multifamily projects. Updated December 2017.

Supplemental Professional Services Firm Requirements

Requirements for applicants to secure studies from professional services firms experienced in providing cost estimating services, market studies, Phase I Environmental studies, Rent Comparability Studies, and Property Needs Assessments. Updated December 2017.

IHDA Davis-Bacon Guidelines

Davis-Bacon wage guidelines for all projects funded in part by federal funds. Revised December 2019. This version includes examples.

Section 3 Plan & Compliance Guide

A user’s guide for Section 3 compliance. Updated July 2021.

UFAS Accessibility Checklist for PHA

HUD’s Uniform Federal Accessibility Standards (UFAS) accessibility checklist.

IHDA Lead-Based Compliance Guide

A user’s guide for addressing various lead-based paint related activities.

IHDA’s Summary Guidelines for Change Order Submittals

Change orders are required for any additional costs to the scope of work, any reduction in costs to the scope of work, or any no cost change to the scope of work.

IHDA’s Construction and Architectural Close Out Submittals

A guide to the criteria that must be met when a project is 95 percent completed.

IHDA Certificate of Completion

When the project is 95% complete, prior to final project close out, two copies of the IHDA Certificate of Completion form (Form CD-4) must be submitted to the IHDA Construction Field Representative.

IHDA Permission to Occupy

When the project is 95% complete, prior to final project close out, two copies of the IHDA Permission to Occupy form must be submitted to the IHDA Construction Field Representative.

Stored Materials Request Form

Requests will only be reviewed and considered prior to Initial Closing.  The Authority will allow advanced payments for on/off-site stored materials that are custom fabricated solely for installation for the funded project.

Form Legal Certifications

The legal forms and certifications below are intended for Developments that have received IHDA funding, are for reference purposes only and are subject to change without notice.

Architect’s Certificate

Books and Records Certifications

Debarment Certification

Drug Free Workplace Certification (Federal)

Drug Free Workplace Certification (State)

IHDA Enterprise Green Communities Workbook

Fair Housing Certification (Federal Tax Credit)

Fair Housing Certification (State Tax Credit)

Final Financing Form

HOME Lease Rider 2017

Identity of Interest Affidavit

Lobbying Certification

No Identity of Interest Affidavit

Owners Certification

Ownership Structure Certificate (Sample)

Plans Certificate (tax credits)

Plans Certificate

TIN Certification

Multifamily Financing Closing Due Diligence

The forms below are for for developments have received IHDA funding.  They should be completed by the Development Team actively working on the closing.

Checklist for allowable Marketing Lease Up, Non Marketing Lease Up and FF & E reimbursements along with process instructions

Construction Draw Process

IAHTC review form – includes Sponsor Certification Donor Certification and IAHTC final financing form

Insurance and Bond Requirements – for projects with IHDA loans for new construction or rehab

Fillable Owner Sworn Statement for Tax Credit projects

Fillable Owner Sworn Statement for Non Tax Credit projects

Fillable Sources Statement for Tax Credit projects

Fillable Sources Statement for Non Tax Credit projects

Fillable Contractor Sworn Statement

Fillable Check Request

Fillable Marketing Plan

Fillable Marketing Request Spreadsheet to be used for each Marketing Request

LIHTC Final Financing Form

Marketing Agreement (Universal)

Relocation Plan

Underwriting Standards Guide

This Underwriting Standards Guide presents the Authority’s criteria for evaluating a Project’s financial feasibility and underwriting assumptions.

2020 IHDA Final Guidance on 4% Tax-Exempt Bonds (TEB) Transactions

Final guidance on requests for tax-exempt bonds and 4% low-income housing tax credits. Updated and effective February 7, 2020.

2021 Income/Rent Limits

2021 all programs rent and income limits

2020 Income/Rent Limits

2020 all programs rent and income limits

2019 Income/Rent Limits

2019 all programs rent and income limits

2018 Income/Rent Limits

2018 all programs rent and income limits

2017 Income/Rent Limits

2017 all programs rent and income limits

2018 Illinois Qualified Census Tracts

List of HUD-designated QCTs.

2017 Illinois Qualified Census Tracts

List of HUD-designated QCTs.

2018 Illinois List of HUD-Qualified Difficult to Develop Areas

List of HUD-designated DDAs.

2017 Illinois List of HUD-Qualified Difficult to Develop Areas

List of HUD-designated DDAs.

Site Control Compliance Language

Site Control Compliance Language.

2020 Operating Expense Range

Annual per-unit operating expenses allowed by project type and geographic set-aside. Updated February 2020

IHDA Standards for Appraisals

Documentation of standards for appraisals. Updated December 2015.

IHDA’s Multifamily Properties

List of current multifamily developments financed by IHDA. The list contains developments that have closed. Updated October 2021.

IHDA’s Multifamily Properties with Accessible Units

List of current multifamily developments financed by IHDA with accessible rental units. The list contains developments that have closed. Updated October 2021.

2020 HOME Maximum Subsidy Limits

HOME Maximum Per-Unit Subsidy Limits. Updated December 2020.

2013 HOME Final Rule

Overview of the 2013 HOME Final Rule.