The low income housing tax
credit (LIHTC) program, which was created by the Tax
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Reform Act of 1986 (P.L. 99–514), is the federal government’s primary policy tool for the development of affordable rental housing.
LIHTCs are awarded to developers to offset the cost of constructing rental housing in exchange for agreeing to reserve a fraction of rent–restricted units for lower–income households.
Though a federal tax incentive, the program is primarily administered by state housing finance agencies (HFAs) that award tax credits to developers.
Developers may claim the tax credits in equal amounts over 10 years once a property is “placed in service,” which means it is completed and available to be rented.
Due to the need for upfront financing to complete construction, developers typically sell the 10–year stream of tax credits to outside investors (mostly financial institutions) in exchange for equity financing.
The equity that is raised reduces the amount of debt and other funding that would otherwise be required.
With lower financing costs, it becomes financially feasible for tax credit properties to charge lower rents, and thus, potentially expand the supply of affordable rental housing. The LIHTC program is estimated to cost the government an average of $13.5 billion annually.
Types of Credits
1. There are two types of LIHTCs available to developers. The so–called “9% credit”
is generally reserved for new construction and rehabilitation projects not utilizing certain additional federal subsidies,
2. And was originally intended to deliver up to a 70% subsidy. The so–called “4% credit”
is typically used for projects utilizing federally tax–exempt bond financing, and was originally designed to deliver up to a 30% subsidy.
3. The 30% and 70% subsidy levels are computed as the present value of the 10–year stream of tax credits divided by the development’s qualified basis (roughly the cost of construction excluding land).
4. The subsidy levels (30% or 70%) are explicitly specified in the Internal Revenue Code (IRC), though as discussed in the next section, they may be higher due to a number of legislative changes.
5. The U.S. Department of the Treasury uses a formula to determine the credit rates that will produce the 30% and 70% subsidies each month.
The formula depends on three factors: the credit period length, the desired subsidy level, and the current interest rate.
The credit period length and the subsidy levels are fixed in the formula by law, while the interest rate changes over time
https://sgp.fas.org/crs/misc/RS22389.pdf
The LIHTC program was mounted with the aid of the U.S. Congress to encourage development of low-cost housing in economically deprived regions.
Project builders obtain a tax credit score for following the recommendations installed by this system.
They normally sell these credit to Fortune 500 corporations for forty-five percent to 60 percent of the total undertaking value, excluding land.
The definition of marketplace value, is: the price at which an
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Steve Olmos, Realtor
Homequest real estate
Thinking of Selling or Buying, Call or Text (909)226-3551 for an appointment
Steve Olmos, selling real estate in Southern California since 1980
