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Low-Income Housing Tax Credits (LIHTC) - State Administered is sponsored by Various State Housing Finance Agencies (SHFAs). The LIHTC program is the largest government program in the U. S.
for creating and rehabilitating affordable rental housing. States allocate these federal tax credits, which can be sold to investors to raise equity for projects.
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4% Low-Income Housing Tax Credit (LIHTC) Program You are using an outdated browser. Upgrade your browser today or install Google Chrome Frame to better experience this site. 4% Low-Income Housing Tax Credit (LIHTC) Program United State Code: 26 U.S.C.
§42 Code of Federal Regulations: 24 C. F. R.
§§1. 42-1 – 1. 42-19T The Low-Income Housing Tax Credit (LIHTC) program, created in 1986 and made permanent in 1993, is an indirect federal incentive used to finance the construction and rehabilitation of affordable rental housing.
The LIHTC gives investors a dollar-for-dollar reduction in their federal tax liability in exchange for providing investment equity to develop affordable rental housing. Investors' equity contribution helps developments maintain financial viability while restricting rents to affordable levels. In return, investors receive tax credits paid in annual allotments, generally over 10 years.
LIHTC-financed developments must keep the units rent restricted and available to low-income tenants for at least 30 years. Ohio's LIHTC program is operated by the Ohio Housing Finance Agency (OHFA). Within general guidelines set by the Internal Revenue Service (IRS), state Housing Finance Agencies (HFAs) like OHFA administer the LIHTC program.
State agencies review LIHTC applications submitted by developers and allocate the credits. The IRS requires that state Qualified Allocation Plans (QAPs) prioritize developments that serve the lowest-income tenants and ensure affordability for the longest period, among other criteria.
The LIHTC is designed to finance a portion of the total development costs of a development via an up-front equity investment by an investor in exchange for the tax credit benefit. The amount of equity is the result of a calculation based upon the amount of eligible expenses and which the LIHTC type is claimed, either a 4% credit, or a 9% credit.
4% credits are considered non-competitive, meaning that as long as a development meets the program requirements, the development will be awarded LIHTCs. Developments seeking 4% credits receive an equity investment that amounts to approximately 30-40% of the development's total development cost.
Due to the smaller equity investment, 4% LIHTC developments often require higher amounts of alternative funding streams to make the development viable. 4% LIHTC QAP Pre-Draft Virtual Forum The Ohio Housing Finance Agency (OHFA) invites you to share feedback on the 4% Low-Income Housing Tax Credit (LIHTC) Qualified Action Plan (QAP) prior to a first draft.
OHFA is looking for input on items including but not limited to, the application calendar, experience and capacity reviews, and cure periods. The forum will be held Wednesday, September 25 at 9:30am. If you can not make the forum, share you feedback at 4percentcomments@ohiohome.
org until 5pm on September 25th. A first draft the of 4% QAP for 2025 will be posted on OHFA's website for public comment in October. A public comment period will follow.
OHFA began accepting comments on the second draft of the 4% LIHTC Qualified Allocation Plan on Monday, January 6, 2025, and will accept comments through Wednesday, February 5, 2025. Comments shall be submitted in writing to 4PercentComments@ohiohome. org .
4% LIHTC QAP (479 KB Adobe PDF File) 4% LIHTC QAP Frequently Asked Questions (516 KB Adobe PDF File) May 2026 Update 2026 Experience & Capacity Standards (403 KB Adobe PDF File) 2026 Experience & Capacity Standards – Frequently Asked Questions (191 KB Adobe PDF File) Posted 12/11/25 2025 Experience & Capacity Approvals Affordable Assisted Living 4% LIHTC Affordable Assisted Living Guidelines (329 KB Adobe PDF File) 2026 4% LIHTC Cost Containment Standards (202 KB Adobe PDF File) Posted 3/12/26 Design & Architectural Standards – Effective 1/1/24 (663 KB Adobe PDF File) Design & Architectural Standards – Frequently Asked Questions (444 KB Adobe PDF File) Effective 1/1/26 2026 Multifamily Bond Guidelines (404 KB Adobe PDF File) Effective 1/1/26 2026 Multifamily Rental Underwriting Guidelines (445 KB Adobe PDF File) Effective 1/1/26 2026 Multifamily Rental Underwriting Guidelines (674 KB Adobe PDF File) Redline Version 2027 Design and Architectural Standards (DAS) Draft OHFA is seeking feedback on the draft 2027 DAS until June 29, 2026.
Please join the June Multifamily Committee Meeting for a presentation of the 2027 DAS draft. Register here for the meeting . 2027 DAS Draft (1.
26 MB Adobe PDF File) New 2027 DAPM Draft – Design & Architectural Process Manual (933 KB Adobe PDF File) New Submit comments to DAS@ohiohome. org by June 29, 2026. Pending Applications & Funded Projects Experience and Capacity Workbook Coming Soon Experience and Capacity Exception Request Form (129 KB Word File) 2025 4% Affordable Housing Funding Application (2.
18 MB Excel File) 2025 Affordable Assisted Living Affordable Housing Funding Application (2.
03 MB Excel File) Exception Request Form – Design (99 KB Word File) New Exception Request Form – Underwriting (79 KB Word File) 2026 Design and Construction Features Form (170 KB Excel File) New 2026 Scope of Work Form – Design and Construction Features (110 KB Excel File) New Authorization to Release Tax Information (191 KB Adobe PDF File) • Instructions for Authorization to Release Tax Information (171 KB Adobe PDF File) Notification to Accessibility Groups (30 KB Excel File) Environmental Questionnaire for Scattered Sites (63 KB Adobe PDF File) Related Party Transaction Questionnaire (45 KB Adobe PDF File) Template for Public Notification Letters (17 KB Word File) 2026 Experience and Capacity Workbook (1.
58 MB Excel File) 2026 Experience and Capacity Exception Request Form (136 KB Word File) 2026 4% Affordable Housing Funding Application (2. 58 MB Excel File) Updated 2/23/26 2026 Affordable Assisted Living Affordable Housing Funding Application (2.
32 MB Excel File) Updated 1/30/26 2026 Exception Request Form – Design (102 KB Word File) 2026 Exception Request Form – Underwriting (85 KB Word File) 2026 Design and Construction Features Form (170 KB Excel File) 2026 Scope of Work Form – Design and Construction Features (110 KB Excel File) Authorization to Release Tax Information (191 KB Adobe PDF File) • Instructions for Authorization to Release Tax Information (171 KB Adobe PDF File) Notification to Accessibility Groups (30 KB Excel File) Environmental Questionnaire for Scattered Sites (63 KB Adobe PDF File) Related Party Transaction Questionnaire (45 KB Adobe PDF File) Template for Public Notification Letters (17 KB Word File) Submitting an Application OHFA's Multifamily Development File Transfer Site Capital Needs Assessment Documents OHFA Expected Useful Life Table (104 KB Adobe PDF File) PCNA Table of Contents (78 KB Adobe PDF File) Market Study Certification (62 KB Adobe PDF File) Market Study Checklist (229 KB Adobe PDF File) Approved Market Study Provider Application (94 KB Adobe PDF File) Approved Market Study Provider List (310 KB Adobe PDF File) Updated 4/22/26 County Contacts for Statewide Accessibility Agencies (29 KB Excel File) Uniform Relocation Documents Acquisition, Relocation and Demolition Questionnaire and Instructions (152 KB Word File) OHFA Residential Anti-Displacement & Relocation Assistance Plan – Form 1 (23 KB Excel File) OHFA Sample Voluntary Acquisition Form – Third Party – Form 2 (56 KB Word File) OHFA Sample Donation and Waiver of Real Estate Appraisal – Form 3 (24 KB Word File) OHFA Sample Voluntary Acquisition Public Entity – Form 4 (58 KB Word File) Housing Development Loan (HDL) program Multifamily Lending Program (MLP) Ohio 811 Project Rental Assistance Program Subsidy Layering Review Guidelines and Application (324 KB Word File) Gross Rent Floor Election Form (131 KB Word File) The goal of the legal team is to work with development partners to closing gap financing loans and grants awarded by the OHFA Board in an expedient manner.
Before submitting the required documentation for closing , owners must have a fully executed Funding Agreement and/or Commitment Letter from the Office of Planning, Preservation, and Development. Once a project has been approved by the board, and funding documents have been issued, it will transition to Project Administration.
Applicable Underwriting Guidelines By Year 2024-2025 LIHTC Rental Housing Underwriting Guidelines (224 KB Adobe PDF File) 2023 Multifamily Underwriting Guidelines (319 KB Adobe PDF File) Archive Version: 2022 Multifamily Underwriting Guidelines (375 KB Adobe PDF File) Archive Version: 2021 Multifamily Underwriting Guidelines (409 KB Adobe PDF File) Archive Version: 2020 Multifamily Underwriting Guidelines (347 KB Adobe PDF File) Archive Version: 2019 Multifamily Underwriting Guidelines (10.
81 MB Adobe PDF File) Archive Version: 2018 Multifamily Underwriting & Implementation Guidelines (5.
70 MB Adobe PDF File) Additional RC Documentation Lienholder Consent Form (24 KB Word File) Form 8609 – Review Process (236 KB Adobe PDF File) Form 8609 – Document Submission List (91 KB Adobe PDF File) Owner's Cost Certification Forms for 8609 Request (153 KB Excel File) Contractor's Cost Certification Forms for 8609 Request (71 KB Excel File) Quarterly Construction Monitoring OHFA monitors progress throughout construction.
For more details please review Updates to OHFA Multifamily Construction Monitoring . Submission of the OHFA Quarterly Construction Monitoring Form is required for 9% and 4% Housing Tax Credit and HDAP projects. The Report must be submitted on a quarterly basis beginning the first quarterly reporting period following OHFA Board approval through 100% construction completion.
Reports are due January 1, April 1, July 1, and October 1 of each year until the project is placed in service. Outstanding submissions may impact a project's ability to receive future award funding and be reimbursed on a timely basis.
Applicable Design and Architectural Standards By Year 2025 FAQs – Design and Architectural Standards (182 KB Adobe PDF File) 2024 Design & Architectural Standards (663 KB Adobe PDF File) 2023 Design & Architectural Standards (862 KB Adobe PDF File) Archive Version: 2022 Design & Architectural Standards (461 KB Adobe PDF File) Archive Version: 2021 Design & Architectural Standards (528 KB Adobe PDF File) Archive Version: 2020 Design & Architectural Standards (322 KB Adobe PDF File) Archive Version: 2019 Design & Architectural Standards (2.
31 MB Adobe PDF File) Archive Version: 2018 Design & Architectural Standards (1.
45 MB Adobe PDF File) Limited Scope Rehabilitation Sustainability Standards (305 KB Adobe PDF File) Clarifications to Design and Architectural Standards Paperless gypsum board has been in OHFA Design and Architecture Standards since 2018 Clarification to 2018 and 2019 projects required to comply with Aging-In-Place defined by the 2018/2019 QAP Questions and correspondence regarding the 4% LIHTC program may be directed to: General Questions: 4percentcomments@ohiohome.
org Project-Specific Questions: Application-Post Award: Your Assigned Development Analyst During Project Administration (PA): Your Assigned PA Analyst Ohio Housing Finance Agency 2600 Corporate Exchange Drive, Suite 300 Multifamily Housing Development Programs 4% LIHTC Program w/ OLIHTC 4% LIHTC w/ Bond Gap Financing Housing Development Gap Financing (HDGF) Program Environmental Assessments & Review Quarterly Construction Monitoring Development Message Archive
According to the current listing, eligibility includes: Developers and organizations undertaking projects to create or rehabilitate low-income rental housing. Confirm the full requirements in the official notice before applying.
Low-Income Housing Tax Credits (LIHTC) - State Administered is funded by Various State Housing Finance Agencies (SHFAs). Verify program details on the funder's official page before applying.
Applications go through the funder's official portal — the Apply Now link on this page goes there directly.
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