The 2022 Low-Income Housing Tax Credit Qualified Allocation Plan

2022 QUALIFIED ALLOCATION PLAN

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For the State of North Carolina

I. INTRODUCTION................................................................................................................................. 4

II. SET-ASIDES, AWARD LIMITATIONS, AND COUNTY DESIGNATIONS ............................... 5

A. REHABILITATION SET-ASIDE .......................................................................................................... 5

B. NEW CONSTRUCTION SET-ASIDES ................................................................................................ 5

1. GEOGRAPHIC REGIONS .............................................................................................................. 5

2. REDEVELOPMENT PROJECTS ................................................................................................... 5

3. DISASTER RECOVERY ................................................................................................................ 6

(a) Bonus Points ............................................................................................................................... 6

(b) County Award Limits ................................................................................................................. 6

C. USDA RURAL DEVELOPMENT ......................................................................................................... 7

D. NONPROFIT AND CHDO SET-ASIDES, NATIONAL HOUSING TRUST FUND, AND CHOICE

NEIGHBORHOODS IMPLEMENTATION SET-ASIDE ........................................................................... 7

1. SET-ASIDES AND NATIONAL HOUSING TRUST FUND ........................................................ 7

(a) Nonprofit Set-Aside ................................................................................................................... 7

(b) CHDO Set-Aside ....................................................................................................................... 7

2. CHOICE NEIGHBORHOODS IMPLEMENTATION SET-ASIDE .............................................. 8

E. PRINCIPAL AND PROJECT AWARD LIMITS .................................................................................. 8

1. PRINCIPAL LIMITS ....................................................................................................................... 8

2. PROJECT LIMIT ............................................................................................................................. 8

3. AGENCY-DESIGNATED BASIS BOOST .................................................................................... 8

F. COUNTY AWARD LIMITS AND INCOME DESIGNATIONS ......................................................... 8

1. AWARD LIMITS............................................................................................................................. 8

(a) Rehabilitation and East, Central, and West Regions ................................................................. 8

(b) Metro Region ............................................................................................................................. 8

2. INCOME DESIGNATIONS ............................................................................................................ 8

G. OTHER AWARDS AND RETURNED ALLOCATIONS .................................................................... 9

III. DEADLINES, APPLICATION AND FEES ..................................................................................... 10

A. APPLICATION AND AWARD SCHEDULE ..................................................................................... 10

B. APPLICATION, ALLOCATION, MONITORING, AND PENALTY FEES ..................................... 10

C. APPLICATION PROCESS AND REQUIREMENTS ......................................................................... 11

IV. SELECTION CRITERIA AND THRESHOLD REQUIREMENTS ............................................. 11

A. SITE AND MARKET EVALUATION ................................................................................................ 11

1. SITE EVALUATION (MAXIMUM 62 POINTS) ....................................................................... 11

(a) General Site Requirements: ..................................................................................................... 11

(b) Criteria for Site Score Evaluation: ........................................................................................... 12

(i) NEIGHBORHOOD CHARACTERISTICS (MAXIMUM 10 POINTS) ...................................... 12

(ii) AMENITIES (MAXIMUM 38 POINTS) ...................................................................................... 12

(iii) SITE SUITABILITY (MAXIMUM 12 POINTS) ......................................................................... 15

(iv) SITE NEGATIVE POINTS (NEGATIVE 3 POINTS) .................................................................. 16

(v) WALK SCORE (MAXIMUM 2 POINTS) ..................................................................................... 16

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2. MARKET ANALYSIS .................................................................................................................. 16

B. RENT AFFORDABILITY ................................................................................................................... 17

1. FEDERAL RENTAL ASSISTANCE ............................................................................................ 17

2. TENANT RENT LEVELS AND RPP (MAXIMUM 2 POINTS) ................................................ 17

3. INCOME AVERAGING ............................................................................................................... 18

C. PROJECT DEVELOPMENT COSTS, RPP LIMITATIONS, AND WHLP ....................................... 18

1. MAXIMUM PROJECT DEVELOPMENT COSTS (NEGATIVE 10 POINTS) ......................... 18

2. RESTRICTIONS ON RPP AWARDS ........................................................................................... 18

3. WORKFORCE HOUSING LOAN PROGRAM (Subject to appropriation) ................................. 19

D. CAPABILITY OF THE PROJECT TEAM .......................................................................................... 20

1. DEVELOPMENT EXPERIENCE ................................................................................................. 20

2. MANAGEMENT EXPERIENCE .................................................................................................. 20

3. PROJECT TEAM DISQUALIFICATIONS .................................................................................. 21

E. UNIT MIX AND PROJECT SIZE ....................................................................................................... 22

F. SPECIAL CRITERIA AND TIEBREAKERS ..................................................................................... 22

1. ENERGY STAR CERTIFICATION ............................................................................................. 22

2. APPLICANT BONUS POINTS (MAXIMUM 2 POINTS) .......................................................... 22

3. UNITS FOR THE MOBILITY IMPAIRED .................................................................................. 22

4. TARGETING PROGRAM ............................................................................................................ 22

5. OLMSTEAD SETTLEMENT INITIATIVE (MAXIMUM 4 POINTS) ...................................... 23

6. SECTION 1602 EXCHANGE PROJECTS (NEGATIVE 40 POINTS) ...................................... 23

7. TIEBREAKER CRITERIA ............................................................................................................ 23

G. DESIGN STANDARDS ....................................................................................................................... 24

1. THRESHOLD REQUIREMENTS ................................................................................................ 24

2. CRITERIA FOR SCORE EVALUATION (MAXIMUM 30 POINTS) ....................................... 24

(a) Site Layout ............................................................................................................................... 24

(b) Quality of Design and Construction ........................................................................................ 24

(c) Adaptive Re-Use ...................................................................................................................... 24

H. CRITERIA FOR SELECTION OF REHABILITATION PROJECTS ................................................ 25

1. GENERAL THRESHOLD REQUIREMENTS ............................................................................. 25

2. THRESHOLD DESIGN REQUIREMENTS ................................................................................. 25

3. EVALUATION CRITERIA ........................................................................................................... 26

V. ALLOCATION OF BOND CAP ....................................................................................................... 26

A. ORDER OF PRIORITY ....................................................................................................................... 26

B. ELIGIBILITY FOR AWARD .............................................................................................................. 27

VI. GENERAL REQUIREMENTS ......................................................................................................... 27

A. GENERAL THRESHOLD REQUIREMENTS FOR PROJECT PROPOSALS ................................. 27

1. PROJECTS WITH HISTORIC TAX CREDITS ........................................................................... 27

2. NONPROFIT SET-ASIDE ............................................................................................................ 27

3. REQUIRED REPORTS ................................................................................................................. 28

4. APPRAISALS ................................................................................................................................ 28

5. CONCENTRATION ...................................................................................................................... 28

6. DISPLACEMENT.......................................................................................................................... 28

7. FEASIBILITY ................................................................................................................................ 28

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8. SMOKE-FREE HOUSING ............................................................................................................ 29

B. UNDERWRITING THRESHOLD REQUIREMENTS ....................................................................... 29

1. LOAN UNDERWRITING STANDARDS .................................................................................... 29

2. OPERATING EXPENSES ............................................................................................................. 29

3. EQUITY PRICING ........................................................................................................................ 29

4. RESERVES .................................................................................................................................... 30

5. DEFERRED DEVELOPER FEES (NEGATIVE 2 POINTS) ...................................................... 30

6. FINANCING COMMITMENT ..................................................................................................... 30

7. DEVELOPER FEES ...................................................................................................................... 31

8. CONSULTING FEES .................................................................................................................... 31

9. ARCHITECTS’ FEES .................................................................................................................... 31

10. INVESTOR SERVICES FEES ...................................................................................................... 31

11. PROJECT CONTINGENCY FUNDING ...................................................................................... 32

12. PROJECT OWNERSHIP ............................................................................................................... 32

13. SECTION 8 PROJECT-BASED RENTAL ASSISTANCE .......................................................... 32

14. WATER, SEWER, AND TAP FEES ............................................................................................. 32

VII. POST-AWARD PROCESSES AND REQUIREMENTS................................................................ 32

A. ALLOCATION TERMS AND REVOCATION .................................................................................. 32

B. COMPLIANCE MONITORING .......................................................................................................... 34

VIII. DEFINITIONS .................................................................................................................................... 34

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I. INTRODUCTION

The 2022 Qualified Allocation Plan (the Plan) has been developed by the North Carolina Housing Finance

Agency (the Agency) as administrative agent for the North Carolina Federal Tax Reform Allocation

Committee (the Committee) in compliance with Section 42 of the Internal Revenue Code of 1986, as

amended (the Code). For purposes of the Plan, the term “Agency” shall mean the Agency acting on behalf of

the Committee, unless otherwise provided.

The Plan was reviewed in one public hearing and met the other legal requirements prior to final adoption by

the Committee. The staff of the Agency was present at the hearing to take comments and answer questions.

The Agency will only allocate low-income housing tax credits in compliance with the Plan. The Code

requires the Plan contain certain elements. These elements, and others added by the Committee, are listed

below.

A. Selection criteria to be used in determining the allocation of tax credits:

 Project location and site suitability.

 Market demand and local housing needs.

 Serving the lowest income tenants.

 Serving qualified tenants for the longest periods.

 Design and quality of construction.

 Financial structure and long-term viability.

 Use of federal project-based rental assistance.

 Use of mortgage subsidies.

 Experience of development team and management agent(s).

 Serving persons with disabilities and persons who are homeless.

 Willingness to solicit referrals from public housing waiting lists.

 Tenant populations of individuals with children.

 Projects intended for eventual tenant ownership.

 Projects that are part of a community redevelopment effort.

 Energy efficiency.

 Historic nature of the buildings.

B. Threshold, underwriting and process requirements.

C. Description of the Agency’s compliance monitoring program, including procedures to notify the Internal

Revenue Service of noncompliance with the requirements of the program.

In the process of administering the tax credit, Rental Production Program (RPP) and Workforce Housing

Loan Program (WHLP), the Agency will make decisions and interpretations regarding project applications

and the Plan. RPP and WHLP are state investments dedicated to making rental developments financially

feasible and more affordable for working families and seniors. Unless otherwise stated, the Agency is entitled

to the full discretion allowed by law in making all such decisions and interpretations. The Agency reserves

the right to amend, modify, or withdraw provisions contained in the Plan that are inconsistent or in conflict

with state or federal laws or regulations. In the event of a major:

 natural disaster

 pandemic / epidemic,

 disruption in the financial markets, or

 reduction in subsidy resources available, including tax credits, RPP, and WHLP funding,

the Agency may disregard any section of the Plan, including point scoring and evaluation criteria, that

interferes with an appropriate response.

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II. SET-ASIDES, AWARD LIMITATIONS, AND COUNTY DESIGNATIONS

The Agency will determine whether applications are eligible under Section II(A) or II(B). This Section II

only applies to 9% Tax Credit applications.

A. REHABILITATION SET-ASIDE

The Agency will award up to ten percent (10%) of tax credits available after forward commitments to

projects proposing rehabilitation of existing housing. The Agency may exceed this limitation to

completely fund a project request. In the event eligible requests exceed the amount available, the Agency

will determine awards based on the evaluation criteria in Section IV(H)(3). The maximum award under

this set-aside to any one Principal will be one project.

The following will be considered new construction under Section II(B) below:

 adaptive re-use projects,

 entirely vacant residential buildings,

 proposals to increase and/or substantially re-configure residential units.

B. NEW CONSTRUCTION SET-ASIDES

1. GEOGRAPHIC REGIONS

The Agency will award tax credits remaining after awards described above to new construction

projects, starting with those earning the highest scoring totals within each of the following four

geographic set-asides and continuing in descending score order through the last project that can be

fully funded. The Agency reserves the right to revise the available credits in each set-aside to award

the next highest scoring application statewide under Section II(G)(1).

West 16% Central 23% Metro 38% East 23%

Alexander

Lincoln

Alamance

Moore

Buncombe

Beaufort

Jones

Alleghany

Macon

Anson

Orange

Cumberland

Bertie

Lenoir

Ashe

Madison

Cabarrus

Person

Durham

Bladen

Martin

Avery

McDowell

Caswell

Randolph

Forsyth

Brunswick

Nash

Burke

Mitchell

Chatham

Richmond

Guilford

Camden

New Hanover

Caldwell

Polk

Davidson

Rockingham

Mecklenburg

Carteret

Northampton

Catawba

Rutherford

Davie

Rowan

Wake

Chowan

Onslow

Cherokee

Surry

Franklin

Scotland

Columbus

Pamlico

Clay

Swain

Granville

Stanly

Craven

Pasquotank

Cleveland

Transylvania

Harnett

Stokes

Currituck

Pender

Gaston

Watauga

Hoke

Union

Dare

Perquimans

Graham

Wilkes

Iredell

Vance

Duplin

Pitt

Haywood

Yadkin

Lee

Warren

Edgecombe

Robeson

Henderson

Yancey

Montgomery

Gates

Sampson

Jackson

Greene

Tyrrell

Halifax

Washington

Hertford

Wayne

Hyde

Wilson

Johnston

2. REDEVELOPMENT PROJECTS

(a) If necessary, the Agency will adjust the awards under the Plan to ensure the overall allocation

results in awards for two (2) Redevelopment Projects. Specifically, tax credits that would have

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been awarded to the lowest ranking project(s) that do(es) not meet the criteria below will be

awarded to the next highest ranking Redevelopment Project(s). The Agency may make such

adjustment(s) in any geographic set-aside.

(b) The following are required to qualify as a Redevelopment Project:

(i) The site currently contains or contained at least one structure used for commercial,

residential, educational, or governmental purposes.

(ii) The application proposes adaptive re-use with historic rehabilitation credits and/or new

construction.

(iii) Any required demolition has been completed or is scheduled for completion in 2022

(not including the project buildings). For a Rental Assistance Demonstration (RAD) project

under the U.S. Department of Housing and Urban Development (HUD), any required

demolition must be scheduled to be completed by June 30, 2023.

(iv) A unit of local government initiated the project, evidenced by a Request for Proposal,

Council minutes, or other documentation stipulating the project was originally envisioned by

the local government, and has invested community development resources in the Half Mile

area within the last ten years. A resolution will not suffice as evidence of local government

initiation.

(v) As of the preliminary application deadline, a unit of local government formally adopted a

plan to address the deterioration (if any) in the Half Mile area and approved one or more of

the following for the project:

 donation of at least one parcel of land,

 waiver of impact, tap, or related fees normally charged,

 commitment to lend/grant at least $750,000 in the Metro region and $250,000 in the East,

Central or West of its housing development funds (net of any amount paid to the unit of

government) as a source of permanent funding, or

 is part of the RAD program under HUD.

The Agency will require official documentation of each element of local government

participation.

3. DISASTER RECOVERY

(a) Bonus Points

New construction applications in counties declared a federal disaster area (Individual Assistance

designation) under Tropical Storm Fred will receive 1 bonus point.

(b) County Award Limits

Should each county with an eligible application in the West region receive one new construction

award and credits remain in the respective region , counties declared a federal disaster area

(Individual Assistance designation) under Tropical Storm Fred are eligible to receive a second new

construction award.

If necessary, the Agency will adjust the awards under the Plan to ensure the overall allocation results

in no less than one award for Buncombe County in the Metro region. The initial maximum under

II(F)(1)(b) will not apply to Buncombe County should that county be eligible for a second new

construction award

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C. USDA RURAL DEVELOPMENT

Up to $750,000 will be awarded to eligible rehabilitation and/or new construction project(s) with existing

U.S. Department of Agriculture, Rural Development (RD) Section 515 financing and project-based rental

assistance for at least fifty percent (50%) of the units. These projects will count towards the applicable

set-asides and limits. The maximum award under this set-aside to any one Principal will be one project.

Other RD applications will be considered under the applicable set-asides.

D. NONPROFIT AND CHDO SET-ASIDES, NATIONAL HOUSING TRUST FUND, AND CHOICE

NEIGHBORHOODS IMPLEMENTATION SET-ASIDE

1. SET-ASIDES AND NATIONAL HOUSING TRUST FUND

If necessary, the Agency will adjust the awards under the Plan to ensure that the overall allocation

results in:

 ten percent (10%) of the state’s federal tax credit ceiling being awarded to projects involving tax-

exempt organizations (nonprofits),

 fifteen percent (15%) of the Agency’s HOME funds being awarded to projects involving

Community Housing Development Organizations certified by the Agency (CHDOs) and

 all funds available from the National Housing Trust Fund have been awarded.

Specifically, tax credits that would have been awarded to the lowest ranking project(s) that do(es) not

fall into one of these categories will be awarded to the next highest ranking project(s) that do(es) until

the overall allocation(s) reach(es) the necessary percentage(s). The Agency may make such

adjustment(s) in any set-aside.

(a) Nonprofit Set-Aside

To qualify as a nonprofit application, the project must either:

 not involve any for-profit Principals or

 comply with the material participation requirements of the Code, applicable federal

regulations and Section VI(A)(2).

(b) CHDO Set-Aside

To qualify as a CHDO application,

 the project must meet the requirements of subsection (D)(1)(a) above and 24 CFR

92.300(a)(1),

 the Applicant, any Principal, or any affiliate must not undertake any choice-limiting activity

prior to successful completion of the U.S. Department of Housing and Urban Development

(HUD) environmental clearance review, and

 the project and owner must comply with regulations regarding the federal CHDO set-aside.

The Agency may determine the requirements of the federal CHDO set-aside have been or will be

met without implementing subsection (D)(1)(b).

To qualify for the National Housing Trust Fund, the project must:

 be located in a High Income county as designated in Section II(F)(2) and

 commit at least twenty-five percent (25%) of qualified low-income units will be affordable to

and occupied by households with incomes at or below thirty percent (30%) of area median

income. See Appendix J for additional information.

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2. CHOICE NEIGHBORHOODS IMPLEMENTATION SET-ASIDE

The Agency will award one (1) new construction project not to exceed $1,000,000 which contains

Choice Neighborhoods Implementation (CNI) funds, as determined by the Agency. Any Public

Housing Authority involved in more than one application containing CNI funds will be required to

indicate their priority project. Tax credits under this section II(G) will be taken from the total

available after allocation to the Rehabilitation set-aside but prior to allocations under the New

Construction set-aside. An award under this section II(G) will not count towards any county award

limits described in section F(1) above. This set-aside will remain in each QAP through 2025.

E. PRINCIPAL AND PROJECT AWARD LIMITS

1. PRINCIPAL LIMITS

(a) The maximum awards to any one Principal will be a total of $2,000,000 in tax credits, including

all set-asides. New construction awards will be counted towards this limitation first (in score

order), then rehabilitation awards. No Principal can receive more than 2 new construction

awards.

(b) The Agency may further limit awards based on unforeseen circumstances.

person or entity not included in an application is a Principal for the project. Such determination

would include consideration of relationships between the parties in previously awarded projects

and other common interests. Standard fee for service contract relationships (such as accountants

or attorneys) will not be considered.

2. PROJECT LIMIT

The maximum award to any one project will be $1,200,000.

3. AGENCY-DESIGNATED BASIS BOOST

The Agency can boost the eligible basis of new construction projects committing to the targeting in

Section IV(B)(2) or that are located in an Opportunity Zone by up to ten percent (10%). Projects

using the DDA or QCT basis increase are not eligible under this section.

F. COUNTY AWARD LIMITS AND INCOME DESIGNATIONS

1. AWARD LIMITS

(a) Rehabilitation and East, Central, and West Regions

No county will be awarded more than one project under the rehabilitation set-aside. No county

will be awarded more than one project under the new construction set-aside except as specified

under Section II(B)(3)(b).

(b) Metro Region

The initial maximum award(s) for a county will be its percent share of the Metro region based on

population (see Appendix K), unless exceeding this amount is necessary to complete a project

request. If any tax credits remain, the Agency will make awards to the next highest scoring

application(s). A county may receive one additional award, even if in excess of its share. See

Section II(B)(3)(b) for Buncombe County exception.

2. INCOME DESIGNATIONS

The Agency is responsible for designating each county as High, Moderate or Low Income. The

criteria used as a guide in making this determination was HUD’s FY 2021 Median Family Income.

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High Moderate Low

Buncombe Guilford Alamance Macon Alleghany Lenoir

Brunswick

Cabarrus

Camden

Carteret

Chatham

Currituck

Dare

Durham

Forsyth

Franklin

Gaston

Henderson

Iredell

Johnston

Madison

Mecklenburg

Moore

New Hanover

Orange

Union

Wake

Watauga

Alexander

Beaufort

Burke

Caldwell

Caswell

Catawba

Craven

Cumberland

Davie

Davidson

Edgecombe

Gates

Granville

Greene

Harnett

Haywood

Hoke

Jackson

Lee

Lincoln

Mitchell

Nash

Onslow

Pamlico

Pasquotank

Pender

Person

Pitt

Polk

Randolph

Rockingham

Rowan

Stanly

Stokes

Surry

Transylvania

Wayne

Wilkes

Wilson

Yadkin

Anson

Ashe

Avery

Bertie

Bladen

Cherokee

Chowan

Clay

Cleveland

Columbus

Duplin

Graham

Halifax

Hertford

Hyde

Jones

Martin

McDowell

Montgomery

Northampton

Perquimans

Richmond

Robeson

Rutherford

Sampson

Scotland

Swain

Tyrrell

Vance

Warren

Washington

Yancey

G. OTHER AWARDS AND RETURNED ALLOCATIONS

1. The Agency may award tax credits remaining from the geographic set-asides to the next highest

scoring eligible new construction application(s) in the East, Central, and West regions and/or one or

more eligible rehabilitation applications. The Agency may also carry forward any amount of tax

credits to the next year.

2. An owner who received an award of 9% tax credits in 2019 or 2020 is eligible to receive an

allocation of 2022 tax credits equal to or less than the amount of the original tax credits awarded to

the project. The Owner must request an allocation of 2022 credits between October 1, 2021 and

December 31, 2021. The allocation will not count against the 2022 Principal limit.

The following will apply to those owners requesting a new tax credit allocation:

 Owners will return their allocation for an allocation of 2022 tax credits.

 Projects must comply with the requirements in the Qualified Allocation Plan for the original

allocation and all representations made in the original awarded application (unless otherwise

waived by the Agency).

 Projects seeking additional credits will need to re-apply in the 2022 cycle.

3. The Agency may make a forward commitment of the next year’s tax credits in an amount necessary

to fully fund project(s) with a partial award or to any project application that was submitted in a prior

year if such application meets all the minimum requirements of the Plan. In the event that credits are

returned or the state receives credits from the national pool, the Agency may elect to carry such

credits forward, make an award to any project application (subject only to the nonprofit set aside), or

a combination of both.

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III. DEADLINES, APPLICATION AND FEES

A. APPLICATION AND AWARD SCHEDULE

The following schedule will apply to the 2022 application process for 9% Tax Credits and the first round

of tax-exempt bond volume and 4% Tax Credits.

January 21 Deadline for submission of preliminary applications (12:00 noon)

March 14 Market analysts will submit studies to the Agency and Applicants

March 25 Notification of final site scores

April 4 Deadline for market-related project revisions (5:00 p.m.)

April 11 Deadline for the Agency and Applicant to receive the revised market study, if

applicable

May 13 Deadline for full applications (12:00 noon)

August Notification of tax credit awards

The Agency will also accept tax-exempt bond volume and 4% Tax Credit applications any time between

May 2 and September 30 (5:00 p.m.). When a preliminary application has been submitted in this

timeframe, a schedule of milestones will be provided to the Applicant. The preliminary application

submission date will determine when those milestones occur which will follow a time frame similar to the

9% Tax Credit round. The Agency will work with the Applicant to determine if the project will receive

2022 or 2023 volume cap. Full applications can be submitted no later than January 13, 2023.

The Agency reserves the right to change the schedule to accommodate unforeseen circumstances.

B. APPLICATION, ALLOCATION, MONITORING, AND PENALTY FEES

1. All Applicants are required to pay a nonrefundable fee of $5,820 at the submission of the preliminary

application. This fee covers the cost of the market study or physical needs assessment and a $1,420

preliminary application processing fee (which will be assessed for every electronic application

submitted). The Agency may charge additional fee(s) to cover the cost of direct contracting with

other providers (such as appraisers).

2. All Applicants are required to pay a nonrefundable processing fee of $1,420 upon submission of the

full application.

3. Entities receiving tax credit awards, including those involving tax-exempt bond volume, are required

to pay a nonrefundable allocation fee equal to 0.88% of the project’s total qualified basis.

4. The allocation fee will be due at the time of either the carryover allocation or bond volume award.

Failure to return the required documentation and fee by the date specified may result in cancellation

of the allocation. The Agency may assess other fees for additional monitoring responsibilities.

5. Owners must pay a monitoring fee of $1,240 per unit (includes all units, qualified, unrestricted, and

employee) prior to issuance of the project’s IRS Form 8609. Any project utilizing income averaging

or for which the Agency is the bond issuer must pay an additional monitoring fee of $300 per unit.

6. If expenses for legal services are incurred by the Committee or Agency to correct mistakes of the

owner which jeopardize use of the tax credits, such legal costs will be paid by the owner in the

amount charged to the Committee or Agency.

7. The Agency may assess Applicants or owners a fee of up to $2,000 for each instance of failure to

comply with a written requirement, whether or not such requirement is in the Plan. The Agency will

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not process applications or other documentation relating to any Principal who has an outstanding

balance of fees owed; such a delay in processing may result in disqualification of application(s).

8. The Agency will assess $1,500 for a Workforce Housing Loan Program closing and $2,000 for an

RPP closing.

C. APPLICATION PROCESS AND REQUIREMENTS

1. The Agency may require Applicants to submit any information, letter, or representation relating to

Plan requirements or point scoring as part of the application process.

2. Any failure to comply with an Agency request under subsection (C)(1) above or any

misrepresentation, false information or omission in any application document may result in

disqualification of that application and any other involving the same owner(s), Principal(s),

consultant(s) and/or application preparer(s). Any misrepresentation, false information or omission in

the application document may also result in a revocation of a tax credit allocation.

3. Only one application can be submitted per site (new construction or rehabilitation).

4. For any rehabilitation application proposing to combine multiple existing properties into one

property, the properties must be adjacent or not separated by more than one like parcel, or by more

than a road, street, stream, or other similar property..

5. No Principal or Applicant can be in the ownership entity of more than five (5) new construction 9%

Tax Credit preliminary or full applications.

6. The Agency will notify the appropriate unit of government about the project after submission of the

full application.

7. For each application one individual or validly existing entity must be identified as the Applicant and

execute the preliminary and full applications. An entity may be one of the following:

(a) corporation, including nonprofits,

(b) limited partnership, or

Only the identified Applicant will have the ability to make decisions with regard to that application and

be considered under Section IV(D)(1). The Applicant may enter into joint venture or other agreements

but the Agency will not be responsible for evaluating those documents to determine the relative rights

of the parties. If the application receives an award the Applicant must become a managing member or

general partner of the ownership entity.

IV. SELECTION CRITERIA AND THRESHOLD REQUIREMENTS

Applications must meet all applicable threshold requirements to be considered for award and funding.

Scoring and threshold determinations made in prior years are not binding on the Agency for the 2022 cycle.

A. SITE AND MARKET EVALUATION

The Agency will not accept a full application where the preliminary application does not meet all site and

market threshold requirements.

1. SITE EVALUATION (MAXIMUM 62 POINTS)

(a) General Site Requirements:

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(i) Sites must be sized to accommodate the number and type of units proposed. The Applicant

or a Principal must have site control by the preliminary application deadline as evidenced by

an option, contract or deed. The documentation of site control must include a plot plan.

(ii) Required zoning must be in place by the full application deadline, including

special/conditional use permits, and any other discretionary land use approval required

(includes all legislative or quasi-judicial decisions).

(iii) Water and sewer must be available with adequate capacity to serve the site. Sites should be

accessed directly by existing paved, publicly maintained roads. If not, it will be the owner’s

responsibility to extend utilities and roads to the site. In such cases, the Applicant must

explain and budget for such plans and document the right to perform such work.

(iv) To be eligible for RPP funds, the preliminary application must contain the Agency’s “Notice

of Real Property Acquisition” form. The form must be executed by all parties before or at the

same time as the option or contract.

(b) Criteria for Site Score Evaluation:

Site scores will be based on the following factors. Each will also serve as a threshold requirement;

the Agency may remove an application from consideration if the site is sufficiently inadequate in

one of the categories. An application must have a minimum total score of 45 points.

(i) NEIGHBORHOOD CHARACTERISTICS (MAXIMUM 10 POINTS)

Good: 10 points if structures within a Half Mile are well maintained or the site qualifies as a

Redevelopment Project (see Section II(B)(2)(b))

Fair: 5 points if structures within a Half Mile are not well maintained and there are visible

signs of deterioration

Poor: 0 points if structures within a Half Mile are Blighted or have physical security

modifications (e.g. barbed wire fencing or bars on windows)

Half Mile: The half mile radius from the approximate center of the site (does not apply to

Amenities below).

Blighted: A structure that is abandoned, deteriorated substantially beyond normal wear and

tear, a public nuisance, or appears to violate minimum health and safety standards.

(ii) AMENITIES (MAXIMUM 38 POINTS)

Other than applications with tribally-appropriated funds or near bus/transit stops (described at

the end of this subsection), points will be determined according to the matrix below. For an

amenity to be eligible for points, the application must include documentation required by the

Agency of meeting the applicable criteria. In all cases the establishment must be open to the

general public and operating as of the preliminary application deadline with no announced

closing prior to the notification of final site scores.

Driving Distance in Miles

Primary Amenities

(maximum

points)

≤ 1

≤

2.5

≤

Grocery

pts.

Shopping

pts.

Pharmacy

pts.

Secondary Amenities

(maximum

points)

≤ 1

≤

Other Primary Amenity

pts.

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Service

3 pts.

2 pts.

1 pt.

0 pts.

Healthcare

3 pts.

2 pts.

1 pt.

0 pts.

Public Facility

3 pts.

2 pts.

1 pt.

pts.

Public School

(Family)

3 pts.

2 pts.

1 pt.

0 pts.

Senior Center

(

Senior

)

3 pts.

2 pts.

1 pt.

0 pts.

Retail

3 pts.

2 pts.

1 pt.

0 pts.

Driving Distance in Miles, Small Town*

Primary Amenities

(maximum

points)

≤

Grocery

pts.

Shopping

pts.

Pharmacy

pts.

Secondary Amenities

(maximum

points)

≤

Other Primary Amenity

pts.

Service

3 pts.

2 pts.

1 pt.

0 pts.

Healthcare

3 pts.

2 pts.

1 pt.

0 pts.

Public Facility

3 pts.

2 pts.

1 pt.

0 pts.

Public School (Family)

3 pts.

2 pts.

1 pt.

0 pts.

Senior Center (

Senior

)

3 pts.

2 pts.

1 pt.

0 pts.

Retail

3 pts.

2 pts.

1 pt.

0 pts.

* A Small Town is a municipality with a population of less than 10,000 people. The list of

town sizes can be found on the Office of State Budget and Management web site at

https://demography.osbm.nc.gov/explore/dataset/2020certifiedpopulationestimates/ta

ble/?disjunctive.county&disjunctive.municipality&sort=municipality . The Certified 2020

Population Estimates, Municipal Estimates – Alphabetically by municipality will be used to

determine a town’s population. A site is not required to be within the town limits to qualify

but must have an address of a Small Town. Any application in an unincorporated town not

appearing on the Small Town list but recognized as a community must have Agency approval

to be considered a Small Town prior to the preliminary application deadline.

Only one establishment will count for each row under Primary and Secondary Amenities.

For example, an application for a site with a public park, library, and community center all

between one point five (1.5) miles and two (2) miles will receive only 2 points under Public

Facility.

The driving distance will be the mileage as calculated by Google Maps and must be a

drivable route as of the preliminary application deadline. The drivable route must be shown

in satellite view map format (written directions optional). A photo of each amenity must also

be provided. The measurement will be:

 the point closest to the site entrance to or from

 the point closest to the amenity entrance.

Driveways, access easements, and other distances in excess of 500 feet between the nearest

residential building of the proposed project and road shown on Google Maps will be included

in the driving distance. For scattered site projects, the measurement will be from the location

with the longest driving distance(s). Scattered site is defined as buildings on separate parcels,

not connected by internal drive, and with separate entrances. A scattered site cannot have

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parcels separated by more than one like parcel, or by more than a road, street, stream, or other

similar property.

The following establishments qualify as a Grocery:

Aldi

Galaxy Food Centers

Lidl

Trader Joe’s

The Fresh Market

Lowes Foods

Walmart Neighborhood

Market

Bo’s Food Stores

Harris Teeter

Piggly Wiggly

Walmart Supercenter

Compare Foods

Harveys

Publix

Weaver Street Market

Earth Fare

Hopey & Company

Red & White

Wegmans

Fairvalue

IGA

Sav

Mor

Whole Foods

Family Foods

Ingle’s Market

Save

Lot

Food Lion

Just $ave

Sprouts

Food Matters Market

Kroger

Super Target

The following establishments qualify as Shopping:

Big Lots

Maxway

Super Target

Dollar General

Ollie’s Bargain Outlet

Walmart

Dollar Tree

Roses

Walmart Supercenter

Family Dollar

Roses Express

Fred’s Super Dollar

Target

To qualify as a Pharmacy, the establishment must have non-medical general merchandise

items for sale (not including pharmacies within hospitals).

To qualify as a Secondary Amenity, the establishment must meet the applicable

requirement(s) below.

Other Primary Amenity: second Grocery, Shopping or Pharmacy (not used as Primary

Amenity)

Service: restaurant, bank/credit union, or gas station with convenience store

Healthcare: hospital, urgent care business, general/family practice, or general dentist (not

to include orthodontist); does not include medical specialists or clinics within pharmacies

Public Facility (any of the following):

 community center with scheduled activities operated by a local government

 public park owned and maintained by a local government containing, at a minimum,

playground equipment and/or walking/bike trails and listed on a map, website, or

other official means; a greenway or trailhead does not qualify

 library operated by a local government open at least five days a week

Public School: non-alternative elementary, middle or high school (family properties only)

Senior Center: with scheduled activities operated by a local government (senior

properties only)

Retail: any Grocery or Shopping not listed as a Primary or Other Primary Amenity; any

strip shopping center with a minimum of 4 operating establishments; any grocery or

general merchandise establishment

A commitment of at least $250,000 in tribally-appropriated funds (including through the

Native American Housing Assistance and Self Determination Act) qualifies for 6 points, not

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to exceed the total for subsection (ii). The commitment must meet the requirements of

Section VI(B)(6)(b) and be submitted as part of the preliminary application.

A bus/transit stop qualifies for 6 points, not to exceed the total for subsection (ii), if it is:

 in service as of the preliminary application date,

 at a fixed location and has a covered waiting area,

 served by a public transportation system six days a week, including for 10 consecutive

hours on weekdays, and

 within 0.25 miles walking distance of the proposed project site entrance using existing

continuous sidewalks (excluding the proposed project site) and crosswalks.

A bus/transit stop qualifies for 2 points, not to exceed the total for subsection (ii), if all of the

above criteria are met except for a covered waiting area.

(iii) SITE SUITABILITY (MAXIMUM 12 POINTS)

3 points if there is no Incompatible Use, which includes the following activities,

conditions, or uses within the distance ranges specified:

Half Mile

• airports

• chemical or hazardous materials storage/disposal

• industrial or agricultural activities with environmental concerns (such as odors or

pollution)

• commercial junk or salvage yards

• landfills currently in operation

• sources of excessive noise

• wastewater treatment facilities

A parcel or right of way within 500 feet containing any of the following:

• adult entertainment establishment

• distribution facility

• factory or similar operation

• jail or prison

• large swamp

Any of the following within 250 feet of a proposed project building:

• electrical utility substation, whether active or not

• frequently used railroad tracks (not to include passenger light rail)

• high traffic corridor (500 feet for an interstate)

• power transmission lines and tower

3 points if there are no negative features, design challenges, physical barriers, or other

unusual and problematic circumstances that would impede project construction or

adversely affect future tenants, including but not limited to: power transmission lines and

towers, flood hazards, steep slopes, large boulders, ravines, year-round streams, wetlands,

and other similar features (for adaptive re-use projects: suitability for residential use and

difficulties posed by the building(s), such as limited parking, environmental problems or

the need for excessive demolition)

3 points if the project would be visible to potential tenants using normal travel patterns and

is within 500 feet of a building that is currently in use for residential, commercial,

educational, or governmental purposes (excluding Blighted structures or Incompatible

Uses)

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3 points if traffic controls allow for safe access to the site; for example limited sight

distance (blind curve) or having to cross three or more lanes of traffic going the same

direction when exiting the site would not receive points.

(iv) SITE NEGATIVE POINTS (NEGATIVE 3 POINTS)

Up to 3 points will be deducted from a site deemed to be unsuitable for housing. This

determination recognizes a site may meet all site evaluation scoring criteria but not be

suitable for housing regardless of having required zoning or local government support.

(v) WALK SCORE (MAXIMUM 2 POINTS)

The Agency will award up to two (2) points based on the Walk Score for the proposed site,

according to www.walkscore.com. Points will be awarded as follows:

WALK SCORE

POINTS

60 to 100 points

20 to

59 points

0 to 19 points

Applicant will provide a screen shot of the Walk Score with the Preliminary Application. If

address for proposed site cannot be found in the Walk Score tool, use the closest address

available to the site entrance of the proposed site.

For scattered site projects, the Walk Score should be provided for each site and a weighted

average based upon number of units at each site will be calculated to determine the score.

2. MARKET ANALYSIS

The Agency will administer the market study process based on this Section and the terms of

Appendix A (incorporated herein by reference).

(a) The Agency will contract directly with market analysts to perform studies. Applicants may

interact with market analysts and will have an opportunity to revise their project (unit mix,

targeting). Any revisions must be submitted in writing to both the market analyst and to the

Agency, following the schedule in Section III(A), and will be binding on the Applicant for the

full application.

(b) The Agency will limit the number of projects awarded in the same application round to those that

it determines can be supported in the market.

(i) the project’s capture rate,

(ii) the project’s absorption rate,

(iii) the vacancy rate at comparable properties (what qualifies as a comparable will vary based on

the circumstances), and

(iv) the project’s effect on existing or awarded properties with 9% Tax Credits or Agency loans.

(d) Applicants may not increase the total number of units after submission of the preliminary

application. Unless 2022 rent and income limits are released by the 9% preliminary application

deadline, 2021 rent and income limits must be used for the preliminary application, market study,

and any market study revision. After the deadline for completing market-related project revisions

Applicants may not increase:

(i) rents, irrespective of a decrease in utility allowances,

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(ii) the number of income targeted units in any bedroom type, or

(iii) the number of units in any bedroom type.

(e) The Agency is not bound by the conclusions or recommendations of the market analyst(s), and

will use its discretion in evaluating the criteria listed in this subsection (A)(2).

(f) Projects may not give preferences to potential tenants based on:

(i) residing in the jurisdiction of a particular local government,

(ii) having a particular disability, or

(iii) being part of a specific occupational group (e.g. artists).

(g) Age-restricted (senior) projects may not contain three or more bedroom units.

(h) No project can have more than four (4) income bands consisting of: 20%, 30%, 40%, 50%, 60%,

70%, 80% of area median income, and market rate.

B. RENT AFFORDABILITY

1. FEDERAL RENTAL ASSISTANCE

Applicants proposing to convert tenant-based Housing Choice Vouchers (Section 8) to a project-

based subsidy (pursuant to 24 CFR Part 983) must submit a letter from the issuing authority in a form

approved by the Agency. Conversion of vouchers will be treated similar to a funding source under

Section VI(B)(6)(e); a project will be ineligible for an allocation if it does not meet requirements set

by the Agency as part of the application and award process. Such requirements may involve the

public housing authority’s (PHA’s) Annual Plan, selection policy, and approval for advertising.

2. TENANT RENT LEVELS AND RPP (MAXIMUM 2 POINTS)

An application may earn points under one of the following scenarios:

(a) If the project is in a High Income county:

 2 points will be awarded if at least twenty-five percent (25%) of qualified low-income units

will be affordable to and occupied by households with incomes at or below thirty percent

(30%) of area median income.

 1 point will be awarded if at least fifteen percent (15%) of qualified low-income units will be

affordable to and occupied by households with incomes at or below thirty percent (30%) of

area median income.

(b) If the project is in a Moderate Income county:

 2 points will be awarded if at least twenty-five percent (25%) of qualified low-income units

will be affordable to and occupied by households with incomes at or below forty percent

(40%) of area median income.

 1 point will be awarded if at least fifteen percent (15%) of qualified low-income units will be

affordable to and occupied by households with incomes at or below forty percent (40%) of

area median income.

 2 points will be awarded if at least twenty-five percent (25%) of qualified low-income units

will be affordable to and occupied by households with incomes at or below fifty percent

(50%) of area median income.

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 1 point will be awarded if at least fifteen percent (15%) of qualified low-income units will be

affordable to and occupied by households with incomes at or below fifty percent (50%) of

area median income.

To qualify for an RPP loan, at least forty percent (40%) of qualified low-income units in a project

will be affordable to and occupied by households with incomes at or below fifty percent (50%) of

area median income. Targeting in subsection (a), (b) or (c) above counts towards this

requirement.

3. INCOME AVERAGING

Only new construction projects and rehabilitation projects not subject to an existing Declaration of

Land Use Restrictive Covenants for Low-Income Housing Tax Credits are eligible to utilize income

averaging. Applicants electing to use income averaging must comply with the following:

(a) The income average for the property cannot exceed 60% of area median income,

(b) The income average for any bedroom type cannot exceed 60% of area median income,

(d) For projects with more than one building, Owners must select that each building is part of a

multiple building set-aside on line 8b in Part II of IRS Form 8609.

C. PROJECT DEVELOPMENT COSTS, RPP LIMITATIONS, AND WHLP

1. MAXIMUM PROJECT DEVELOPMENT COSTS (NEGATIVE 10 POINTS)

(a) The Agency will assess negative points to applications listing more than the following in lines 5

and 6 of the Project Development Costs (PDC) description, as outlined in Chart A below. The

point structure in Chart B will apply to the following:

 all units are detached single family houses or duplexes,

 serving persons with severe mobility impairments,

 development challenges resulting from being within or adjacent to a central business district,

 public housing redevelopment projects, or

 building(s) with both steel and concrete construction and at least four stories of housing.

The per-unit amount calculation includes all items covered by the construction contract,

ENERGY STAR, certifications for green programs, and any other costs not unique to the specific

proposal.

Chart A Chart B

$95,000 -10 $106,000 -10

(b) Lines 5 and 6 of the PDC description must total at least $75,000 per unit and cannot exceed

$115,000 per unit.

amount during the full application review process but in no case can lines 5 and 6 of the PDC

exceed $130,000 per unit.

See Section VI(B) for other cost restrictions.

2. RESTRICTIONS ON RPP AWARDS

(a) Projects requesting RPP funds must submit the Agency’s “Notice of Real Property Acquisition”

form with the preliminary application and may not:

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(i) request RPP funds in excess of the following amounts per unit: $15,000 in High Income

counties; $20,000 in Moderate Income counties; $25,000 in Low Income counties,

(ii) include market-rate units, (iii) involve Principals who have entered into a workout or

deferment plan within the previous year for an RPP loan awarded after January 1, 2013,

(iv) request less than $150,000 or more than $800,000 per project,

(v) have a commitment of funds from a local government under terms that will result in more

repayment than determined under subsection (C)(2)(b) below,

(vi) have a federally insured loan or one which would require the RPP loan to have a term of

more than 20 years or limits repayment, or

(vii) have a Principal listed on SAM.gov as being ineligible to receive federal funds.

The maximum award of RPP funds to any one Principal will be a total of $1,600,000. Requesting

an RPP loan may result in an application being ineligible under Section VI(B)(6)(e) if the Agency

has inadequate funds.

(b) Projects may only request an RPP loan if the principal and interest payments for RPP and any

local government financing will be equal to the anticipated net operating income divided by 1.15,

less conventional debt service:

Repayment of RPP and local government loans = (NOI / 1.15) – conventional debt service.

The amount of repayment will be split between the RPP loan and local government lenders based

on their relative percentage of loan amounts. For example:

RPP Loan = $400,000

local government loan = $200,000

Year 1 Year 2 Year 3 Year 4

Anticipated amount available for repayment $10,000 $8,000 $6,000 $4,000

RPP principal and interest payments $6,667 $5,333 $4,000 $2,667

local government P&I payments $3,333 $2,667 $2,000 $1,333

Lien position will be determined by loan amount: the larger loan will have the higher lien

position. For equal loan amounts, the local government will have the higher lien position.

or any affiliate thereof, will be taken out of cash flow remaining after RPP payments.

(d) An application may be ineligible for RPP funds due to one or more of the listed parties (including

but not limited to members/partners, general contractor, and management agent) having failed to

comply with the Agency’s requirements on a prior loan.

3. WORKFORCE HOUSING LOAN PROGRAM (Subject to appropriation)

(a) Projects with 9% Tax Credits which meet the Agency’s loan criteria are eligible for WHLP. As

required under the legislation, these criteria support the financing of projects similar to those

created under G.S. 105-129.42.

(b) A loan will not be closed until the outstanding balance on the first-tier construction financing

exceeds the principal amount and the entire loan must be used to pay down a portion of the then

existing construction debt.

take all eligible sources into consideration in setting the amount. The following percent of

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eligible basis will be the calculated loan amount. In no event will the loan amount exceed the

statutory maximum.

County Income

Designation

Percent of

Eligible Basis

Statutory

Maximum

High

$250,000

Moderate

1,500,000

Low

,000,000

Requesting a WHLP loan may result in an application being ineligible under Section VI(B)(6)(e)

if the Agency has inadequate funds. Projects in the Metro geographic set-aside are ineligible to

request WHLP. The maximum award of WHLP funds to any one Principal will be a total of

$2,000,000.

D. CAPABILITY OF THE PROJECT TEAM

1. DEVELOPMENT EXPERIENCE

(a) To be eligible for an award of 9% Tax Credits, at least one Principal must have successfully

developed, operated and maintained in compliance either one (1) 9% Tax Credit project in North

Carolina or six (6) separate 9% Tax Credit projects totaling in excess of 200 units. The project(s)

must have been placed in service between January 1, 2015 and January 1, 2021. Such Principal

must:

(i) be identified in the preliminary application as the Applicant under Section III(C)(7),

(ii) become a general partner or managing member of the ownership entity, and

(iii) remain responsible for overseeing the project and operation of the project for a period of at

least two (2) years after placed in service. The Agency will determine what qualifies as

successful and who can be considered as involved in a particular project.

(b) All owners and Principals must disclose all previous participation in the low-income housing tax

credit program. Additionally, owners and Principals that have participated in an out of state tax

credit allocation may be required to complete an Authorization for Release of Information form.

threshold requirement of subsection (D)(1)(a) due to differences between its prior work and the

proposed project. Particularly important in this evaluation is the type of subsidy program used in

the previous experience (such as tax-exempt bonds, RD).

2. MANAGEMENT EXPERIENCE

The management agent must be eligible to be on the Approved Management Company List. To be

Approved, the management agent must:

(a) have at least one similar tax credit project in their current portfolio,

(b) have a valid North Carolina real estate license and be registered with the North Carolina

Secretary of State as of the full application deadline (excluding public housing authorities),

(d) be reporting in the Agency’s Rental Compliance Reporting System (RCRS) timely and accurately

(if applicable)

(e) have at least one staff person in a supervisory capacity with regard to the project who has

attended at least three Agency sponsored trainings within the past 12 months (currently named

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Compliance 101, Advanced Compliance and DHHS Targeting and Key) as of the full application

deadline, and

(f) have at least one staff person serving in a supervisory capacity with regard to the project who has

been certified as a tax credit compliance specialist.

Such certification must be from an organization approved by the Agency (see Appendix C). None of

the persons or entities serving as management agent may have in their portfolio a project with

material or uncorrected noncompliance beyond the cure period unless there is a plan of action to

address the issue(s). Any management agent found to have implemented a rent increase on an

existing tax credit property without the required Agency approval may be prohibited from serving as

management agent for an application. The management agent listed on the application must be

retained by the ownership entity for at least two (2) years after project completion, unless the Agency

approves a change.

3. PROJECT TEAM DISQUALIFICATIONS

The Agency may disqualify any owner, Principal or management agent, who:

(a) has been debarred or received a limited denial of participation in the past ten years by any federal

or state agency from participating in any development program;

(b) within the past ten years has been in a bankruptcy; an adverse fair housing settlement, judgment

or administrative determination; an adverse civil rights settlement, judgment or administrative

determination; or an adverse federal, state or local government proceeding and settlement,

judgment or administrative determination;

any publicly subsidized project;

(d) has been involved within the past ten years in a project which previously received an allocation of

tax credits but failed to meet standards or requirements of the tax credit allocation or failed to

fulfill one of the representations contained in an application for tax credits;

(e) has been found to be directly or indirectly responsible for any other project within the past five

years in which there is or was uncorrected noncompliance more than three months from the date

of notification by the Agency or any other state allocating agency;

(f) interferes with a tax credit application for which it is not an owner or Principal at a public hearing

or other official meeting;

(g) has outstanding flags in HUD’s national 2530 National Participation system;

(h) has been involved in any project awarded 9% Tax Credits in 2021 for which either the equity

investment has not closed as of the full application deadline or the “10% test” has not been met;

(i) has been involved in any project awarded tax credits after 2000 where there has been a change in

general partners or managing members during the last five years that the Agency did not approve

in writing beforehand;

(j) would be removed from the ownership of a project that is the subject of an application under the

rehabilitation set-aside in the current cycle;

(k) requested a qualified contract for a North Carolina tax credit property; or

(l) is not in good standing with the Agency.

A disqualification under this subsection (D)(3) will result in the individual or entity involved not

being allowed to participate in the 2022 cycle and removing from consideration any application

where they are identified.

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E. UNIT MIX AND PROJECT SIZE

1. Ten (-10) points will be subtracted from any full application that includes market-rate units. This

penalty will not apply where either

 the rents for all market rate units are at least five percent (5%) higher than the maximum allowed

for a unit at 80% AMI and the market study indicates that such rents are feasible, or

 there is a commitment for a grant or no-payment financing equal to at least the amount of

foregone federal tax credit equity.

2. New construction 9% Tax Credit projects may not exceed the following:

 Metro Region - one hundred and twenty (120) units

 Central, East, and West Regions - eighty-four (84) units.

3. New construction tax-exempt bond projects may not exceed two hundred (200) units unless approved

by the Agency prior to the preliminary application submission.

4. All new construction projects must have at least twenty-four (24) qualified low-income units.

The Agency reserves the right to waive the penalties and limitations in this Section IV(E) for proposals

that reduce low-income and minority concentration, including public housing projects, and

subsection (E)(2) for proposals that are within a transit station area as defined by the Charlotte Region

Transit Station Area Joint Development Principles and Policy Guidelines or adaptive re-use projects

where made necessary by the building(s) physical structure.

F. SPECIAL CRITERIA AND TIEBREAKERS

1. ENERGY STAR CERTIFICATION

New construction residential buildings must achieve ENERGY STAR Multifamily New Construction

Program certification and comply with all energy efficiency standards as defined in Appendix B

(incorporated herein by reference). Adaptive re-use and rehabilitation projects must comply to the

extent doing so is economically feasible and as allowed by historic preservation rules.

2. APPLICANT BONUS POINTS (MAXIMUM 2 POINTS)

An Applicant is entitled to two bonus points as part of the full application submission. No

application can receive more than onebonus point. No Principal or Applicant is entitled to more than

two bonus points for all applications in which they may be involved. Should an Applicant or

Principal use more than 2 bonus points, the Agency will determine which application receives the

bonus point(s), if at all.

3. UNITS FOR THE MOBILITY IMPAIRED

Five percent (5%) of all units in new construction projects must meet the accessibility standards as

defined in Appendix B (incorporated herein by reference). THESE UNITS ARE IN ADDITION TO

MOBILITY IMPAIRED UNITS REQUIRED BY FEDERAL AND STATE LAW (INCLUDING

BUILDING CODES). If laws or codes do not require mobility impaired units for a project, a total of

ten percent (10%) of the units must be fully accessible. Units for the mobility impaired should be

available to all tenants who would benefit from their design and are not necessarily reserved under the

Targeting Program requirements of subsection (F)(5).

4. TARGETING PROGRAM

All projects will be required to target ten percent (10%) of the total units to persons with disabilities

and persons who are homeless. Projects with federal project-based rental assistance must target at

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least five (5) units regardless of size. Projects that have targeted units under this subsection are not

required to provide onsite supportive services or a service coordinator.

Owners must submit the following documents, all of which are fully described in Appendix D

(incorporated herein by reference).

(a) Targeting Unit Agreement

(b) Owner Agreement to Participate (if applicable)

(d) Tenant Selection Plan

(e) Rental Assistance Plan (if applicable)

(f) Affirmative Fair Housing Marketing Plan

These documents must be submitted to the Agency no later than the times specified in Appendix D

but in no case later than six months prior to the project’s placed in service date. The Agency may set

additional requirements, as needed. The requirements of this subsection (F)(5) may be fully or

partially waived to the extent the Agency determines they are not feasible.

5. OLMSTEAD SETTLEMENT INITIATIVE (MAXIMUM 4 POINTS)

(a) Projects proposing 1 bedroom units as a percentage of the total project units will be awarded

points based on the following:

7.5% of total units 1 point

10% of total units 2 points

15% of total units 3 points

Tax-exempt bond projects must contain 1 bedroom units totaling a minimum of 10% of total

project units.

(b) Projects proposed in the following DHHS priority counties will be awarded 1 point.

Alamance

Forsyth

Onslow*

Buncombe

Gaston

Orange

Burke

Guilford

Pitt

Cabarrus

Henderson

Robeson

Caldwell*

Iredell

Rowan*

Craven*

Johns

on*

Wake

Cumberland

Mecklenburg

Wayne

Durham

New Hanover

Wilson

*These counties will no longer be listed as DHHS priority counties after the 2022 QAP cycle.

6. SECTION 1602 EXCHANGE PROJECTS (NEGATIVE 40 POINTS)

The Agency may deduct up to forty (-40) points from any application if the Applicant, any owner,

Principal or affiliate thereof is also involved in a Section 1602 Exchange project with uncorrected

material noncompliance.

7. TIEBREAKER CRITERIA

The following will be used to award tax credits in the event that the final scores of more than one

project are identical.

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(a) First Tiebreaker: The county with the least number of 9% tax credit units produced over the last 5

years (see Appendix L for listing of units produced by county).

(b) Second Tiebreaker: The project with the highest overall Walk Score.

(d) Fourth Tiebreaker: Tenants with Children: Projects that can serve tenant populations with

children. Projects will qualify for this designation if at least twenty-five (25%) of the units are

three or four bedrooms. This tiebreaker will only apply where the market study shows a clear

demand for this population (as determined by the Agency).

(e) Fifth Tiebreaker: Tenant Ownership: Projects that are intended for eventual tenant ownership.

Such projects must utilize a detached single family site plan and building design and have a

business plan describing how the project will convert to tenant ownership at the end of the 30-

year compliance period.

In the event that a tie remains after considering the above tiebreakers, the project requesting the least

amount of federal tax credits will be awarded.

G. DESIGN STANDARDS

All proposed measures must be shown in the application to receive points.

1. THRESHOLD REQUIREMENTS

The minimum threshold requirements for design are found in Appendix B (incorporated herein by

reference) and must be used for all projects receiving tax credits or RPP funding.

2. CRITERIA FOR SCORE EVALUATION (MAXIMUM 30 POINTS)

The Agency will determine points based on the following criteria as applied to the site drawings

submitted with the full application.

(a) Site Layout

The Agency will award up to 5 points based on its evaluation of the site layout. The following

characteristics will be considered.

(i) The location of residential buildings in relation to parking, site amenities, community

building, postal facilities and trash collection areas.

(ii) The degree to which site layout ensures a low, controlled traffic speed through the project.

(b) Quality of Design and Construction

(The points in this subsection are mutually exclusive with Section IV(G)(2)(c) below.)

The Agency will award up to 25 points for new construction projects based on its evaluation of

the quality of the building design, and the materials and finishes specified. The following

characteristics will be considered:

(i) The extent to which the design uses multiple roof lines, gables, dormers and similar elements

to break up large roof sections.

(ii) The extent to which the design uses multiple types, styles, and colors of siding and brick

veneer to add visual appeal to the building elevations.

(iii) The level of detail that is achieved through the use of porches, railings, and other exterior

features.

(iv) Use of brick veneer or masonry products on building exteriors.

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(The points in this subsection are mutually exclusive with Section IV(G)(2)(b) above.)

The Agency will award up to 25 points based on the following characteristics:

(i) The extent to which the building(s) fit with surrounding streetscape after adaptation or have

problems with orientation, sightlines, bulk and scale.

(ii) Aesthetics after adaptation.

(iii) Presence of special design elements or architectural features that may not be physically or

financially available if new construction was introduced on the same site.

H. CRITERIA FOR SELECTION OF REHABILITATION PROJECTS

1. GENERAL THRESHOLD REQUIREMENTS

To be eligible for an allocation under Section II(A), a project must:

(a) have either (i) received a tax credit allocation and be in the extended use period or (ii) federal

project-based rental assistance for at least thirty percent (30%) of the total units,

(b) have been placed in service on or before December 31, 2006,

assessment conducted or approved by the Agency),

(d) not have an acquisition cost in excess of sixty percent (60%) of the total replacement costs,

(e) not be feasible using tax-exempt bonds (as determined by the Agency),

(f) not have received an Agency loan in the last five years,

(g) not be deteriorated to the point of requiring demolition,

(h) not have begun or completed a full debt restructuring under the Mark to Market process (or any

similar HUD program) within the last five years, and

(i) have total replacement costs of less than $140,000 per unit, including all Agency-required

rehabilitation work.

Rehabilitation expenses include hard construction costs directly attributable to the project, excluding

costs for a new community building, as calculated using lines 2 through 7 (less line 6) in the PDC

description.

2. THRESHOLD DESIGN REQUIREMENTS

In addition to the relevant sections of Appendix B (incorporated herein by reference), the Agency

will require owners to complete the following as appropriate for their project.

(a) Improve site amenities and common areas by upgrading or adding a freestanding community

building, making repairs and additions to landscaping, adding new site amenities such as

playgrounds, and repairing parking areas.

(b) Improve building exteriors by replacing deteriorated siding, replacing aged roofing, adding

gutters and downspouts, and adding new architectural features to improve appearance.

damaged interior doors, replacing light fixtures, and repainting units.

(d) Replace and upgrade mechanical systems and appliances including HVAC systems, water heaters

and plumbing fixtures, electrical panels, refrigerators, and ranges.

(e) Improve energy efficiency by replacing inefficient doors and windows, adding additional

insulation in attics, and upgrading the efficiency of mechanical systems and appliances.

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(f) Improve site and unit accessibility for persons with disabilities by making necessary alterations at

common areas, alterations at single story ground floor units, adding or improving handicapped

parking areas, and repairing or replacing sidewalks along accessible routes.

3. EVALUATION CRITERIA

The Agency will evaluate applications under Section II(A) based on the following criteria, which are

listed in order of importance. Each one will serve both to determine awards and as a threshold

requirement; the Agency may remove an application from consideration if the proposal is sufficiently

inadequate in any of the categories. For purposes of making awards, the Agency will not consider

subsections (d) through (f) below if the outcome is determined by the criteria in subsections (a)

through (c).

(a) The Agency will give the highest priority to applications proposing to rehabilitate the most

distressed housing with a tax credit allocation, particularly buildings with accessibility or life,

health and safety problems.

(b) Applications will have a reduced likelihood of receiving an award of tax credits if the Agency

determines the property has not been properly maintained and any current owner will remain part

of the new ownership.

purpose is to subsidize an ownership transfer.

(d) Shortcomings in the above criteria will be mitigated to the extent that a tax credit allocation is

necessary to prevent (i) conversion of units to market rate rents or (ii) loss of government

resources (including past, present and future investments).

(e) The Agency will give priority to applications that have mortgage subsidy resources committed as

part of the application.

(f) Applications will have priority to the extent that the rehabilitation improvements are a part of a

community revitalization plan or will benefit the surrounding community. However, projects in

severely distressed areas will have a reduced likelihood of being awarded tax credits.

(g) Applications will have a reduced likelihood of being awarded tax credits based on the number of

tenants that would be permanently relocated (including market-rate).

(h) While the rehabilitation set-aside is not subject to any regional set-aside, the Agency will

consider the geographic distribution of this resource and will attempt to avoid a concentration of

awards in any one area of the state.

V. ALLOCATION OF BOND CAP

A. ORDER OF PRIORITY

The Committee will allocate the multifamily portion of the state’s tax-exempt bond authority in the

following order of priority:

1. Projects that serve as a component of an overall public housing revitalization effort.

2. Rehabilitation of existing rent restricted housing.

3. Rehabilitation of projects consisting of entirely market-rate units.

4. Adaptive re-use projects.

5. Other new construction projects.

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Applications will only be allocated bond authority if there is enough remaining after awarding all eligible

applications in higher priority levels. Within each category, applications seeking the least amount of

authority per low-income unit will have priority.

B. ELIGIBILITY FOR AWARD

Except as otherwise indicated, owners of projects with tax-exempt bonds and 4% Tax Credits must meet

all requirements of the Plan. Even with an allocation of bond authority, projects must meet the threshold

requirements to be eligible for tax credits.

1. All projects must meet the requirements under Section IV(F)(5).

2. Rehabilitation applications must:

(a) have been placed in service on or before December 31, 2006,

(b) require rehabilitation expenses in excess of $15,000 per unit,

(d) not have begun or completed a full debt restructuring under the Mark to Market process (or any

similar HUD program) within the last five years, and

(e) not be deteriorated to the point of requiring demolition.

3. The inducement resolution must be submitted with the full application.

4. To be eligible for an award of tax-exempt bond volume, at least one Principal must have successfully

developed, operated and maintained in compliance either one 9% Tax Credit project in North

Carolina or one tax-exempt bond project in any state. The project must have been placed in service

between January 1, 2015 and January 1, 2021. Such Principal must:

 be identified in the preliminary application as the Applicant under Section III(C)(6),

 become a general partner or managing member of the ownership entity, and

 remain responsible for overseeing the project and operation of the project for a period of two (2)

years after placed in service.

The Agency will determine what qualifies as successful and who can be considered as involved in a

particular project.

VI. GENERAL REQUIREMENTS

A. GENERAL THRESHOLD REQUIREMENTS FOR PROJECT PROPOSALS

1. PROJECTS WITH HISTORIC TAX CREDITS

Buildings either must be on the National Register of Historic Places or approved for the State Historic

Preservation Office’s study list at the time of the full application. Evidence of meeting this

requirement should be provided.

2. NONPROFIT SET-ASIDE

For purposes of being considered as a nonprofit sponsored application under Section II(D)(1)(a), at

least one nonprofit entity (or, where applicable, its qualified corporation) involved in a project must:

(a) be qualified under Section 501(c)(3) or (4) of the Code,

(b) materially participate, as defined under federal law, in the acquisition, development, ownership,

and ongoing operation of the property for the entire compliance period,

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(d) be a managing member or general partner of the ownership entity.

The Agency reserves the right to make a determination that the nonprofit owner is not affiliated with or

controlled by a for-profit entity or entities other than a qualified corporation. There can be no identity

of interest between any nonprofit owner and for-profit entity, other than a qualified corporation.

3. REQUIRED REPORTS

All projects involving use of existing structures must submit the following:

(a) For projects built prior to 1978, a hazardous material report which provides the results of testing

for asbestos containing materials, lead based paint, Polychlorinated Biphenyls (PCBs),

underground storage tanks, petroleum bulk storage tanks, Chlorofluorocarbons (CFCs), and other

hazardous materials. The testing must be performed by professionals licensed to do hazardous

materials testing. A report written by an architect or building contractor or developer will not

suffice. A plan and projected costs for removal of hazardous materials must also be included.

(b) A report assessing the structural integrity of the building(s) being renovated from an architect or

engineer. Report must be dated no more than six (6) months from the full application deadline.

full application deadline.

4. APPRAISALS

The Agency will not allow the project budget to include more for land or lease costs than the lesser of

its appraised market value or the purchase or lease price. Applicants must submit with the full

application a real estate “as is” appraisal that is a) dated no more than six (6) months from the full

application deadline, b) prepared by an independent, state certified appraiser and c) complies with the

Uniform Standards of Professional Appraisal Practice. The appraisal must encompass all parcels that

comprise the project. Comparable properties used in the appraisal must be in reasonable proximity to

the project. The Agency may order an additional appraisal with costs to be paid by the Applicant.

Appraisals for rehabilitation and adaptive re-use projects must break out the land and building values

from the total value.

5. CONCENTRATION

Projects cannot be in areas of minority and low-income concentration (measured by comparing the

percentage of minority and low-income households in the site’s census tract with the community

overall). The Agency may make an exception for projects in economically distressed areas which

have community revitalization plans with public funds committed to support the effort.

6. DISPLACEMENT

For rehabilitation projects and in every other instance of tenant displacement, including temporary,

the Applicant must supply with the full application a plan describing how displaced persons will be

relocated, including a description of the costs of relocation. The owner is responsible for all

relocation expenses, which must be included in the project’s development budget. Owners must also

comply with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970,

as revised in 49 C.F.R. Part 24.

7. FEASIBILITY

The Agency will not allocate tax credits or RPP funding to applications that may have difficulty being

completed or operated for the compliance period. Examples include projects that may not secure an

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equity investment or a Principal that has inadequate capacity to successfully carry out the

development process.

8. SMOKE-FREE HOUSING

Owners must prohibit smoking in all indoor common areas, individual living areas (including patios

and balconies), and within 25 feet of building entries or ventilation intakes. A non-smoking clause

must be included in the lease for each household.

B. UNDERWRITING THRESHOLD REQUIREMENTS

The following minimum financial underwriting requirements apply to all projects. Projects that cannot

meet these minimum requirements, as determined by the Agency, will not receive tax credits or RPP

funding. Any documentation required as part of the application must be dated and be within 6 months of

the application deadline, unless otherwise stated.

1. LOAN UNDERWRITING STANDARDS

(a) Projects applying for tax credits only will be underwritten with rents escalating at two percent

(2%) and operating expenses escalating at three percent (3%).

(b) All projects will be underwritten assuming a constant seven percent (7%) vacancy and must

reflect a 1.15 Debt Coverage Ratio (DCR) for twenty (20) years.

of the total units (spread proportionally through all bedroom types) and may be required to

comply with HOME program requirements, including 42 U.S.C. 12701 et seq., 24 C.F.R. Part 92

and all relevant administrative guidance. Projects awarded RPP funds must also comply with the

RPP Guidelines in Appendix G (incorporated herein by reference).

(d) The Agency may determine that the interest rate on a loan must be reduced where an application

shows an excessive amount accruing towards a balloon payment.

2. OPERATING EXPENSES

(a) New construction (excluding adaptive re-use): minimum of $3,600 per unit per year not including

taxes, reserves and resident support services.

(b) Renovation (includes rehabilitation and adaptive re-use): minimum of $3,800 per unit per year

not including taxes, reserves and resident support services. For projects with RD loans, the

operating expenses will be based upon the current RD approved operating budget.

3. EQUITY PRICING

(a) Projects will be underwritten using Applicants proposed equity pricing. Pricing above $0.90 will

require a commitment letter from a syndicator or investor with as much detail as is possible. At a

minimum, the letter should include the equity pricing, total capital contribution amount, estimated

pay-in schedule and any reserve requirements. Should an Applicant receive an allocation of tax

credits and fail to receive equity pricing at least equal to the pricing used in the awarded

application, any equity shortfall will be the responsibility of the Applicant. The Agency will not

approve an increase of the rents stated in the awarded application to support additional debt to

cover the equity shortfall.

(b) Equity should be calculated net of any syndication fees. Bridge loan interest typically incurred by

the syndicator to enable an up front payment of equity should not be charged to the project

directly, but be reflected in the net payment of equity. Equity should be based on tax credits to be

used by the investor(s), excluding those allocated to the Principals unless these entities are making

an equity contribution in exchange for the tax credits.

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4. RESERVES

(a) Rent-up Reserve: Required for all except tax-exempt bond projects. A reasonable amount must

be established based on the projected rent-up time considering the market and target population,

but in no event shall be less than $300 per unit. These funds must be available to the

management agent to pay rent-up expenses incurred in excess of rent-up expenses budgeted for in

the PDC description. The funds are to be deposited in a separate bank account and evidence of

such transaction provided to the Agency ninety (90) days prior to the expected placed in service

date. All funds remaining in the rent-up reserve at the time the project reaches ninety-three

(93%) occupancy must be transferred to the project replacement reserve account.

For those projects receiving loan funds from RD, the 2% initial operating and maintenance capital

established by RD will be considered the required rent-up reserve deposit.

(b) Operating Reserve: Required for all projects except those receiving loan funds from RD. The

operating reserve will be the greater of a) $1,500 per unit or b) six month’s debt service and

operating expenses (four months for tax-exempt bond projects), and must be maintained for the

duration of the extended use period.

The operating reserve can be funded by deferring the developer fees of the project. If this method

is utilized, the deferred amounts owed to the developer can only be repaid from cash flow if all

required replacement reserve deposits have been made. For tax credit projects where no RPP

loan applies, the operating reserve can be capitalized by an equity pay in up to one year after

certificate of occupancy is received. This will be monitored by the Agency. This reserve must

stay with the project at the time of investor exit.

per unit per year. Rehabilitation and adaptive re-use projects must budget replacement reserves

of $350 per unit per year. The replacement reserve must be capitalized from the project’s

operations, escalating by four percent (4%) annually. This reserve must stay with the project at

the time of investor exit.

In both types of renovation projects mentioned above, the Agency reserves the right to increase

the required amount of annual replacement reserves if the Agency determines such an increase is

warranted after a detailed review of the project’s physical needs assessment.

For those projects receiving RD loan funds, the required funding of the replacement reserve will

be established, administered and approved by RD.

5. DEFERRED DEVELOPER FEES (NEGATIVE 2 POINTS)

Developer fees can be deferred to cover a gap in funding sources as long as:

(a) the entire amount will be paid within fifteen years and meets the standards required by the IRS to

stay in basis,

(b) the deferred portion does not exceed fifty percent (50%) of the total amount as of the full

application, and

Each of these will be determined by the Agency. Nonprofit organizations must include a resolution

from the Board of Directors allowing such a deferred payment obligation to the project. The

developer may not charge interest on the deferred amount in excess of the long term AFR.

Deferment of more than twenty-five (25%) of the total developer fee will result in a deduction of 2

points.

6. FINANCING COMMITMENT

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(a) For all projects proposing private permanent financing, a letter of intent is required (see

Appendix E). This letter must be on lender’s letterhead, must clearly state the term of the

permanent loan is at least fifteen (15) years, how the interest rate will be indexed and the current

rate at the time of the letter, the amortization period, any prepayment penalties, anticipated

security interest in the property, and lien position. The interest rate must be fixed and no balloon

payments may be due for fifteen years.

(b) For all projects proposing public permanent financing, binding commitments on lender’s

letterhead are required to be submitted by the full application deadline (see Appendix E). Local

governments also must identify the source of funding (e.g. HOME, trust fund). All loans must

have a fixed interest rate and no balloon payments for at least fifteen (15) years after project

completion. A binding commitment is defined as a letter, resolution or binding contract from a

unit of government. The same terms described for the letter of intent (using the format approved

by the Agency) from a private lender must be included in the commitment.

interest rate, and any origination fees.

(d) Any Owner Investment listed as a source cannot exceed $10,000.

(e) Applications may only include one set of proposed funding sources; the Agency will not consider

multiple financial scenarios. A project will be ineligible for allocation if any of the listed funding

sources will not be available in an amount or under the terms described in the application. The

Agency may waive this limitation if the project otherwise demonstrates financial feasibility.

Project cash flow may not be used as a source of funds.

7. DEVELOPER FEES

(a) Developer fees shall be up to $15,000 per unit for new construction projects and twenty-eight

point five percent (28.5%) of PDC line item 4 for rehabilitation projects, both being set at award.

(b) Notwithstanding the amount calculated in subsection (7)(a), the developer fee for any project

shall be a maximum of $1,800,000 (the maximum for projects with tax-exempt bonds is

$3000,000).

(d) Contractor profit and overhead shall be limited to ten percent (10%) (8% profit, 2% overhead) of

total hard costs, including general requirements.

(e) Where an identity of interest exists between the owner and contractor, the contractor profit and

overhead shall be limited to eight percent (8%) (6% profit, 2% overhead).

8. CONSULTING FEES

The total amount of any consulting fees and developer fees shall be no more than the maximum

developer fee allowed to that project.

9. ARCHITECTS’ FEES

The architects’ fees, including design and inspection fees, shall be limited to three percent (3%) of the

total hard costs plus general requirements, overhead, profit and construction contingency (total of

lines 2 through 10 on the PDC description). This amount does not include engineering costs.

10. INVESTOR SERVICES FEES

Investor services fees must be paid from net cash flow and not be calculated into the minimum debt

coverage ratio.

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11. PROJECT CONTINGENCY FUNDING

All new construction projects shall have a hard cost contingency line item of five percent (5%) of

total hard costs, including general requirements, contractor profit and overhead. Rehabilitation and

adaptive re-use projects shall include a hard cost contingency line item of ten percent (10%) of total

hard costs.

12. PROJECT OWNERSHIP

There must be common ownership between all units and buildings within a single project for the

duration of the compliance period.

13. SECTION 8 PROJECT-BASED RENTAL ASSISTANCE

For all new construction projects that propose to utilize Section 8 project-based rental assistance, the

Agency will underwrite the rents according to the tax credit and HOME limits. These limits are

based on data published annually by HUD. If the Section 8 contract administrator is willing to allow

rents above these limits, the project may receive the additional revenue in practice, but Agency

underwriting will use the lower revenue projections regardless of the length of the Section 8 contract.

Given the uncertainty of long-term federal commitment to Section 8 rental assistance, the Agency

considers underwriting to the more conservative revenue levels to best serve the project’s long-term

financial viability.

14. WATER, SEWER, AND TAP FEES

Any water, sewer, and tap fees charged to the project must be entered on a separate line item of the

PDC description. Applications must provide letters from local provider(s) documenting either the

amounts or if no fees will be charged.

VII. POST-AWARD PROCESSES AND REQUIREMENTS

A. ALLOCATION TERMS AND REVOCATION

1. At any time between award and issuance of IRS Form 8609, owners must have approval from the

Agency prior to:

(a) changing the anticipated or final sources (amount, terms, or provider), including equity;

(b) increasing the anticipated or final uses by more than two percent (2%);

 the Agency at full application, or

 local building code office,

including amenities, site layout, floor plans and elevations (Approved Design);

(d) starting construction, including sitework;

(e) increasing rents for new construction units;

(f) increasing rents for rehabilitation units above existing rents at time of award (rents shown in the

approved application can be instituted once rehabilitation is complete);

(g) occupying units;

(h) any other change to the awarded application.

At its discretion, the Agency can request any documentation related to project costs. If an increase in

uses or design alteration is due to a local government requirement, owners do not need prior approval

but rather must provide the Agency with prompt written notice. Failure to comply with a requirement

of this subsection may result in a fine of up to $25,000, revocation of the reservation or allocation,

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future disqualification under Section IV(D)(3) of any Principal involved, or other recourse available

to the Agency.

2. Ownership entities must submit a completed carryover agreement and expend at least ten percent

(10%) of the project’s reasonably expected basis, both by dates to be determined by the Agency.

3. IRS Form 8609 will not be issued until:

(a) submission of a Final Cost Certification by an independent auditor that complies with the

Agency’s requirements;

(b) the owner documents attendance at an Agency sponsored or approved tax credit compliance

seminar sponsored within the previous 12 months (see Appendix C for list of approved

seminars); the management agent documents attendance at an Agency sponsored tax credit

compliance seminar within the previous 12 months;

(d) the project has been built according to the Approved Design;

(e) the Agency determines the project has adhered to all representations made in the approved

application and will meet all relevant Plan requirements;

(f) documentation of the ownership entity having paid all applicable state and local taxes for the

most recent year due; and

(g) submission of a listing of the name and address for all contractors and subcontractors indicating if

there exists an identity of interest with the Owner and a statement from each representing the

entity will comply with all applicable employment rules and regulations.

4. The actual tax credits allocated will be the lesser of the tax credits reserved, the applicable rate

multiplied by qualified basis (as approved by the Agency), or the amount determined by the Agency

pursuant to its evaluation as required under Section 42(m)(2) of the Code. Projects will be required to

elect a project-based allocation. An allocation does not constitute a representation or warranty by the

Agency or Committee that the ownership entity or its owners will qualify for the tax credits. The

Agency’s interpretation of the Code, regulations, notices, or other guidance is not binding on the

federal government.

5. Owners must record, prior to all other liens against the property in the registry of deeds in the county

where the project is located, a thirty (30) year Declaration of Land Use Restrictive Covenants for

Low-Income Housing Tax Credits (Extended Use Agreement) stating the owner will not apply for

relief under Section 42(h)(6)(E)(i)(II) of the Code and will comply with other requirements under the

Code, Plan, other relevant statutes and regulations, and all representations made in the approved

application. The Extended Use Agreement also may contain other provisions as determined by the

Agency. The owner must have good and marketable title and obtain the consent of any prior recorded

lienholder (other than for construction financing) to be bound by the Extended Use Agreement terms.

Owners may not claim tax credits in any taxable year unless the Extended Use Agreement is in effect

and appropriately recorded.

6. The Agency may revoke an allocation if the owner fails to implement all representations in the

approved application. In addition to the terms of Section VII(A)(1), owners will acknowledge that

the following constitute conditions to their allocation:

(a) accuracy of all representations made to the Agency, including application uploads,

(b) adherence to the Plan and all applicable federal, state and local laws and ordinances, including the

Code and Fair Housing Act,

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(d) not incurring a penalty under N.C.G.S. § 105-236 for failure to file a return, failure to pay taxes,

or having a large tax deficiency (as defined under N.C.G.S. § 105-236). The Agency may request

documentation demonstrating all project related taxes have been paid.

An owner’s or project’s failure to comply with all such conditions without written authorization from

the Agency will entitle the Agency, in its discretion, to deem the allocation to be cancelled by mutual

consent. After any such cancellation, the owner will acknowledge that neither it nor the project will

have any right to claim tax credits pursuant to the allocation. The Agency reserves the right, in its

discretion, to modify or waive any such failed condition.

B. COMPLIANCE MONITORING

1. Owners must comply with Section 42 of the Code, IRS regulations, rulings, procedures, decisions and

notices, state statutes, the Fair Housing Act, state laws, local codes, Agency loan documents,

Appendix F (incorporated herein by reference), and any other legal requirements. The Agency may

treat any failure to do so as a violation of the Plan.

2. The Agency will adopt and revise standards, policies, procedures, and other requirements in

administering the tax credit program. Examples include training and online reporting. Owners must

comply with all such requirements regardless of whether or not they expressly appear in the Plan or

Appendix F. The Agency will have access to any project information, including physical access to

the property, all financial records and tenant information.

VIII. DEFINITIONS

The terms listed below will be defined in the Plan as indicated below regardless of capitalization, unless the

context clearly indicates otherwise. Terms used in the Plan but not defined below will have the same meaning

as under the Code and IRS regulations.

4% Tax Credit: Low-income housing tax credits available pursuant to Section 42(h)(4) of the Code.

9% Tax Credit: Low-income housing tax credits available for allocation under the state’s volume cap

pursuant to Section 42(h)(3) of the Code.

Affiliate: As to any person or entity (i) any entity of which a majority of the voting interest is owned by such

person or entity, (ii) any person or entity directly or indirectly controlling (10% or more) such person or

entity, (iii) any person or entity under direct or indirect common control with any such person or entity, or (iv)

any officer, director, employee, manager, stockholder (10% or more), partner or member of any such person

or entity or of any person or entity referred to in the preceding clauses (i), (ii) or (iii).

Applicant: The entity considered under Section III(C)(6).

Choice-Limiting Activity: Includes leasing or disposition of real property and any activity that will result in a

physical change to the property, including acquisition, demolition, movement, rehabilitation, conversion,

repair, or construction.

Developer: Any individual or entity responsible for initiating and controlling the development process and

ensuring that all, or any material portion of all, phases of the development process are accomplished.

Furthermore, the developer is the individual or entity identified as such in the Ownership Entity Agreement

and any and all Development Fee Agreements.

Entity: Without limitation, any general partnership, limited partnership, limited liability company,

corporation, joint venture, trust, business trust, cooperative, association, public agency or other entity, other

than a human being.

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Management Agent: Individual(s) or Entity responsible for the day to day operations of the project, which

may or may not be related to the Owner(s) or ownership entity.

Market-Rate Units: Units that are not subject to tax credit restrictions; does not include manager units.

Material Participation: Involvement in the development and operation of the project on a basis which is

regular, continuous and substantial throughout the compliance period as defined in Code Sections 42 and

469(h) and the regulations promulgated thereunder.

Owner(s): Person(s) or entity(ies) that own an equity interest in the Ownership Entity.

Ownership Entity: The ownership entity to which tax credits and/or any RPP loan funds will be awarded.

Person: Any individual or Entity, and the heirs, executors, administrators, legal representatives, successors

and assigns of such Person where the context so requires.

Person with a Disability: An adult who has a permanent physical or mental impairment which substantially

limits one or more major life activities as further defined in North Carolina’s Persons with Disabilities

Protection Act (N.C.G.S. § 168A-3 (7a)).

Person who is Homeless: An adult who is living in places not meant for habitation (such as streets, cars,

parks), emergency shelter, or in transitional or temporary housing but originally came from a place not meant

for habitation or emergency shelter.

Principal: Principal includes (1) all persons or entities who are or who will become partners or members of

the ownership entity, (2) all persons or entities whose affiliates are or who will become partners or members

of the ownership entity, (3) all persons or entities who directly or indirectly earn a portion of the development

fee for development services with respect to a project and/or earn any compensation for development services

rendered to such project, which compensation is funded directly or indirectly from the development fee of

such project, and such amount earned exceeds the lesser of twenty-five percent (25%) of the development fee

for such project or $100,000, and (4) all affiliates of such persons or entities in clause (3) who directly or

indirectly earn a portion of the development fee for development services with respect to any project in the

current year and/or earn any compensation for development services rendered to any project in the current

year, which compensation is funded directly or indirectly from the development fee of any such project, and

such amount earned exceeds the lesser of twenty-five percent 25% of the development fee for such project or

$100,000. For purposes of determining Principal status the Agency may disregard multiple layers of pass-

through or corporate entities. A partner or member will not be a Principal where its only involvement is that

of the tax credit equity investor.

Qualified Corporation: Any corporation if, at all times such corporation is in existence, 100% of the stock of

such corporation is held by a nonprofit organization that meets the requirements under Code Section 42(h)(5).

Rental Production Program (RPP): Agency loan program for multifamily affordable rental housing.