The federal Low-Income Housing Tax Credit (LIHTC) Program is sponsored by the U.S. Treasury Department and administered in Virginia through VHDA. The program is authorized under Section 42 of the Internal Revenue Code of 1986 to encourage development of affordable rental housing by providing property owners with federal income tax credit.
VHDA’s Compliance department monitors properties that have received LIHTC by periodically reviewing that qualified units provide safe, decent and affordable housing and that eligible renters occupy these units.
To maintain qualified tax credits, in addition to other program requirements (we strongly encourage owners to review Section 42 of the IRS Code and their Extended Use Agreement for specific eligibility requirements), owners must meet the general guidelines listed below:
Tax credit qualification is available only for units rented to low-income occupants. A property must have at least 20% of its low-income units rented to households with incomes of 50% or less than the area median income (AMI) (20-50), at least 40% of the low-income units rented to households with incomes of 60% or less than the AMI (40-60), OR, at least 40% of the low-income units designated by the taxpayer at 20%, 30%, 40%, 50%, 60%, 70%, and 80% with an average of 60% AMI or less (Average Income).
Average Income Minimum Set-Aside
In March 2018, the “Consolidated Appropriations Act of 2018” established a third minimum set-aside election for new federal housing credit allocations and amended Section 42(g)(1) of the IRS Code of 1986 (which defined a “qualified low-income housing project). The Average Income Minimum Set-Aside election includes new [expanded] income limitations permitted for qualified low-income housing projects at 20%, 30%, 40%, 70%, and 80% AMI. Currently, the HUD published MTSP income limits include 50% and 60% and HERA Special 50% and 60% limits for applicable areas.
For additional information on how to implement Average Income for your project in Virginia, review the VHDA Average Income memo and video playlist with a visual description of Average Income.
VHDA's Average Income Memo (PDF)
VHDA's "Understanding Average Income" Video Playlist
Rents on qualified tax credit units are restricted. Maximum allowable rent is based on the number of bedrooms and AMI as established annually by HUD. If a household pays for utilities, the maximum rent must be adjusted by the applicable utility allowance.
Forms and Documents
Current Tax Credit Compliance forms and documents.
Annual Tax Credit Reporting Process
Current instructions for completing the annual reporting process.
ACH Payment Instructions
Utility Allowance Estimates
Before using any utility allowance schedules posted on VHDA's website, please ensure that your local PHA has adopted VHDA utility allowances for use or that your only local PHA is a VHDA administered program agency. Detailed information may be found in the documents below.