Home | Spring 2008 |
|
Contents |
Tax-exempt bonds can also enable affordable housing developers to take advantage of an additional subsidy resource. If 50 percent or more of a preservation project’s cost (total development costs including land) is financed with tax-exempt bonds, the entire project can qualify for LIHTCs typically referred to as “4 percent tax credits.”* These can be sold to LIHTC investors to raise equity capital for the project. Banks can participate in tax-exempt bond activity, in support of both affordable multifamily housing preservation, and their own bottom line, in multiple ways. Banks may issue either short-term construction or longer term permanent credit enhancement through letters of credit. These letters may result in fees received by the bank and a better rated, and more marketable, bond for the project sponsor. Banks may also purchase bonds, either to hold in portfolio or to bundle and sell as securities. Banks may also purchase the 4 percent LIHTCs associated with tax-exempt bond deals in which they do not purchase the bonds for their own portfolio. In addition to a positive bottom-line impact, banks may receive positive CRA consideration for investing in tax-exempt bonds that specifically support affordable housing. How Massachusetts Uses Tax-exempt Bonds MassHousing has become a leader in using tax-exempt financing in combination with low-income housing tax credits to preserve at-risk affordable rental housing. The MassHousing criteria for the use of private activity bond volume cap for preservation of affordable rental housing are: (1) risk of conversion to market-rate housing, (2) risk of loss of habitability; and (3) need for moderate-to-substantial capital replacements. Risk of conversion to market-rate housing is defined as when:
The other two criteria, risk of loss of habitability and moderate/substantial capital needs, are defined on the basis of “imminent” rehabilitation needs within one to three years. This threshold of capital needs has been set at varying amounts, from $10,000 per unit to as high as $35,000 per unit. Massachusetts has also targeted its LIHTC program to support affordable multifamily housing preservation programs. The various Qualified Allocation Plans (QAPs) issued by the Massachusetts Department of Housing and Community Development (DHCD) have set aside 35 to 50 percent of tax credit allocations for at-risk preservation projects. At-risk preservation projects are determined under the QAPs as:
Results in Massachusetts MassHousing has originated more than $1 billion of loans to preserve nearly 30,000 units of affordable rental units in 193 developments. Over half of this $1 billion of lending involved tax-exempt private activity bonds. The remaining half involves refinancings of debt only, or refinancings with 9 percent tax credit equity investment. MassHousing has also used tax-exempt bonds creatively to preserve public housing units. MassHousing issued tax-exempt bonds and used the proceeds to make loans to the housing authorities. The loans were secured by annually appropriated federal public housing subsidies, known as “capital funds.” By capitalizing a portion of each housing authority’s expected stream of capital funds over the next 20 years, MassHousing enabled these local public housing authorities to undertake substantially greater rehabilitation than would have been possible year-to-year, thus assisting in the modernization of this distressed, federally assisted public housing stock. In all, 509 units of public housing received $14.8 million in loan funds, enabling roughly $29,000 in rehabilitation and modernization per unit. Overall, the use of tax-exempt bond financing combined with 4 percent tax credits has provided a powerful tool to MassHousing to preserve at-risk properties. This successful strategy will continue and likely accelerate in the future as more at-risk properties approach their mortgage maturity in the next five-to-ten years. For further information, contact Nancy Andersen or David Keene at the Massachusetts Housing Finance Agency at (617) 854-1000. *Although there is a cap on the amount of tax-exempt bonds a state can issue each year, there is no statutory limit to the amount of 4 percent LIHTCs that can be issued.
|