If you’re interested in real estate investing, you’ve likely come across the concept of multifamily Tax Credits. Multifamily tax credits are incentives the government offers to encourage real estate developers to build affordable housing for low-income families.
The credits are valuable for investors looking to diversify their portfolios and make a difference in their community.
In this blog, we’ll dive into the basics of multifamily tax credits, how they work, and their benefits. We’ll also discuss the types of tax credits available, the eligibility requirements, and the application process.
Whether you’re new to real estate investing or a seasoned pro, this blog will provide a comprehensive understanding of multifamily tax credits and how they can help you achieve your investment goals. So, let’s get started!
History Of Multifamily Tax Credits In The Us
The use of tax incentives to encourage investment in affordable housing dates back to the 1930s when the federal government began offering tax benefits for constructing low-income housing. However, it was only in the Tax Reform Act of 1986 that the modern system of multifamily tax credits was established.
The Low-Income Housing Tax Credit (LIHTC) program was created as part of the 1986 Tax Reform Act to encourage affordable housing development for low-income families.
The program was designed to address the shortage of affordable housing in the United States and to provide a financial incentive for developers to build or rehabilitate affordable housing units.
Under the LIHTC program, developers can apply for tax credits to offset some costs in building or rehabilitating affordable housing projects.
The credits are then sold to investors to raise capital for the project. The tax credits are allocated to states based on population and are distributed to developers through a competitive application process.
Since establishing the LIHTC program, other types of multifamily tax credits have been created to encourage investment in specific kinds of affordable housing projects.
The Historic Tax Credit (HTC) was established in 1976 to provide tax incentives for rehabilitating historic buildings. The New Markets Tax Credit (NMTC) was established in 2000 to encourage investment in low-income communities.
Today, multifamily tax credits continue to be an essential tool for increasing the supply of affordable housing and promoting economic development in underserved areas.
The programs have been renewed and expanded several times over the years. As a result, they are expected to remain a valuable source of affordable housing financing for many years.
Types of multifamily tax credits
Low-Income Housing Tax Credit (LIHTC)
The Low-Income Housing Tax Credit (LIHTC) is the most commonly used type. The LIHTC program was established in 1986 as part of the Tax Reform Act and has been instrumental in creating affordable housing for low-income families across the United States.
Under the LIHTC program, developers can apply for tax credits to offset some costs in building or rehabilitating affordable housing projects.
The credits are then sold to investors to raise capital for the project. The tax credits are allocated to states based on population and are distributed to developers through a competitive application process.
There are two types of LIHTC credits: 9% and 4%. The 9% credit is for new construction or substantial rehabilitation projects and is intended to cover a significant portion of the project costs. The 4% credit is for acquisition and rehabilitation projects and is intended to cover a smaller amount of the project costs.
LIHTC credits are subject to specific rules and requirements, including tenant rent and income restrictions. In addition, properties must meet particular criteria to be eligible for the credits, including location and construction standards.
Developers must also comply with reporting and compliance requirements to ensure that the properties remain affordable for the required period.
Overall, the LIHTC program has successfully created affordable housing for low-income families and has been a valuable tool for developers and investors looking to impact their communities positively.
As a result, the program has been renewed several times and is expected to remain an essential source of affordable housing financing for many years.
Historic Tax Credit (HTC)
The Historic Tax Credit (HTC) is a multifamily tax credit that incentivizes rehabilitating landmark buildings.
The HTC was established by Congress in 1976 as part of the Tax Reform Act and has been instrumental in preserving historic buildings across the United States.
Under the HTC program, developers can apply for tax credits to offset some of the costs of rehabilitating landmark buildings.
The credits are then sold to investors to raise capital for the project. The tax credits equal 20% of the qualified rehabilitation expenses for certified historic structures.
To be eligible for the HTC program, buildings must be listed in the National Register of Historic Places or a designated historic district. In addition, the rehabilitation work must meet specific criteria to ensure that the historic character of the building is preserved.
The HTC program has successfully promoted the rehabilitation of historic buildings and has helped revitalize many urban areas across the country.
The program has been renewed and expanded several times and is expected to continue as an essential funding source for preserving historic buildings.
New Markets Tax Credit (NMTC)
The New Markets Tax Credit (NMTC) is a multifamily tax credit that incentivizes investment in low-income communities.
The NMTC program was established by Congress in 2000 as part of the Community Renewal Tax Relief Act and has been instrumental in promoting economic development in underserved areas across the United States.
Under the NMTC program, investors can receive tax credits for investing in designated low-income communities. The credits equal 39% of the total investment and are spread over seven years.
The program is designed to encourage investment in businesses and real estate projects in low-income areas that might otherwise be difficult to finance.
To be eligible for the NMTC program, projects must be located in designated low-income communities and meet specific criteria to ensure they will positively impact the local community. The projects must also demonstrate a need for tax credits and have a reasonable expectation of success.
The NMTC program has been successful in promoting economic development in underserved areas. It has helped to create jobs, stimulate business growth, and improve the quality of life in many low-income communities.
As a result, the program has been renewed several times and is expected to continue to be an essential tool for promoting economic development in underserved areas.
Opportunity Zone Tax Incentive
The Opportunity Zone Tax Incentive is a multifamily tax credit created by the Tax Cuts and Jobs Act 2017. The program encourages investment in designated low-income census tracts called Opportunity Zones.
Under the Opportunity Zone Tax Incentive program, investors can receive tax benefits for investing in qualified Opportunity Zone funds. The program allows investors to defer paying taxes on capital gains by investing those gains in suitable Opportunity Zone funds.
In addition, if the investment is held for at least ten years, any capital gains generated from the investment are tax-free.
To be eligible for the Opportunity Zone Tax Incentive program, projects must be located in designated Opportunity Zones and meet specific criteria to ensure they will positively impact the local community.
The projects must also demonstrate a need for tax incentives and have a reasonable expectation of success.
The Opportunity Zone Tax Incentive program has successfully promoted investment in designated low-income areas and helped stimulate these communities’ economic growth and job creation. The program has generated significant interest from investors and developers.
It is expected to continue to be an essential tool for promoting economic development in Opportunity Zones across the United States.
Energy Tax Credits
These are a type of multifamily tax credit that provides incentives for the installation of energy-efficient improvements in multifamily buildings.
Congress established the Energy Tax Credit program to promote the use of renewable energy and reduce energy consumption in buildings.
Under the Energy Tax Credit program, developers can apply for tax credits for installing energy-efficient improvements, such as solar panels, geothermal systems, wind turbines, and energy-efficient lighting and heating systems.
The credits are equal to a percentage of the cost of the improvements and can be used to offset federal income taxes.
To be eligible for the Energy Tax Credit program, buildings must meet specific energy efficiency standards, and the energy-efficient improvements must meet specific criteria to ensure that they will positively impact the environment and reduce energy consumption.
The Energy Tax Credit program has successfully promoted the use of renewable energy and reduced energy consumption in buildings, which has helped lower energy costs for building owners and tenants and reduce greenhouse gas emissions.
The program has been renewed and expanded several times over the years. It is expected to continue as an essential funding source for energy-efficient improvements in multifamily buildings.
Final Takeaway
Multifamily tax credits are necessary for promoting economic development, affordable housing, and energy efficiency in the United States.
Developers and investors can benefit from tax incentives that support the rehabilitation of historic buildings, investment in low-income communities, and the installation of energy-efficient improvements.
These tax credits have been instrumental in revitalizing urban areas, promoting job creation, and improving the quality of life for residents of multifamily buildings.
Understanding multifamily tax credits and their benefits is crucial for developers and investors looking to finance multifamily projects while contributing to communities’ economic and social well-being nationwide.
