The Low Income Housing Tax Credit (LIHTC), known in Montana as Montana Housing Tax Credit Program, provides a federal income tax credit meant to incentivize investment and development of affordable rental housing that qualifies under low income requirements. To qualify, in general, the property must be residential, it must satisfy and maintain minimum low income occupancy thresholds, it must maintain LIHTC affordability for a required period of time, and rent (including utilities costs) must not exceed LIHTC limits. These federal tax credits are awarded to developers of qualifying affordable apartments, and the developers are able to sell the tax credits to investors. This helps raise capital to fund the project. Investors can claim this credit, matching the invested amount dollar-for-dollar, every year over a period of 10 years.
The HOME Investment Partnership Program, although it is grant, not a tax credit, is directed by HUD and typically administered through the Montana Department of Commerce (MDOC). MDOC distributes the HOME grant to community housing development organizations (CHDOs), public housing authorities (PHAs), and local state governments (except Missoula, Billings, and Great Falls, which receive HOME funding from HUD directly). The HOME Program’s goal is to create better opportunities to develop and expand the availability of affordable housing options for the low-income households. Each client's needs and goals are unique, and the attorneys of Bjornson Jones Munga can help developers craft a funding plan that takes advantage of LIHTC, HOME, and other incentives that poise each specific client for success.