Municipalities and Counties with Local Consolidated Plans · What is the current zoning? Photographic documentation should be included. a. Is the site location in or near a wetland?

Alton JolietArlington Heights KankakeeAurora MolineBelleville Mount ProspectBerwyn NapervilleBloomington NormalBolingbrook North ChicagoChampaign Oak LawnChicago Oak ParkChicago Heights PalatineCicero PekinDanville PeoriaDecatur RantoulDeKalb RockfordDes Plaines Rock IslandDowners Grove SchaumburgEast St. Louis SkokieElgin SpringfieldEvanston UrbanaGranite City WaukeganHoffman Estates Wheaton

Cook County Madison CountyChampaign County McHenry CountyDuPage County St. Clair CountyKane County Will CountyLake County

as of Oct. 2011

The Authority does not provide Certifications of Consistency for projects located in the followingcities and counties. Projects located in the following cities and counties require a localConsolidated Plan Certification of Consistency from the city or county in which the Project islocated.

Municipalities

Counties

Municipalities and Counties with Local Consolidated Plans

Environmental FirmsBoard Approved on December 18, 2009

American Environmental Illinois, LLC3700 W. Grand Avenue

Springfield, IL 62711Contact: Ken Miller

Phone: (217) 585-9517Fax: (217) 585-9518

[email protected] Anderson Environmental Consulting, Inc.

6912 Main StreetDowners Grove, IL 60516

Contact: Steven C. AndersonPhone: (630) 725-0400

Fax: (630) [email protected]

Aquaterra Environmental Solutions13 Executive Drive, Ste. 1Fairview Heights, IL 62208

Contact: Andy LimmerPhone: (618) 628-2001


Boonestroo, Inc.85 Revere Drive, Suite H

Northbrook, IL 60062Contact: Michael C. ButlerPhone: (847) 562-8577


Bureau Veritas North America, Inc.2211 Butterfield Road

Downers Grove, IL 60516Contact: Russell Chadwick

Phone: (630) 795-3218Fax: (630) 795-1130

[email protected], Conibear & Assoc. Ltd.

300 W. Adams St., Suite 1200Chicago, IL. 60606

Contact: Nick Preys/David J. KedrowskiPhone: (312) 762-2930


[email protected]

mailto:[email protected]�








Civil & Environmental Consultants3041 Woodcreek Drive

Downers Grove, IL 60515Contact: John J. YatesPhone: (630) 963-6026


Clean World Engineering, Ltd1737 S. Naperville Rd., Suite 200

Wheaton, IL 60187Contact: Rita Kapur

Phone: (630) 260-0200Fax: (630) 260-0797

[email protected], Inc.

1601 South Indiana Avenue, Suite 111Chicago, IL 60616

Contact: James V. JordanPhone: (312) 913-9931


Environmental Consulting Group411 S. Wells Street, Suite 700

Chicago, IL 60607Contact: David O'Dea

Phone: (312) 663-3900Fax: (312) [email protected]

Enviromental Protection Industries16650 S. Canal Street

South Holland, IL 60473Contact: John Best

Phone: (708) 225-1115Fax: (708) 225-1117

[email protected] Consultants, Inc.

855 W. Adams Street, Suite 200Chicago, IL 60607

Contact: Arturo SaenzPhone: (312) 733-6262

Fax: (312) [email protected] Environmental, LLC








15 Spinning Wheel RoadHinsdale, IL 60521

Contact: Dan CaplicePhone: (630) 655-8900


Pioneer Engineering & Environmental Services Inc700 N. Sacramento Blvd., Ste. 101

Chicago, IL 60612Contact: Boyd RavelingPhone: (773) 722-9200


Practical Environmental Consultants, Inc. (PEC)1305 Remington Road, Suite A

Schaumburg, IL. 60173Contact: Michael Kerlin

Phone: (847) 519-3430 x423Fax: (847) 517-3431

[email protected] Service Industries (PSI)

4421 Harrison StreetHillside, IL 60162

Contact: Debra HagertyPhone: (708) 236-0720

Fax: (708) [email protected] Solutions, Inc.

323 Albany RoadMoorestown, NJ 08057

Contact: Kevin J. BillingsPhone: (800) 836-3696


Rapps Engineering & Applied Science Inc.821 S. Durkin DriveSpringfield, IL 62791Contact: Terry Lendy

Phone: (217) 787-2118Fax: (217) 787-6641

[email protected] Engineering, Inc.

650 Pierce Blvd.








O'Fallon, IL 62269Contact: Karl RuhmannPhone: 618-624-6969Fax: 618-624-7099

[email protected] Environmental, Inc.

444 N. Wells, Suite 602Chicago, IL. 60610-4596

Contact: Fadi Maroun or Paul ZovicPhone: (513) 782-4884

Fax: (513) [email protected].

Specialized Ecological ServicesP O Box 136

Greenville, IL 62246Contact: Robert O'RinellaPhone: (618) 664-0760


Terracon Consultants, Inc.135 Ambassador DriveNaperville, IL. 60540

Contact: John M. NardozziPhone: (630) 717-4263


United Analytical Services, Inc.1429 Centre Circle DriveDowners Grove, IL 60515

Contact: Kevin AikmanPhone (630) 691-8271Fax: (630) [email protected] Corporation

100 S. Wacker Drive, Ste. 500Chicago, IL 60606

Contact: Stacy McCancePhone (312) 939-1000 Fax: (312) 939-4198

stacy_ [email protected]


mailto:[email protected].�




1 - Zoning b. Will the project necessitate a change in zoning?

c. What is the project’s present land use?

2 - Utilities Describe the available utilities and/or easements.

3 - Historic Preservation

If yes, attach a map of local historic district or information on Federal Register listing.

4 - Floodplain

5 - Wetlands / Drainage

6 - NoiseIf yes, provide: Name of railroad company, Contact person, Telephone Number b. Is site located within 1,000 feet of a major road, highway, or freeway?If yes, name road(s)

If yes, provide: Name & address of airport, Contact person, Telephone NumberIf yes, is site in an airport clear zone?

If yes, provide: Name & address of company, Contact person, Telephone Number

Phase I Environmental Consultant Report Requirements

Is the property/building listed in the Federal Register of Historic Places, located in a local historic district or have historic significance? Attach a map from HAARGIS

Provide the flood zone designation. Attach FEMA Firm Map or a Firmette of the area with the site located. Indicate whether the project is located on the flood plain.

b. Does water accumulate on or near the site or does water run through or near to the site in the form of a creek or stream at any time during the year?

c. Does the project impact or is it located near a drainage way (creek or stream bed) of a water shed that drains an area of more than one square mile? If applicable, a drainage permit from the Illinois Department of Natural Resources will be required before construction can begin.

d. Is the project site located near (1 mile radius) of any other noise generating source (e.g. industrial plant)?

a. What is the current zoning?

Photographic documentation should be included.

a. Is the site location in or near a wetland? Is the site within the jurisdiction of the Army Corps of Engineers? Attach a wetland map.

ILLINOIS HOUSING DEVELOPMENT AUTHORITYMultifamily Programs

The body of the Phase I ESA is required to address the following items. Provide a professional opinion or recommendation as to the effect of the items below on the site, and indicate if additional research and/or testing is required. Please note some of the items are non

scope ASTM E1527-05 standards. However they are still required to be addressed as a condition of IHDA funding.

c. Is the project site located within 15 miles of a military airport or within 5 miles of a commercial airport with scheduled air service?

a. Is the project site located within 3,000 feet of a railroad?

d. Is the site on or near a drainage way of a water shed that drains an area of more than 1 square mile?


Hazards:7 - UST/AST

8 - PCBs

9- ACM/LBP

10 - Seismic

11 - Mining

12 - Mold

13 - Radon

14- Other Hazards a. Is the project site located on or near a waste dump or landfill site?

Other Environmental

15 - Endangered Species

16 - Environmental Justice

17 - Coastal Zone

18 - Sole Source Aquifer

19 - Farmland

20 - Unique Natural Features

Is the project site located near or in an area where gas pipelines, electrical transmission lines, electrical towers or electrical sub-stations are located?

Is there any evidence of asbestos containing materials or lead based paint? Indicate location(s) and extent of affected readily accessible areas.

Is the site located within the Coastal Zone?

Is the site located within an area designated as being supported by a sole source aquifer?

Is the site or area presently being farmed, forested, or being used as croplands?

Is the site near unique natural features (i.e. bluffs or cliffs) or near public or private scenic areas?

Does the project affect Federally listed or proposed threatened and endangered species, nor designated or proposed critical habitats. Provide documentation or letter from US Fish and Wildlife Service.

c. Are barrels, drums and/or other containers of potentially hazardous chemicals present on the site?

Is there any evidence of mold? Indicate location(s) and extent of affected readily accessible areas.

b. Is the project site near an industry which disposes of chemicals or hazardous wastes on its own premises?

The Phase I consultant is not released from identifying additional potential environmental issues on the property by addressing the items above.

If yes to any of the above, an additional noise survey or assessment may be required in compliance with 24CFR 51, subpart B.

Provide the seismic zone information. Are there any natural hazards located on or adjacent to the site such as steep slopes, geologic faults, or hazardous terrain features?

Is the project located near a mine or is the property located in a county affected by mining?

Is there any reason to suspect that Environmental Justice could be an issue at or near this site?

Is project site located near or in an area where conventional petroleum fuels (e.g., gasoline), hazardous gases (e.g., liquid propane), chemicals of a flammable nature (e.g., benzene or hexane) or any other potentially hazardous materials are stored in a structure, an above-ground storage tank or an under-ground storage tank?

Is there evidence of elevated radon readings? Indicate the radon zone level for the site according to the EPA.

1

STANDARDS FOR ARCHITECTURAL PLANNING AND CONSTRUCTION

February 2011

Content in italic indicates a revision from a previous version.

INTRODUCTION

The Standards for Architectural Planning and Construction (Standards) are being provided as an aid for

owners/developers, architects and contractors for the design and construction of quality affordable housing.

These Standards shall be used as a reference in establishing Illinois Housing Development Authority’s

(Authority) minimum quality standards. The Authority will use these standards to evaluate the plans,

specifications and other relevant data of the proposed housing development, including new construction,

rehabilitation and the adaptive reuse of existing buildings. We encourage users to exceed these minimum

requirements whenever possible, making projects more viable and extending their longevity. By increasing

items such as the building’s energy efficiency, utilizing environmentally friendly materials, and insuring

projects are more cost effective to construct and operate, the owner/developer, taxpayer and the end-user all

benefit.

The Authority’s design review will be based in-part by the following broad policy objectives:

• The quality of the building(s) and other improvements must be consistent with the underwriting and

program requirements.

• The project must comply with all local, state, and federal codes or regulations (including any

applicable lead-based paint, mold, and asbestos regulations and any other Authority requirement).

• The development must be consistent with the demands of the marketplace.

• The design and construction must be consistent with recognized standards and accepted practices in

the construction industry.

• The Authority reserves the right to object to any proposed building system or material selection as

being in conflict with the Authority’s interests.

The Standards are subject to change and modification, this version supersedes and replaces any prior

versions. The Authority will also evaluate certain aspects of the Standards that may require modification in

order to meet the unique site, design or use of the development. In this event, the Authority will consider

modification requests on a case by case basis. It is therefore highly recommended that Authority staff be

involved in the design concept at the earliest stage possible to provide guidance through the review process.

2

TABLE OF CONTENTS INTRODUCTION 1

SECTION 1.00 - DEFINITIONS ............................................................................................. 3

SECTION 2.00 – PLAN REVIEW PROCESS ........................................................................ 8

SECTION 3.00 – FEES AND COSTS ................................................................................... 13

SECTION 4.00 - CHANGE ORDERS and CONTINGENCY FUNDS ................................. 15

SECTION 5.00 - CODES AND REGULATIONS ................................................................. 16

SECTION 6.00 – DESIGN AND PLANNING ....................................................................... 18

SECTION 7.00 - SITE STANDARDS ................................................................................... 18

SECTION 8.00 - BUILDING STANDARDS: ........................................................................ 20

SECTION 9.00 - DWELLING UNIT STANDARDS: ........................................................... 22

SECTION 10.00 – MECHANICAL, PLUMBING AND ELECTRICAL SYSTEMS ............ 23

SECTION 11.00 - COMMUNITY FACILITIES ................................................................... 26

SECTION 12.00 – MANAGEMENT, OFFICE AND MAINTENANCE SPACES ............... 27

SECTION 13.00 - RECREATIONAL FACILITIES STANDARDS ..................................... 27

SECTION 14.00 - ACCESSIBILITY STANDARDS ............................................................. 28

SECTION 15.00 - SUPPORTING LIVING FACILITIES (SLF) .......................................... 29

SECTION 16.00 – FACTORY BUILT HOMES ................................................................... 30

SECTION 17.00 - VISITABILITY ........................................................................................ 31

SECTION 18.00 – GREEN CRITERIA ................................................................................ 31

SECTION 19.00 – ATTACHMENT A: ARCHITECTUAL CERTIFICATION ................. 35

3

SECTION 1.00 - DEFINITIONS

Unless otherwise expressly stated, the following terms shall, for the purposes of the Standards, have

the meaning shown in this Section. Where terms are not defined in this Section, they shall have

ordinarily accepted meanings such as the context implies.

Accessible Dwelling Unit: A unit that is approached, entered, and used by physically challenged

people.

Accessible Route: A continuous unobstructed path connecting all accessible elements and spaces of a

building or facility. Interior accessible routes may include corridors, doorways, floors, ramps,

elevators, lifts, skywalks and tunnels. Exterior accessible routes may include parking access aisles,

curb ramps, crosswalks at vehicular ways, walks, ramps, and lifts.

Accessibility Standards: Accessibility standards mean the Illinois Accessibility Code, the Fair

Housing Act, Americans with Disabilities Act, local building codes, and Section 504 of the 1973

Rehabilitation Act.

Adaptability or Adaptable: The ability of certain building spaces and elements, such as: kitchen

counters, sinks, and grab bars, to be added or altered so as to accommodate the needs of individuals

with or without disabilities or to accommodate the needs of persons with different types or degrees of

disability.

Adaptable Dwelling Unit: A dwelling unit constructed and equipped so it can be converted with

minimal structural change for use by persons with different types and degrees of environmental

limitation.

Adaptive Reuse: The process of converting or adapting structures for purposes or uses other than

those initially intended.

Addition: An expansion, extension, or increase in the gross floor area of a building or facility.

Alteration: Any modification or renovation that affects or could affect the usability of the building or

facility or part of the building or facility. Alteration includes*, but is not limited to, remodeling,

renovation, rehabilitation, reconstruction, historic preservation, historic reconstruction, historic

restoration (as separately required in Section 400.610 of the Illinois Accessibility Code), changes or

rearrangement of the structural parts or elements, extraordinary repairs (as defined herein), changes to

or replacement of plumbing fixtures or controls, changes or rearrangement in the plan configuration of

walls and full-height partitions, and changes or improvements to parking lots (as separately required in

Section 400.510 (e) 10) (c).

*The following work is not considered to be an alteration unless it affects the usability of the building or facility: normal maintenance, re-roofing, interior or exterior redecoration, changes to

mechanical and electrical systems, replacement of plumbing, piping or valves, asbestos removal, or

installation of fire sprinkler systems. (Section 3, Environmental Barriers Act - EBA).

Architect/Engineer of Record: An architect, professional engineer, or structural engineer as defined

by the Illinois Architecture Practice Act, the Illinois Professional Engineering Practice Act, or the

Illinois Structural Engineering Licensing Act who has the contract responsibility for the project, who

prepares the construction documents from which the building is constructed, and who signs the

required documents.

Architect/Engineer-Consulting: An architect, professional engineer, or structural engineer as defined

by the Illinois Architecture Practice Act, the Illinois Professional Engineering Practice Act, or the

Illinois Structural Engineering Licensing Act who provides his professional services such as civil,

mechanical, electrical and plumbing engineering and design, to the “Architect of Record”.

4

Area, Gross: The total area of a building or part of a building measured from the outside face of

the exterior walls, including areas of usable or occupiable basements, but not including areas of

basements used for storage or mechanical purposes only, overhangs, and mechanical penthouses

on the roof.

Area, Net: The total usable or occupiable area within the enclosing walls or partitions exclusive of

shafts, partitions, columns, walls, elevators, stairs, permanent fixtures, toilet rooms, janitor closets,

and mechanical, electrical, and telephone rooms.

Area of Rescue Assistance: An area, which has direct access to an exit, where people who are unable

to use stairs may remain temporarily in safety to await further instructions or assistance during

emergency evacuation.

Building Code, Applicable: The building code and applicable amendments, adopted by the

administrative authority under whose jurisdiction the work involved with the construction, addition,

alteration, or change of occupancy will be carried out. If no building code has been adopted by the

administrative authority, or if the work is not within a municipal or other administrative authority’s

jurisdiction, the building code shall be deemed to be the 2006 International Building Code package.

Change Order: A written request prepared on A.I.A. Form G701 that changes the scope of work

from the Authority approved drawings and specifications. The change order must be signed by the

owner/developer, Architect of Record, and the contractor and presented to the IHDA field

representative at least one month before requesting the payment on a draw.

Clear Floor Space: The minimum unobstructed floor or ground space required to accommodate a

single, stationary wheelchair and occupant.

Common Use or Common Areas: Areas (including interior and exterior rooms, spaces, or elements)

which are held out for use by all tenants, there guests, and owners in public facilities and multi-story

housing units.

Cross Slope: The slope that is perpendicular to the direction of travel (see Running Slope).

Curb Ramp: A short ramp cutting through a curb or built up to it.

Detectable Warning: A standardized surface feature built in or applied to a walking surfaces or other

element to warn people with visual impairments of hazards on the circulation path. The State of

Illinois has adopted the truncated dome standard with a contrasting color to the base surface.

Dwelling Unit: A single residential unit which provides a kitchen or food preparation area, in addition

to rooms and spaces for living, bathing, sleeping, and the like.

Efficiency or Studio Unit: A unit used or intended to be used as a residential housekeeping unit by

not more than one occupant for living, sleeping, and cooking facilities. The unit shall contain not less

than 300 square feet of floor area for new construction projects and not less than 250 square feet for

rehabilitation projects, including the floor areas for bathrooms and closets.

Emergency Warning System: A fire alarm, carbon monoxide, smoke or heat detector system used to

activate emergency audible and visual alarms.

Entrance: Any access point to a building or portion of a building used for the purpose of entering. An

entrance includes the approach walk, the vertical access leading to the entrance platform itself,

vestibules, if provided, and the entry door or doors or gate or gates

Environmental Barrier: An element or space of the built environment which limits accessibility to or

use of the built environment by environmentally limited persons.

Exit: That portion of a means of egress which is separated from all other spaces of a building or

5

structure by construction or equipment as required by the applicable building code to provide a

protected way of travel to the exit discharge. The walls ceiling, and openings therein, of the protected

way of travel shall provide a fire resistance rating required by the applicable building code.

Exit Access: That portion of a means of egress that leads to an exit.

Exit Discharge: That portion of a means of egress between the termination of an exit and a public

way.

Extraordinary Repair: The replacement or renewal of any element of an existing building or facility

for purposes other than normal routine maintenance. It includes, but is not limited to: replacement of

sidewalk and curb ramp, replacement of a door and frame, complete stair replacement and plumbing

fixture replacement (see Alteration).

Facility: All or any portion of buildings, structures, site improvements, complexes, equipment, roads,

walks, passageways, parking lots, or other real or personal property located on a site (see Public

Facility).

Floor: Any level within a building that may be occupied by the public. Mezzanines and seating tiers

are not included in the definition of “Floor” in the Illinois Accessibility Code.

Functional Spaces: The rooms or spaces in a building or facility that house the primary functions for

which the building or facility is intended, and the secondary or supporting functions that relate to the

support, maintenance or performance of the primary functions, including connective or ancillary space

such as parking and storage. Unfinished or undeveloped space is included as a “Functional Space”.

Governmental Unit: The State or any political subdivision thereof, including but not limited to any

county, town, township, city, village, municipality, municipal corporation, school district (Section 3,

EBA), park district, sanitary district, local housing authority, public commission, public authority, the

Authority or other special purpose district.

Grade: The elevation of the finished surface of the ground, paving, or sidewalk within the area

between the building and an imaginary line five feet (5’) from the building.

Ground Floor: Any occupiable floor less than one story above or below grade with direct access to

grade. A building or facility always has at least one ground floor and may have more than one ground

floor as where a split-level entrance has been provided or where a building is built into a hillside. A

building where the first floor containing dwelling units is above grade that floor will be considered the

ground floor. For example, a grade level or slightly below grade floor contains parking, laundry,

building office, and storage is not considered a ground floor. The first floor in a building of this type

containing dwelling units will be considered the ground floor

Habitable Room: A room within a residential occupancy and used or intended to be used for living,

sleeping, eating or cooking purposes, as well as any room within a residential occupancy but does not

include bathrooms, toilet rooms laundries, pantries, foyers, corridors, storage spaces, stairways or

closets.

Historic Building: All buildings, parts of buildings, facilities or sites individually listed in or eligible

for listing in the National Register of Historic Places, a “contributing” building or site in a National

Register Historic District as determined by the Illinois Historic Preservation Agency (IHPA) or as

determined by a “Certified Local Government” designated by the IHPA, a building or site designated

as a historic or architectural landmark by a local Landmarks Commission or local Historic Preservation

Commission, and buildings which undergo historic reconstruction.

Historic Preservation: The act or process of accurately preserving and/or recovering the form and

details of a historic building and its setting as it appeared at a particular period of time by means of

repair, stabilization, or restoration as defined herein. Historic Preservation also includes “Historic

6

Reconstruction and Historic Restoration”.

Historic Reconstruction: The act or process of reproducing by new construction the exact form and

detail of an original building, structure, object, or part thereof as it appeared at a specific period of

time. Historic Reconstruction only applies to reconstruction of buildings which are open to view by the

public, are used to demonstrate historic or architectural values, and/or are used for purposes of display

of a historic building type, design, and technique of construction or period setting.

Historic Restoration: The act or process of accurately recovering the form and details of a building or

facility and its setting as it appeared at a particular period of time by means of the removal of later

works or replacement of missing earlier work.

Housing, Financed or Guaranteed by a Government Unit: Any building, facility or portion

thereof, excluding in-patient medical care facilities, which contains one or more dwelling units or

sleeping accommodations, and which is owned by or on behalf of a governmental unit, or financed, in

whole or in part, for either initial construction or subsequent alteration, by a grant or loan made or

guaranteed by a governmental unit. Such housing may include, but is not limited to, one family

dwellings and multi-family dwellings, including multi-story apartment buildings, group homes,

dormitories and housing for the elderly.

Interior Redecoration: Replacement of interior floor, wall, and ceiling decorative finishes (such as

carpet, wall coverings, paint, and paneling), window treatments (such as drapery, blinds, and shades),

interior space lighting, fixtures, furnishings, and furniture.

Masonry Unit: Brick, tile, stone, glass block or concrete block conforming to the requirements

specified in Section 2103 of the 2006 International Building Code.

Means of Egress: A continuous and unobstructed path of travel from any point in a building or

structure to a public way, consisting of three separate and distinct parts: the exit access, the exit, and

the exit discharge. A means of egress comprises vertical and horizontal means of travel and includes

intervening room spaces, doors, hallways, corridors, passageways, balconies, ramps, stairs, enclosures,

lobbies, escalators, horizontal exits, courts and yards. (Section 3, EBA).

Mezzanine: Any intermediate occupiable and usable level placed above any floor of a building and

limited to 33% of the net floor area of the floor over which it is placed. The net area of a mezzanine is

included in the net area of the floor above which it is placed.

Multi-Story Building: Any building of any type two or more stories above the grade level containing

any number of units.

Multi-Story Housing Unit: Any building of four or more stories containing ten or more dwelling

units constructed to be held out for sale or lease by any person to the public. (Section 3, EBA). This

category includes, but is not limited to, the following building types: apartment buildings,

condominium apartment buildings, convents, housing for the elderly and monasteries.

Other Alterations (Section 504): I f the project involves fewer than 15 units or the cost of alterations is less than 75% of the replacement cost of the completed facility and the recipient has not made 5% of its units in the development accessible to and usable by individuals with disabilities, then the requirements of 24 CFR 8.23(b) apply. Under this section, alterations to dwelling units shall, to the maximum extent feasible, be made readily accessible to and usable by individuals with disabilities. If alterations to single elements or spaces of a dwelling unit, when considered together, amount to an alteration of a dwelling unit, the entire unit shall be made accessible. Alteration of an entire unit is considered to be when at least all of the following individual elements are replaced:

• renovation of whole kitchens, or at least replacement of kitchen cabinets; and • renovation of the bathroom, if at least bathtub or shower is replaced or added, or a toilet

and flooring is replaces; and

7

• replacement of entrance door jambs.

When the entire unit is not being altered, 100% of the single elements being altered must be made accessible until 5% of the units in the development are accessible. However, the HUD strongly encourages a recipient to make 5% of the units in a development readily accessible to and usable by individuals with mobility impairments, since that will avoid the necessity of making every element altered accessible, which often may result in having partially accessible units which may be of little or no value for persons with mobility impairments. I t is also more likely that the cost of making 5% of the units accessible up front will be less than making each and every element altered accessible. Alterations must meet the applicable sections of the UFAS which govern alterations.

Power-Assisted Door: A door used for human passage, with a mechanism that helps to open the door,

or relieves the opening resistance of the door, upon the activation of a switch or a continued force

applied to the door itself.

Principal or Primary Entrance: An entrance intended to be used by the residents or users to enter or

leave a building or facility. This shall include, but is not limited to, the main entrance.

Privately Owned Building: Any building which is not publicly owned as defined herein.

Project: Any building, structure or site including the related improvements owned or financed in

whole or in part by the Authority, or one in which the Authority has or will have an interest.

Public: Any group of people who are users of the building and employees of the building, excluding

those people who are employed by the owner of a building for construction or alteration of a building.

(Section 3, EBA).

Public Facility: Any building, structure, or site improvement which is: (i) owned by or on behalf of a

governmental unit; leased, rented or used, in whole or in part, by a governmental unit: financed, in

whole or in part, by a grant or a loan made or guaranteed by a governmental unit. (ii) used or held out

for use or intended for use by the public or by employees for one or more of, but not limited to, the

following: the purpose of gathering, recreation, transient lodging, education, employment, institutional

care, or the purchase, rental, sale or acquisition of any goods, personal property or services; places of

public display or collection; social service establishments; and stations used for specified public

transportation. (Section 3, EBA).

Public Use: Interior and exterior rooms or spaces that are made available to the general public at a

building or facility that is privately or publicly owned.

Ramp: A walking surface which has a running slope greater than 1:20 (5%) and a cross slope no

greater than 1:50 (2%).

Reproduction Cost: The estimated cost of constructing a new building, structure, or site improvement

of like size, design and materials at the site of the original building, structure, or site improvement,

assuming such site is clear. The reproduction cost shall be determined by using the recognized

standards of an authoritative technical organization (see Authoritative Technical Organization for

examples of estimating guides). (Section 3, EBA).

Running Slope: The slope that is parallel to the direction of travel (see Cross Slope).

Service Entrance: An entrance intended primarily for delivery of goods or services. A service

entrance may not be the principal entrance unless it is the only entrance to the building/facility.

Single Room Occupancy Unit or SRO A unit used or intended to be used as a residential

housekeeping unit by not more than one occupant for living, sleeping, with or without cooking

facilities. The unit shall contain not more than one habitable room consisting of not less than 180

8

square feet and not more than 250 square feet of floor area for new construction projects and not less

than 150 square feet for rehabilitation projects, excluding the floor areas for bathrooms, toilet rooms,

laundries, pantries, foyers, corridors, storage spaces, stairways and closets.

Storage, Bulk: A clear volume space provided for storage of personal items such as luggage, boxes of

seasonal items or any bulk items. The space may be located in the dwelling unit, in a separate room in

the building, or in a separate building on the same site.

Structural Change: Changes to or rearrangement of the structural elements, plumbing fixture

changes, or changes to or rearrangement of the plan configuration of walls and full height partitions.

Structurally Impracticable: Those rare circumstances when the unique characteristics of terrain

prevent the incorporation of accessibility features in new construction.

Substantial Alteration (Section 504): Alterations are substantial if they are undertaken to a

project that has 15 or more units and the cost of the alterations is 75% or more of the replacement

cost of the completed facility. [See 24 CFR 8.23(a)]. The new construction provisions of 24 CFR

8.22 shall apply. Section 8.22 requires that a minimum of 5% of the dwelling units, or at least

one unit, whichever is greater, shall be made accessible to persons with mobility disabilities and

an additional 2% of the dwelling units, or at least one unit, whichever is greater, shall be made

accessible to persons with hearing or visual disabilities.

Technically Infeasible: With respect to an alteration of a building or a facility, a change that has little

likelihood of being accomplished because existing structural conditions would require removing or

altering a load-bearing member, which is an essential part of the structural frame; or because other

existing physical or site constraints prohibit modification or addition of elements, spaces or features

which are in full and strict compliance with the minimum requirements for new construction and

which are necessary to provide accessibility. (ADA Accessibility Guidelines 4.1.6)

Toilet or Powder Rooms: At a minimum, a room consisting of one water closet and one lavatory.

Vehicular Way: A route intended for vehicular traffic, such as a street, driveway or parking lot.

Visitability: The requirement that all single-family homes, townhouses, multi-story housing units, and

multi-family apartment units provide accessible features that permit people with mobility impairments

to visit (enter and stay, but not live in) a residence.

SECTION 2.00 – PLAN REVIEW PROCESS

At the earliest possible date, the owner/developer should submit one set of preliminary drawings and

specifications to Architectural Services for analysis and comment. Once the Authority has determined

the project is feasible, the owner/developer shall submit completed project drawings and specifications

to Architectural Services for their respective review. This review and approval must take place prior to

the project being presented to the IHDA Board. Any major modifications to the project after Board

approval must be approved by the Authority and possibly the IHDA Board.

Before initial loan closing, two copies of the complete drawings shall be submitted to the Authority.

This set shall incorporate all changes required by the municipal authorities, all applicable comments

made by the Authority; all approved “value engineering” changes and any applicable comments made

by other governmental agencies (HUD, IEPA, etc.).

The drawings and specifications must be prepared under direct supervision of an Illinois Licensed

Architect in accordance with the Architectural Practice Act, bear the license number of the architect,

and if the architect is part of any business structure other than a sole proprietorship, he or she must

include the Project Design Firm registration number on the drawings. The drawings are required to be

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signed and sealed by the design architect (“Architect of Record”). A Professional Engineer licensed to

practice their profession in the State of Illinois, when acting as a consultant to the Architect of Record

or under a separate agreement with the owner/developer, must sign and seal his work and provide

proof of professional liability insurance.

The Authority’s acceptance of plans and specifications is limited to the Authority review and shall not

constitute a general approval of the development. The review of the plans and specifications is solely

for the benefit of the Authority and not that of any other party. Subsequent modifications to the plans

and specifications after the Authority’s acceptance must be approved by the Authority. Further, such

acceptance shall not constitute a waiver of the Authority rights against those responsible for any error

or omission or unauthorized changes.

Illinois State Prevailing Wages or Federal Davis-Bacon Prevailing Wage requirements will be required on IHDA financed projects having construction related activities.

The completed project drawings must be current (≤ six months old) and include the following:

2.01 New Construction

2.01.1 Complete Civil Engineering Drawings, including, but not limited to:

• Location map.

• Site erosion plan, site utilities plan, site grading plan and site drainage plan.

• Site parking plan, pavement details, curbs details, curb ramp details, sidewalk

details, and road profiles (if applicable).

• Topographical survey.

• Flood plain information.

• Other necessary details that appear on a complete set of civil engineering

drawings.

2.01.2 Complete Architectural Drawings, including, but not limited to:

• Site plan including project date, building and zoning code information and

parking data, table indicating unit mix, apartment unit types (A or B) and sizes,

parking layouts

• Floor plans.

• Building elevations.

• Interior elevations.

• Wall sections.

• Stair details, kitchen details, bathroom details.

• Door schedules, room finish schedules.

• Large scale drawings of the typical apartments, large scale drawings of the

common areas, accessibility compliance.

• Other necessary details required for a complete set of architectural drawings.

2.01.3 Complete Mechanical Drawings including, but not limited to:

• Duct layouts.

• Location of the HVAC equipment including condensing units, piping layouts, if

hot water heating, large scale boiler room layout.

• Equipment schedules.

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• Other necessary details required for a complete set of mechanical drawings.

2.01.4 Complete Plumbing Drawings, including, but not limited to:

• Location and size of incoming water service, hot and cold-water distribution

piping.

• Storm water drainage piping, sanitary sewer piping.

• Plumbing fixture and equipment schedules.

• Soil waste and vent diagrams, water distribution diagrams.

• Other necessary details required for a complete set of plumbing drawings.

2.01.5 Complete Electrical Drawings including, but not limited to:

• Location and height of all switches and outlets.

• Location of all lighting fixtures.

• Location of all electrical panels, location of the incoming electric service, size of

the incoming electric service.

• Electric riser diagram, main distribution panel diagram, electric panel schedules.

• Large scale floor plan of the electrical equipment room.

• Location of all exit and emergency lighting, location of all fire alarm audio visual

devices, location of all pull stations.

• Site lighting plan.

• Other necessary details required for a complete set of electrical drawings.

2.01.6 Complete Structural Engineering Drawings including, but not limited:

• Foundation plan, footing and pier schedules, foundation and footing sections.

• Floor framing plans, roof framing plan, structural steel sizes and layout.

• Column schedule, connection details.

• Other necessary details required for a complete set of structural drawings.

2.01.7 Complete Landscape Drawings including but not limited to:

• Location of all trees, shrubs, berms, and sod/grass areas.

• Material schedules.

• Other necessary details required for a complete set of landscape drawings.

2.01.8 Complete Fire Protection Drawings (if applicable).

2.01.9 Verification that the drawings comply with the 2006 Energy Conservation Code.

(REScheck 4.3.1.1, COMcheck 3.8.1.10 or equal).

2.01.10 Green Development Plan outlining the integrated design approach used for this

development.

2.01.11 Complete soils boring (geotechnical) report describing the subsurface exploration,

analysis mining hazards, including mining maps, and geotechnical recommendations

for the site.

2.01.12 A Structural Design Narrative prepared by the “Architect of Record” or Structural

Engineer indicating the structural design data used for the site, including but not

limited to live loads (e.g., floor and roof live loads), ground snow load, wind load

(e.g., basic wind speed, wind exposure category, etc.), earthquake load (e.g.,

building seismic design category, site class, etc.), flood design data (if applicable)

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and any prescriptive construction detailing considered.

2.01.13 For projects that fall within the New Madrid Seismic Zone, a certification statement

attesting to the fact that the structural drawings meet the seismic design requirements

for earthquake resistant buildings.

2.01.14 Project specifications and design manual outlining the necessary material,

installation and other requirements to complete the scope of work for the successful

construction of the project. This information shall be presented in the most current

Construction Specifications Institute (CSI) format.

2.01.15 A current (≤ six months old) ALTA/ACSM Land Title Survey.

2.01.16 A current (≤ twelve months old) Phase I Environmental Assessment. The Phase I

must be completed by an IHDA approved vendor. The approved vendors list may be

found on the IHDA website (www.ihda.org). This assessment must include, but not

be limited to, the following considerations.

• Adjoining land use and zoning.

• Soil conditions.

• Slope conditions as related to soil erosion, parking, walks, drives, etc.

• Storm water drainage.

• Noise considerations.

• Site plan showing all major site features, buildings, roads, walks, utilities, etc.

• Flood plain information

• Wetland information

• Mining information

• Seismic information

• Endangered Species

• Completion of the IHDA Phase I Environmental Consultant Report

Requirements. The IHDA Phase I Environmental Consultant Report

Requirements may be found on the IHDA website (www.ihda.org).

2.02 Rehabilitation and Adaptive Reuse Projects

If the project consists of any existing structures, a Property Needs Assessment (PNA) must be

submitted at the time of application. The PNA will evaluate the current condition of the asset(s) and

include a cost estimate for any critical, immediate and long term repairs. The PNA must be prepared

by an IHDA approved vendor. The approved vendors list may be found on the IHDA website

(www.ihda.org). The selected vendor cannot be the design architect for the project nor can they

prepare the owners/developers scope of work for the project. Please contact the Authority for guidance

in the preparation of the PNA.

The completed project drawings must be current (≤ six months old) and include the following:

2.02.1 Complete Civil Engineering Drawings, including, but not limited to:

• Location map.

• Site erosion plan, site utilities plan, site grading plan (if re-grading work is

required), and existing site drainage plan.

• Site parking plan, pavement details if new pavement or an overlay of the existing

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pavement is required), curb details (if repair or new curb work is required), curb

ramp details (if new curb ramps are to be provided), sidewalk details (if new

sidewalks are to be provided) and road profiles (if applicable).

• Topographical survey,

• Indication of the flood plain limits (if applicable).

• Other necessary details that appear on a complete set of civil engineering

drawings.

2.02.2 Complete Architectural Drawings, including, but not limited:

• Site plan: including a project data schedule indicating building and zoning code

information; parking data; a table indicating unit mix and apartment sizes; and

parking layouts.

• Floor plans of the typical building or if there are various types of buildings, floor

plans of each type. These plans shall be dimensioned, indicate the rehabilitation

work to be performed in each type of apartment, the type of existing floor

framing and the direction of the span.

• Building elevations (front, rear, and sides) indicating the location and type of

work to be performed and the heights of the various floors from grade to finish

first floor and finish floor to floor heights thereafter.

• Wall sections indicating existing wall and floor construction and any work to be

performed.

• Detail sheets including stair details (if replacing the stairs), kitchen details (if

replacing cabinets), door schedules, room finish schedules, bathroom details (if

renovation bathrooms), large scale drawings of the typical apartments, large scale

drawings of the common areas, accessibility compliance, and all other necessary

details required for a complete set of architectural drawings.

• Any proposed modifications complying with the applicable accessibility

requirements.

• Other necessary details required for a complete set of architectural drawings.

2.02.3 Complete Mechanical Drawings, including, but not limited to:

• Duct layouts (if altering the existing duct layout or installing new ducts).

• Location of the HVAC equipment including condensing units, piping layouts (if

applicable), if new hot water heating system, large scale boiler room layout.

• Equipment schedules.

• Roof penetration details (if applicable).

• Other necessary details required for a complete set of mechanical drawings.

2.02.4 Complete Plumbing Drawings, including, but not limited to:

• Location of the existing incoming water service, new hot and cold-water

distribution piping (if applicable).

• Existing storm water drainage piping (if applicable), new sanitary sewer piping

(if applicable).

• New plumbing fixture and equipment schedules.

• New soil waste and vent diagrams (if applicable), and new water distribution

diagrams (if applicable).

• Other necessary details required for a complete set of plumbing drawings.

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2.02.5 Complete Electrical Drawings including, but not limited to:

• Location and height of all existing switches and outlets.

• Location of all existing lighting fixtures.

• Location of all existing electrical panels, location of the incoming electric

service, size of the incoming electric service.

• Electric riser diagram (if providing a new building service), main distribution

panel diagram (if providing a new main panel), electric panel schedules (if

applicable).

• Large scale floor plan of the electrical equipment room (if applicable).

• Location of all existing or new exit and emergency lighting, location of all

existing or new fire alarm audio visual devices, location of all existing or new

pull stations.

• Site lighting plan.

• Other necessary details required for a complete set of electrical drawings.

2.02.6 Complete Landscape Drawings including but not limited to:

• Location of all trees, shrubs, berms, and sod/grass areas.

• Material schedules.

• Other necessary details required for a complete set of landscape drawings.

2.02.7 Complete Fire Protection Drawings (if applicable).

2.02.8 Green Development Plan outlining the integrated design approach used for this

development.

2.02.9 For projects that fall within the New Madrid Seismic Zone, a certification statement

attesting to the fact that the buildings meet the seismic design requirements for

earthquake resistant buildings.

2.02.10 Project specifications and design manual outlining the necessary material,

installation and other requirements to complete the scope of work for the successful

construction of the project. This information shall be presented in the most current

Construction Specifications Institute (CSI) format.

2.02.11 A current (≤ six months old) ALTA/ACSM Land Title Survey

2.02.12 A current (≤ twelve months old) Phase I Environmental Assessment. Please

include all the assessment requirements under “New Construction” above, including

applicable:

• Lead-based paint considerations. (HUD 24 CFR Part 35 and EPA 40 CFR part

745).

• Asbestos considerations (HUD, IEPA and EPA 40 CFR 61.145 and Illinois

Department of Public Health regulations).

• Mold considerations.

SECTION 3.00 – FEES AND COSTS

IHDA reserves the right to utilize outside consultants or other professionals as it may deem appropriate, to

conduct various aspects in conjunction with the Architecture and Construction Services functions related to

the completion of the project. IHDA shall determine if some or all of these costs shall be funded by the

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borrower/developer.

Only fees and cost incurred relating to the financed project shall be permitted. IHDA will not pay for fees

and costs relating to future phases of the project.

The Authority shall review the architectural and general contracting fees associated with the

development to insure they are proper, fair and reasonable. The Authority has evaluated the fees from

past Authority financed projects. These fees were based on the percentage of the construction costs (site

work, general requirements, construction contingency, general contractor’s overhead and profit,

construction permits and fees). As such, the architectural and general contractor fees listed below

reflect the maximum percentage the Authority will accept as a reasonable fee for services. Higher

percentages for the architectural fees are acceptable but the owner/developer will be responsible to

pay the difference between the higher percentage and the percentage in the table below. The fees shall

include the following:

3.01 Architectural

3.01.1 Preparation of plans and specifications including consultations, estimates, and

professional engineering services typically associated with the architectural portion of

the plans, including structural design. Architectural fees shall not include any work or

contractual obligations of other professional services such as: surveys, soil borings,

and third party consultant reports.

3.01.2 General administration and overall supervision of construction.

3.01.3 Approving payment vouchers to the contractor.

3.01.4 Approval and acceptance of completed construction.

3.01.5 The “Architect of Record” will not be permitted to act as the general contractor

without the written approval of the Authority. If the “Architect of Record” sub-

contracts any portion of his work, excluding professional engineering services, the

difference between the architect’s contract fee and the sub-contractors’ fee will cause

a reduction in the Developers’ Fee.

Total Construction Costs

$

% Architect Fee (New Construction)

% Architect Fee (Renovation)

% Civil Engineering Fee

0-1,000,000 5.5 7.5 2.0

1,000,001-5,000,000 4.8 6.7 1.8

5,000,001-10,000,000 4.1 5.9 1.5

10,000,001-15,000,000 3.4 5.1 1.3

15,000,001-25,000,000 2.7 4.3 1.0

Over 25,000,000 2.0 3.5 1.0

3.02 General Contractor The general contractor is allowed “Profit” in the amount of 6%, “Overhead” in the amount of 2%

and “General Conditions” (a.k.a. general requirements) in the amount of 6%, all of which are

maximum amounts calculated from the hard construction costs. Profit is defined as the proceeds of

transaction minus the cost. Overhead being the expenses necessary to conduct a business. Overhead

shall be eliminated if there is an identity of interest between the owner/developer and general

contractor. General conditions are the functions needed to complete the construction phase and shall

include the following costs: project superintendent, surveys, plans/printing, testing, mobilization,

temporary heat and utilities, portable toilets, temporary fencing, signage, OSHA protection, field

15

office, hoisting equipment, security, final clean and general labor.

The construction budget shall include any costs resulting from scheduling delays or seasonal

constraints such as winter conditions, water extraction from recent rains, etc.

Lastly, IHDA will not pay or reimburse any party for materials that are not installed.

SECTION 4.00 - CHANGE ORDERS and CONTINGENCY FUNDS

When a modification to the construction contract is requested, an AIA G701Change Order form

executed by the owner/developer, general contractor and architect must be submitted to the

Authority’s Construction Field Representative at least one month prior to submitting the change order

to the Authority for payment. The owner/developer must also include along with the change order a

letter clearly explaining the reasons for the change order and any other documents to justify the

change.

The Authority’s Construction Staff will log in the change order and forward to the Architecture Staff

to determine if it qualifies for contingency funding. If it does not qualify for contingency funding, the

funding will be made from some other source, such as Developer Fee. The Architecture Staff will

inform the Construction Staff of the funding determination, who will then notify the owner/developer

of that determination. It is important to keep change orders up-to-date to avoid delays in payment.

Failure to submit change orders in a timely manner may result in payment delay or non-payment. The

owner/developer assumes all risk (both monetary and construction rework) in completing change

order work without prior IHDA approval. Any non-approved change order work completed which

results in non-compliance with any building, accessibility, sustainability, municipal codes or IHDA

standards will be the responsibility of the owner/developer.

The construction contingency will only be available to fund unforeseen construction costs and not to

be used to fund soft costs, developer fees, up-grades and betterments, reserves or other costs the

Authority deems ineligible at the time. When the project has been determined by IHDA Staff to be

+75% complete and sufficient funds remain in the construction contingency, the owner/developer may

seek reimbursement from the construction contingency for all new change orders (including up-

grades or betterments) and previously paid change orders funded from any other source. Any request

to use contingency funds in this instance must be submitted in writing to the Authority for its approval.

Any request to use contingency funds in this instance must be submitted in writing to the Authority for

its approval.

Construction contingency funds are available only to the owner/developer and shall be reflected

accordingly on the owners sworn statement. Contractors shall not include any contingency amount in

their bid. Contractors shall not enter into any agreement with the owner in accessing or splitting

owner contingency funds. In addition there shall be no utilization of cost savings (difference between

contractors bid and actual subcontractor amount) on the project without prior approval from IHDA.

Cost savings under a fixed price contract do not automatically accrue to the Contractor.

4.01 The following criteria will be followed to determine the allowance and funding source for

change orders:

4.01.1 Concealed Condition – Unforeseen items may be approved for payment from

the construction contingency.

4.01.2 Construction Cost Increases – If the cost increases were caused by market

uncertainty and the rapid rise in construction material costs, the funds from the

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construction contingency may be used to pay for the cost increases

4.01.3 Contractor Negligence – Any damage or neglect by the Contractor will not be

paid from the construction contingency but may be paid from the available

escrowed realized developer fee, if approved by the developer, or another source

of funding.

4.01.4 Building Code Related Issues – are foreseeable costs and will not be approved

for payment from the construction contingency but may be paid from the

available escrowed realized developer fee, if approved by the developer, or

another source of funding.

4.01.5 Upgrades (Betterments) – will not be approved for payment from the

construction contingency but may be paid from the available escrowed realized

developer fee, if approved by the developer, or another source of funding.

4.01.6 Architects, Engineers and Contractors Errors and Omissions and Additional Architectural and Engineering Fees - will not be approved for

payment from the construction contingency but may be paid from the available

escrowed realized developer fee, if approved by the developer, or another source

of funding.

4.01.7 Building Inspector or any Municipal Official Requirements – if not required

by the Building Code, will not be approved for payment from the construction

contingency but may be paid from the available escrowed realized developer fee,

if approved by the developer, or another source of funding.

4.01.8 Separate contracts outside of the General Contract: When a separate contract

is let by the owner for work to be performed outside of the General Contractor’s

Scope of work and there are additional costs incurred, these costs will not be

paid from the construction contingency. A separate contingency should be

established within that contract to address any cost overruns.

4.01.9 Any additional architectural, engineering, or other services outside of the scope

of work that may be required will not be paid from the construction contingency

but may be paid from the Developer’s Fee or some other source of funding.

SECTION 5.00 - CODES AND REGULATIONS

The project shall comply with applicable zoning ordinances (including variances or amendments),

these standards and building codes. The project shall obtain all necessary building permits and

required inspections to obtain a certificate of occupancy for conversion/new construction, or a final

approval for rehabilitation/renovation projects.

In addition, the development shall incorporate design and compliance features mandated by the 2006

edition of the International Building Code, included but not limited to: International Residential Code,

International Fire Code, International Mechanical Code, International Fuel Gas Code, International

Energy Conservation Code, International Property Maintenance Code, International Existing Building

Code, Current Edition of the National Electrical Code, Current Edition of the Illinois State Plumbing

Code, Minimum Property Standards for Housing (MPS) U.S. Department of Housing and Urban

Development (HUD),The Federal Fair Housing Act, Section 504 of the Rehabilitation Act of 1973,

Asbestos regulations as implemented by HUD, EPA and the Illinois EPA , 24 CFR Parts 3280 and

3285 of the Model Manufactured Home Installation Standards, the Illinois Accessibility Code and

other design criteria. Compliance with State and/or Federal accessibility requirements and Authority

Energy Efficiency Standards is mandatory.

17

If there is a conflict between the requirements of the applicable codes and/or these standards, the most

stringent requirement will prevail. If there are any questions regarding the codes, the owner/developer

or his architect shall consult with Authority Architectural Services staff to determine whether the

proposed development would be subject to such requirements. During the construction process,

owners/developers and/or architects will be asked to certify compliance with applicable regulations.

The Authority or its representatives will check for compliance with standards set forth by federal, state

and local regulations.

The following codes and regulations shall to be used in preparation of the drawings and specifications:

5.01 Local Building Codes: In areas where there is no local governing building code, the

requirements indicated in the 2006 International Code Package will apply.

5.02 Fair Housing Act applies to all new multi-family housing consisting of four or more

dwelling units built for first occupancy after March 13, 1991.

The Architect of Record will be required to survey the entire project and certify compliance

with the Fair Housing Act for those buildings built for first occupancy after March 13, 1991

and buildings where the last building permit or renewal thereof was issued after June 15, 1990

before any new addition or alteration to those buildings will be approved by the Authority

5.03 Illinois Accessibility Code applies to all "public facilities" and "multi-story housing units" as

defined and governed by the EBA and located, in whole or in part, within the legal

geographic boundaries of the State of Illinois, unless specifically exempted. This Code is

applicable when work involving new construction of PROJECTS containing five or more

units, alterations, additions, historic preservation, restoration, or reconstruction in whole or in

part begins after the effective date of this Code.

The Illinois Accessibility Code together with the Environmental Barriers Act and the

standards incorporated by reference identified in Section 400.120 has the force of a building

code and as such is law in the State of Illinois.

5.04 The Standards applies to all buildings owned or financed in whole or in part by the

Authority.

5.05 Section 504 of the Rehabilitation Act of 1973 (29 U.S.C 794) applies to recipients of

federal financial assistance.

5.06 Illinois State Plumbing Code (current edition)

5.07 Title 89 Illinois Administrative Code, Subpart B: Supportive Living Facilities

5.08 Lead Based Paint Hazards: All federally-assisted projects having units constructed before 1978

must comply with Title X of the Housing and Community Redevelopment Act of 1992 regulations

found in 24 CFR Part 35 dated September 15, 1999, and the Illinois Lead Poisoning Prevention

Code, 77 IL. Admin. Code 845. In addition all properties and/or units must comply with the

Environmental Protection Agency , final rule developed under the Toxic Substances and Control

Act specifically 40 CFR Part 745, as it relates to the Lead Renovation, Repair, and Painting

Program.

5.09 Asbestos Containing Materials: All federally-assisted projects must comply with EPA 40

CFR 61.145 and all other HUD, EPA, IEPA and Illinois Department of Public Health

regulations.

5.10 Radon: All federally-assisted projects must comply with the Illinois Emergency Management

Agency Radon program and the EPA’s radon guidelines. For further information, visit:

18

http://radon.illinois.gov/ and

http://www.epa.gov/radon/index.html

SECTION 6.00 – DESIGN AND PLANNING

The following standards are being provided as an aid in the development and design process. These

requirements represent the minimum standards as imposed by the Authority. In addition to the

previously mentioned Codes and Regulations, the construction must also be consistent with recognized

standards and accepted practices in the construction industry.

These standards are primarily for new construction. However, any new work done in any rehabilitation

or adaptive reuse shall comply with the standards for new materials. If unsure as to which standards

shall apply, consult with IHDA Architectural Services staff.

As these Projects will sustain affordable housing over the loan term, the Authority encourages the

incorporation of innovation and cost effectiveness whenever possible. The Authority recommends

careful consideration of the material selection for the project, as long lasting and durable materials that

will minimize unnecessary maintenance and replacement are preferred.

6.01 Required Project Amenities:

•••• Secured building features, such as security staff, cameras, alarm systems, secure

common hallways and entrances, etc. appropriate for the population served and the

location of the Project.

•••• The capability for each unit to access high-speed internet either through wireless

service to all residents or hard-wire connection, such as coaxial or Cat-5 cable.

•••• Window treatments for each unit, such as mini blinds or curtains.

•••• On-site laundry facilities that will include, at a minimum, one of the following: a.)

one washer for every four apartments with one dryer for every two washers, or b.)

washers and dryers installed and maintained in every unit. The provision of

washer/dryer hook-ups will not fulfill the requirement for on-site laundry. (See

section 11.02 of this standard.)

If the Project has three-bedroom units:

•••• The units must contain one full bathroom and a three-quarters bathroom consisting

of a toilet, sink and shower.

If the Project has four or more bedroom units:

•••• The units must contain at least two full bathrooms.

Recreation space:

•••• Elderly Projects, Supportive Housing Projects and SLF Projects, must include a

furnished multipurpose or activity room appropriately sized for the development.

•••• All non-elderly Projects must include a fully equipped playground or tot lot

appropriately sized for the Project.

SECTION 7.00 - SITE STANDARDS

7.01 All roofs, paved areas, yards, courts and courtyards shall drain into a separate storm sewer

system, or a combined sewer system if permitted by the jurisdiction, or to an approved place

19

of disposal.

7.02 Where approved, storm water from the roofs, paved areas, yards, courts and court yards, may

be permitted to discharge onto flat areas, such as streets, parking areas, or lawns, provided

that the storm water flows away from the building.

7.03 Storm water discharge and disposal must be acceptable to the local authorities and the State of

Illinois Environmental Protection Agency.

7.04 Finished grade at the exterior perimeter of the building shall be not less that 4-inches below

the top of the exterior face of the foundation wall and slope away from the building at a slope

of 5% for a minimum of 10-feet measured perpendicular to the wall.

7.05 Buildings located within the 100-year flood plain shall be avoided and may not be financed.

7.06 Projects shall not be located in proximity to environmental hazards.

7.07 Sites that are divided by a heavily traveled major traffic artery shall be avoided and may not

be financed.

Parking Areas and Sidewalks:

7.08 The design of private internal roadways and sidewalks must meet the local design

requirements to enable them to be acceptable to the municipality in order to qualify for future

dedication to the municipality. Parking areas must be paved and graded for proper drainage

with a minimum and maximum gradient as set forth in the HUD Minimum Property

Standards.

7.09 Parking spaces shall be provided as per local zoning ordinance but in no case be less than one

parking space per dwelling unit except for the following:

1. Supportive Living Facilities for the Frail Elderly (Illinois Department of Public Aid)- one

(1) parking space shall be provided for each 10 units plus one (1) parking space for every

two staff members and ten percent (10) of the total number of units for visitor parking or

as per local ordinance, whichever is greater.

2. Single Room Occupancy (SRO): one (1) parking space shall be provided for each 10

units or as per local ordinance, whichever is greater.

3. Supportive Family Housing: one (1) parking space shall be provided for each 5 units or as

per local ordinance, whichever is greater.

7.10 A minimum of two percent (2%), but not less than one of the total number of parking spaces

provided shall be accessible or as per local ordinance whichever is greater. When accessible

parking spaces are provided, one space in every 6 or fraction thereof shall be van accessible.

Exception: Where parking is provided for all residents, one accessible parking space shall be

provided for each accessible dwelling unit. Where parking is provided for only a portion of

the residents, an accessible parking space shall be provided on request of the occupant of an

accessible dwelling unit.

7.10.1 Each accessible parking space shall have its own access aisle and all access aisles shall blend to a common level with an accessible route.

7.10.2 The minimum size of a standard parking space shall have a minimum width of 8-

feet and a minimum depth of 18 feet. In addition, the minimum size of an

accessible parking space shall have a minimum width of 8 feet and a minimum

depth of 18 feet and an access aisle with a minimum width of 8 feet and a

minimum depth of 18 feet. The access aisle shall adjoin and be connected

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directly to an accessible route. The slope of the accessible parking space and the

adjacent aisle shall be no greater than 2% in all directions.

7.10.3 Double loaded 90-degree parking areas shall be a minimum width of 60-feet and

single loaded 90 degree parking areas shall have a minimum width of 42-feet.

The intermediate aisle shall be a minimum of 24-feet in width.

7.10.4 When covered parking is provided a minimum of two percent (2%) of the

covered parking spaces shall be accessible. If garages are provided, the minimum

inside dimension of the garage shall be 14 foot-2 inches and the door width shall

be 10 foot wide plus a service door.

7.11 Concrete curbs at all access drives and parking lots must be provided.

7.12 Access for fire-fighting equipment must be provided in accordance with the requirements of

the local authorities. A cul-de-sac located at the termination of any roadway must have a

minimum diameter of 100-feet.

7.13 Accessible parking spaces and access aisles shall be designed so that cars and vans, when

parked, cannot obstruct the required clear width of adjacent accessible routes. They shall not

have a slope greater than 2% in all directions.

7.14 All sidewalks along the accessible route must be a minimum of 5-feet in width with the

exception of service walks which may be 3-feet in width.

Exception: A minimum 6-foot wide sidewalk is required when parking spaces abut sidewalks

and the edge of the sidewalk becomes the wheel stop. If pre-cast concrete wheel stops are

provided and set a minimum of 30-inches from the edge of the sidewalk to the centerline of

the wheel stop, then a 5-foot wide sidewalk will be permitted.

7.15 Refuse collection stations must be on an accessible route and screened with permanent

enclosures. Paved areas adjacent to the collection stations must be designed to provide

adequate bearing for heavy garbage trucks.

7.16 Site lighting levels should be keyed to the requirements for security and occupant safety.

Parking lots must be illuminated to a minimum of 1-foot candle. Building entry points, stairs,

and any hazardous locations must be illuminated to a minimum of 4-foot candles. Street

lighting must conform to the requirements of the local community.

SECTION 8.00 - BUILDING STANDARDS:

8.0 Foundations:

8.01.1 The owner/developer must submit a soil report including a boring log. A

minimum of 3-borings per every proposed building exceeding a 2,000 SF foot

print and a minimum of two borings along sidewalks and roadways projects.

Borings shall extend to a minimum of 15 feet below the natural grade. For high-

rise buildings at least one boring shall extend down to 100’ below the natural

grade or hardpan.

8.01.2 Wall and column support footings shall be constructed of cast-in-place concrete

and have a minimum compressive strength of 2,500psi @ 28 days. They shall be

reinforced to accommodate the design loads. Timber, steel grillage, or other

material used for footings will not be permitted. Wall and column footings shall

not bear on frozen ground or unsuitable soil.

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8.01.3 Cast-in-place concrete, precast concrete and masonry foundation walls will be

permitted and shall be designed to meet the requirements of the local building

code. Wood foundation systems, rubble stone or any other similar materials used

for foundation walls will not be permitted.

8.01.4 Trench foundations are permitted only with the approval of the Authority. The

Authority staff may request structural calculations for trench foundations.

8.01.5 A under slab drainage system must be installed when the water table is 5-feet or

less below the bottom of the floor slab to prevent hydrostatic pressure build-up

from groundwater fluctuations.

8.02 Exterior Walls:

8.02.1 Exterior wall facings may consist of 4-inch face brick, stone, concrete masonry

units, aluminum siding, vinyl siding, metal lath and cement stucco, glass and

aluminum curtain wall systems, prefinished steel panels, cementitious siding,

insulated precast concrete decorative panels, and/or wood siding.

8.02.2 Exterior Finish and Insulation System (EIFS) is permitted in limited areas as an

exterior facing with the approval of the Authority.

8.02.3 Special attention shall be given to a review of the lintels and mortar joints when

rehabilitating masonry structures. A detailed repair scheme must be incorporated

in the plans and specifications including the clearly defined areas where lintel

repair and tuckpointing work is to be performed.

8.03 Stairs:

8.03.1 Open risers are not permitted.

8.03.3 The undersides of nosings shall not be abrupt. The radius of curvature at the

leading edge of the tread shall be no greater than ½ in. Risers shall be sloped or

the underside of the nosing shall have an angle not less than 60 degrees from the

horizontal. Nosings shall project no more than 1-1/2 in.

8.03.4 Outdoor stairs and their approaches shall be designed so that water will not

accumulate on walking surfaces.

8.03.5 When stairs are installed along routes that are required to be accessible, there

must be an alternative way to get between levels. If the alternative way is an

elevator or lift, the stairs do not need to comply with Section 504 of ANSI

A117.1-2003. If the alternative way is a ramp, the stairs must comply with

Section 405 of ANSI A117.1-2003. When an accessible route consists of both a

ramp and stairs, it is recommended they are located in close proximity so people

who can use only one of the two (such as the ramp), need not travel an

unreasonable additional distance.

8.03.6 Exterior fire escapes shall not be permitted in new construction projects but will

be acceptable as a means of egress component in existing buildings only.

8.04 Patios and Balconies: An accessible route shall connect at least one accessible entrance of

each accessible dwelling unit with those exterior and interior spaces and facilities that serve the

accessible dwelling unit.

8.05 Roofing and Insulation Material: All roofing and insulation material shall be ENERGY

STAR rated.

8.06 Attic and Crawl Spaces: Where crawl spaces are utilized, a minimum of one access opening

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of not less than 24-inches by 24-inches shall be provided. Where attic spaces are utilized, a

minimum of one access opening of not less than 24-inches by 30-inches and a clear height

over the access opening of 30-inches shall be provided.

8.07 Windows, Doors, and Skylights: All windows, doors and skylights shall be ENERGY

STAR rated for the Project climate zone, certified, and labeled for both U-Factor and Solar

Heat Gain Coefficient. All glazing shall be double glazed Low-E glass with a maximum U-

value of .35 for window unit.

SECTION 9.00 - DWELLING UNIT STANDARDS:

9.01 The following table indicates the Authority’s minimum acceptable dwelling unit size:

Dwelling Type Area (Inside dimensions)

Efficiency (Studio) Unit not including SRO Unit (see below) 300 SF (New Construction)

250 SF (Rehabilitation)

Supportive Living Facility 300 SF (for one occupant)

450 SF (for two occupants)

One Bedroom Unit 525 SF

Two Bedrooms/One Bath Unit 700 SF

Two Bedrooms/One One-Half or Two Bath Unit 750 SF

Three Bedrooms/One Three-Quarters Bath Unit 950 SF

Four Bedrooms/Two Bath Unit 1100 SF

Five Bedrooms/Two Bath Unit 1250 SF

Single Room Occupancy (SRO) Unit:

A SRO unit shall contain not more than one habitable room consisting of not less than 180 square feet and

not more than 250 square feet of floor area (for one occupant) / 400 square feet of floor area (for two

occupants) for new construction projects and not less than 150 square feet for rehabilitation projects,

excluding the floor areas for bathrooms, toilet rooms, laundries, pantries, foyers, corridors, storage spaces,

stairways and closets.

Exception: When financial assistance also includes the Illinois Department of Healthcare and Family

Services, the SRO unit shall have a minimum of 300 SF for a single occupant unit and 450 SF for a two-

occupant unit. This is required for both new construction and rehabilitation projects.

9.01.1 Room Sizes: Unit living rooms (excluding Efficiency, Studio, and SLF units)

shall contain a minimum of 150 SF and have a minimum dimension of 10-feet in

any horizontal dimension. All other habitable rooms shall have a minimum size

of 100 SF, not including closets, and a minimum dimension of 9-feet in any

horizontal dimension.

9.01.2 The minimum ceiling height in all habitable rooms shall be 7-feet 6-inches.

9.01.3 Carpet shall not be permitted as a floor finish in laundries, kitchens, and

bathrooms.

9.02 Kitchens and their components shall be on an accessible route and comply with Section 14.00

“Accessibility Standards” of this Guideline.

9.02.1 A clear floor space of 30 inches by 48 inches that allows either a centered

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forward or a centered parallel approach by a person in a wheelchair shall be

provided at all appliances in the kitchens. Clearances between the face of the

countertop and the opposing countertop or wall shall be a minimum of 40 inches.

In U-shaped kitchens, such clearances shall be a minimum of 60 inches. When

forward approach is required at an appliance, a 48 inch minimum clearance will

be required.

9.02.2 The dishwasher, refrigerator, range hood and disposals shall be ENERGY STAR

Rated.

9.03 Bathrooms and their components shall be on an accessible route and shall comply with

Section 14.00 “Accessibility Standards” of this Guideline.

9.04 Prefabricated shower and/or bathtubs units shall be specified and provided with factory

installed integral reinforcing, cast into the grab bar compliant locations of the unit walls.

Exception: The installation of grab bars shall be required in dwelling unit bathrooms to be

occupied by elderly, severely disabled people, and units required to be fully accessible.

9.05 Paints and stains, shall exceed EPA standards. They must be low Volatile Organic

Compounds (VOC) paints marketed and meet the 50 g/L VOC threshold. Paints with the

Green Seal Standard (GS-11) mark are certified lower than 50 g/L (for flat sheen) or 150 g/L

(for non-flat sheen). Varnishes must not contain VOCs in excess of 100 grams per liter.

SECTION 10.00 – MECHANICAL, PLUMBING AND ELECTRICAL SYSTEMS

Penetrations of floor/ceiling assemblies and assemblies required to have a fire-resistance rating shall

be protected in accordance with the 2006 edition of the applicable International Building Code, as

well as: all cutting, notching, and boring in wood and steel framing.

10.01 Heating, ventilating, and air-conditioning systems:

10.01.1 All units shall be heated and air-conditioned. Heating, ventilating, and air-

conditioning systems shall be designed and installed according to the

requirements of the International Mechanical Code, 2006 edition, or the local

building code. They shall also comply with the efficient utilization of energy in

accordance with the 2006 edition of the International Energy Conservation

Code. Lastly, the United States Department of Energy ResCheck compliance

verification and code requirements must be submitted to the Authority for

review.

10.01.2 The installation and approval of fuel gas distribution piping and equipment, fuel

gas-fired appliances, and fuel gas–fired venting systems shall be in accordance

with the 2006 edition of the International Fuel Gas Code or the local building

code which ever is most stringent.

10.01.3 A permanent factory-applied nameplate(s)shall be affixed to appliances on which

shall appear in legible lettering, the manufacturer’s name or trademark, the

model number, serial number and seal or mark of the approved testing agency.

10.01.6 Any room within a residential unit that is used or intended to be used for living,

sleeping, or family entertainment of any sort shall be provided with natural light

and ventilation. The minimum glazing area shall not be less than 8% of the total

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floor area, and a minimum operable ventilation area open to the outdoors of 4%

of the total floor area. Bathrooms, toilet rooms, kitchens, laundries do not require

natural light but shall require mechanical exhaust in accordance with the local

building code.

10.01.7 The following equipment must be high efficiency and ENERGY STAR rated

where available:

Bathroom exhaust fans Room air conditioners

Air-source heat pumps Boilers

Central air-conditioning Ceiling fans

Dehumidifiers Furnaces

Geothermal heat pumps Insulation

Programmable thermostats Ventilating fans

10.02 Plumbing

10.02.1 The Illinois State Plumbing Code, the local plumbing code, and these standards

shall govern all plumbing work performed on new construction and new work on

the renovation, rehabilitation or preservation of existing buildings. Whenever

there is a conflict in the requirements between the regulations, the more stringent

requirement will prevail.

10.02.2 No Project shall be served by a well or septic system.

10.02.3 All plumbing shall be performed only by Illinois licensed plumbers and

apprentice plumbers under the direction of a licensed plumber.

10.02.4 All premises intended for human habitation or occupancy shall be provided with

a potable water supply. The potable water supply shall not be connected to non-

potable water and shall be protected from backflow and back siphonage.

10.02.5 Closed water systems (as created by properly installed backflow prevention

devices) shall have a properly sized thermal expansion tank located in the cold

water supply as near to the water heater as possible with no shut-off valve or

other device between the heater and expansion tank. In existing buildings with a

closed water system, a properly sized relief valve may be substituted in place of a

thermal expansion tank.

10.02.6 All equipment used for heating water or storing hot water shall be provided, at

the time of installation of such equipment, with an appropriate relief valve or

valves to protect against excessive or unsafe temperature and/or pressure.

10.02.7 Each dwelling unit shall have a floor drain installed near such fixtures as

automatic clothes washers, water heaters, AC condensate line, etc. A floor drain

shall be installed in all common area restrooms, laundry rooms, commercial

kitchens, locker rooms, and common area bathing facilities

10.02.8 Sanitary wastes which cannot be discharged by gravity flow shall be discharged

into a gas-tight, covered and vented sump from which the waste shall be lifted

and discharged into a sanitary waste drain by automatic ejection pumping

equipment.

10.02.9 Sumps and ejectors handling sub-soil drainage and footing drains shall not

receive any sewage. Sumps and ejectors handling sewage shall not receive

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subsoil drainage and footing drains.

10.02.10 A sump pump and basin shall be provided in all elevator pits.

10.02.11 On renovation, rehabilitation or preservation projects, replacement of the lead

pipe incoming water service shall be required.

10.02.12 The water distribution piping from the water meter throughout the building shall

be “Type L” copper or other IHDA approved material. Polybutylene and “Type

M” copper water distribution pipe shall not be permitted.

10.03 Electrical

10.03.1 The National Electrical Code, the local electrical code, and these standards shall

govern all electrical work performed on new construction and new work on the

renovation, rehabilitation or preservation of existing buildings. Whenever there is

a conflict in the requirements between the regulations, the more stringent

requirement shall prevail.

10.03.2 The electric service to each dwelling unit shall be metered separately in all new

construction projects. One central meter shall only be permitted with a letter of

approval from the electric utility company.

10.03.3 The minimum electric service to a dwelling unit shall be 100-amperes.

10.03.4 All wiring from the meter, through the main distribution panel, secondary panels

and feeders and throughout the building shall be copper. The line from the

transformer to the meter is regulated by the National Electrical Code and/or the

local utility company whichever is most stringent. Aluminum and copper-clad

aluminum wiring shall not be permitted.

10.03.5 In existing buildings that have existing aluminum wiring, all switches and outlets

rated 20-ampere or less directly connected to aluminum conductors must be

marked CO/ALR.

10.03.6 Receptacles installed on 15- and 20-ampere circuits shall be of grounding type.

Grounding-type receptacles shall be installed only on circuits of the voltage class

and current for which they are rated.

10.03.7 All 125-volt, single phase, 15- and 20-ampere receptacles in the following

locations shall have ground-fault circuit-interrupter protection:

• Bathrooms.

• Garages and also accessory buildings that have a floor at or below grade

level not intended as habitable rooms and limited storage areas, work areas,

and other similar use.

• Outdoors.

• Crawl Spaces at or below grade level.

• Unfinished basements.

• Kitchens where the receptacles are installed to serve the countertop surfaces.

• Wet bar sinks where the receptacles are installed to serve the countertop

surfaces and are located within 6-feet of the outside edge of the edge of the

wet bar sink. Receptacles outlets shall not be installed in a face-up position

in the work surfaces or countertops.

• Rooftops.

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10.03.8 All branch circuits that supply 125-volt, single phase, 15-and 20-ampere

receptacle outlets installed in dwelling unit bedrooms shall be protected by an

arc-fault circuit interrupter.

10.03.9 Every dwelling unit in buildings serviced by natural gas shall be equipped with

at least one approved carbon monoxide alarm in an operating condition within 15

feet of every room used for sleeping purposes and meet the requirements of the

Carbon Monoxide Alarm Detector Act (Public Act 094-0741).

SECTION 11.00 - COMMUNITY FACILITIES

Community facilities such as offices, dining, mail pick-up, and other necessary functions shall be

situated where they can be easily found by the residents. Most of these facilities shall be centrally

located in close proximity of the primary entrance.

11.01 Where a community room is provided it shall have a kitchen that at a minimum has a sink,

range/oven, refrigerator, base and overhead storage and complies with the requirements of

Section 14.00 “Accessibility Standards” of this Guideline.

11.02 Common-use laundry facilities, if provided, should be in accordance with the Illinois

Plumbing Code, shall be on an accessible route and comply with the following:

11.02.1 Provide one automatic clothes washer for every four apartments.

11.02.2 Provide one clothes dryer for every two washers.

11.02.3 Five percent (5%) of the total automatic washing machines and clothes dryers in

laundry rooms shall be front loading.

11.03 When common-use laundry facilities are provided on-site to satisfy the requirements of

section 11.02 above, washer and dryer hook-ups may be provided within individual dwelling

units without the need to supply the automatic washer and clothes dryer. Alternately, if no

common-use laundry facility is provided on-site, washer and dryer hook-ups, and automatic

washers and clothes dryers must be provided within the dwelling units by the

owner/developer.

11.04 Tenant bulk storage shall be provided in a separate closet within the apartment unit or in a

common tenant storage room, and the minimum size shall be as follows:

Dwelling Type Area

Efficiency/ Single Room Occupancy SRO 32 cubic feet

1-bedroom unit 72 cubic feet




11.05 If provided, bicycle storage facilities shall be located in exterior areas with bicycle racks,

and/or in a separate room in the building or in a separate storage building.

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SECTION 12.00 – MANAGEMENT, OFFICE AND MAINTENANCE SPACES

12.01 If the size of the project warrants a separate common space for the management staff and

rental office, it shall include an office large enough to accommodate a secretarial space, a

waiting /reception area, at least one accessible public restroom, and a storage/coat closet.

These areas must be located on an accessible route from the point of arrival and accessible to

persons with disabilities. These areas may be in separate buildings, such as a clubhouse, or on

the ground floor to allow for maximum site and building surveillance.

12.02 When a separate workroom or repair shop having vehicular access is provided, it shall be

appropriately sized and include storage facilities, a utility sink, toilet facilities, and work

bench.

12.03 Refuse collection and compactor rooms shall be mechanically ventilated and be in a room

completely separated from the remainder of the building with walls and ceiling that has a fire

rating of not less than 1-hour. Where the room is serviced by a trash chute, an automatic

sprinkler head shall be provided at the top of the trash chute. Openings into the room shall be

protected with a fire rating of not less than 1-hour and doors shall be equipped with closing

devices. A concrete slab shall directly link access from this area to the exterior pick-up point.

Floor drains shall be provided at these locations.

12.04 Refuse and laundry chutes shall not be used for any other purpose. The chutes shall have a

fire resistive rating of not less than two-hours for buildings containing four or more stories

and 1-hour in buildings less than four stories. An automatic sprinkler system shall be installed

at the top of refuse and linen chutes and in their terminal rooms. Chutes extending three or

more floors shall have additional sprinkler heads installed within the chute on alternate floors

and be accessible for servicing.

12.05 Retail stores and other commercial space shall not be included as part of the Authority

financing.

12.06 Office facilities within the Project are substantially restricted by various rules and regulations.

If office space is contemplated, it must be for the exclusive use of the tenants or for the

operation of the building. The sponsor shall discuss the plans with Authority’s staff at the

earliest opportunity.

SECTION 13.00 - RECREATIONAL FACILITIES STANDARDS

13.01 Indoor recreational facilities, if provided, shall be located within the Project and shall comply

with the following minimum size requirements:

Dwelling Type Area

50-100 dwelling units 600 square feet



13.02 Outdoor recreation facilities, if provided must be on an accessible route. Swimming pools and

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wading pools must meet the Minimum Sanitary Regulations for the Design and Operation of

Swimming Pools and Bathing Beaches by the Department of Public Health, State of Illinois,

any local Public Health Department regulations and the Americans with Disabilities Act.

13.03 Play areas for younger children shall be centrally located and surrounded by dwelling units.

An accessible route must be provided to the play area. The ground surface of the play area

shall be stable, firm, and slip resistant. Where play components are provided, they shall be

ADA approved.

SECTION 14.00 - ACCESSIBILITY STANDARDS

14.01 Accessibility Codes and Acts: One or more of the following accessibility Codes and Acts

shall be applicable to any development funded by IHDA. When there is a conflict in the

design requirements of the various Acts and Codes, the most stringent requirements will

prevail. If unsure as to which standards shall apply, Authority Architectural Services staff

should be consulted.

Fair Housing Act:

14.01.1 All new construction projects of four or more dwelling units and all buildings

constructed for first occupancy after March 13, 1991 are required to comply with

accessibility standards and design requirements mandated by Federal Fair

Housing Act and ICC/ANSI A117.1, Latest Edition. http://www.hud.gov/offices/fheo/disabilities/fhefhag.cfm

Illinois Accessibility Code:

14.01.2 Housing units that are owned of financed by a governmental unit (Authority) that

consist of five or more dwelling units on each project site, shall comply with all

requirements of Section 400.350, Multi-Story Housing requirements Section

400.360, Requirements for Adaptable Dwelling Units of The Illinois

Accessibility Code. Renovation projects must comply with Section 400.510 of

the Code to determine the level of accessibility required. http://www.illinoisattorneygeneral.gov/rights/environmental_barriers.html

Section 504 of the 1973 Rehabilitation Act:

14.01.3 Projects that receive federal financial assistance must comply with Section 504 of

the 1973 Rehabilitation Act and 1984 Uniform Federal Accessibility Standards

(UFAS): www.access-board.gov/ufas/ufas.pdf

http://www.hud.gov/offices/fheo/library/UFASAccessibilityChecklistforPHAs-5-7-

08.pdf

The Americans with Disabilities Act:

14.01.4 The common areas open for public use, such as a property management or rental

office, shall comply with the requirements of The Americans with Disabilities

Act (latest revision).

Local Building Codes:

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14.01.5 Projects must comply with the adopted local building code. In areas where there

is no local building code, the accessibility requirements in the International

Building Code, 2006 edition will be in effect.

14.02 Technical Requirements:

14.02.1 For new constructed buildings that do not have an elevator, 100% of the total

number of Ground Floor units must comply with the requirements of the Fair

Housing Act and 20% of the total number of dwelling units must comply with

the Requirements for Adaptable Dwelling Units, Chapter I, §400.360 of the

Illinois Accessibility Code.

14.02.2 For new constructed buildings equipped with an elevator, 100% of the total

number of units must comply with the requirements of the Fair Housing Act and

20% of the total dwelling units must comply with the Requirements for

Adaptable Dwelling Units, Chapter I, §400.360 of the Illinois Accessibility

Code.

14.02.3 New construction projects that are recipients of federal financial assistance, in

whole or in part, shall have a minimum of 5% of the total number of units or at

least one unit (whichever is greater) constructed as being fully accessible for

persons with mobility impairments. A minimum of an additional 2% of the total

number of dwelling units or a least one unit (whichever is greater) must be

suitable for occupancy by people with hearing or visual impairments. In projects

where there is a variety of units are offered, at least one of each type of unit,

including town houses, must be accessible to persons who are mobility impaired.

The development must offer the same choices and variety of units to persons

with mobility impairments as those who are not mobility impaired. This

requirement will overlap some of the other required code requirements and

together will satisfy all of the accessibility code requirements.

14.02.4 For rehabilitation projects, Section 400.510 of the Illinois Accessibility Code

will determine the level of accessibility required. In addition, projects that

receive federal financial assistance will also be required to comply with 24 CFR

§ 8.23, Alterations of existing housing facilities.

14.02.5 Unless technically infeasible, existing buildings where a change of occupancy

occurs shall comply with the requirements for new construction mandated by the

Illinois Accessibility Code and local building codes.

14.02.6 Common use areas exclusively for tenants and their guests must meet the

requirements the Illinois Accessibility Code and ICC/ANSI A117.1, latest

edition.

14.02.7 The requirements described in Section 400.610 of the Illinois Accessibility Code

will govern renovation of buildings of a historic nature and any requirements of

the State of Illinois Historical Agency.

SECTION 15.00 - SUPPORTING LIVING FACILITIES (SLF)

An SLF is a residential setting in Illinois that provides or coordinates flexible personal care services,

24 hour supervision and assistance (scheduled and unscheduled), activities, and health related services

with a service program and physical environment designed to minimize the need for residents to move

within or from the setting to accommodate changing needs and preferences; has an organizational

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mission, service programs and a physical environment designed to maximize residents' dignity,

autonomy, privacy and independence; and encourages family and community involvement.

15.1 Building Construction:

15.1.0 All SLF developments must be approved by the State of Illinois Department of

Healthcare and Family Services. Written approval from DHFS must be provided

to IHDA at the time the application is submitted. The SLF’s architectural plans

shall conform to Title 89, Social Services, Chapter 1: Department of Healthcare

and Family Services, Subchapter d: Medical Programs, Part 146, Subpart B,

Supportive Living Facilities, local Fire and Life Safety Standards for health care

occupancy or the 1997 National Fire Protection Association Life Safety Code

(NFPA) 101, Chapter 22, Residential Board and Care Occupancies and local

building codes.

15.1.1 Each SLF shall meet accessibility standards as related to the Americans with

Disabilities Act of 1990, the Illinois Accessibility Code, Section 504 of the

Rehabilitation Act of 1973 (if applicable), the Fair Housing Act and the local

building code.

SECTION 16.00 – FACTORY BUILT HOMES

This section Factory Built Homes refers to both manufactured and modular housing. The proposed

manufacturer must have at least five years experience in manufacturing similar housing units. In

addition, the installer/general contractor must have prior experience in setting and finishing factory

built housing. Factory built housing units for multi-family applications will only be allowed for up to

one-story in height. Factory built housing units for single-family, detached units will be allowed for up

to two-stories in height. The design, construction and installation of the Factory Built Homes must

incorporate all applicable wind, live, dead, snow and seismic design loads including geotechnical

characteristics based on the specific geographical site conditions. As applicable, factory built housing

must comply with the requirements of Title 24, Part 3280 Manufactured Home Construction and

Safety Standards, Housing and Urban Development, the Authority Standards including the following

modifications. Factory built housing must also comply with the Illinois Department of Public Heath

requirements including: Approved Manufacturers, Regulations for Factory Built Structures in Illinois,

and Guidelines for Installing Manufactured Homes in Illinois. The last link, “Guidelines for

Installing.” is only intended to be used for installations where the manufacturer’s installation

instructions are not available.

16.1.1 The minimum ceiling height in all habitable rooms shall be 7-feet 6-inches.

16.1.2 All exterior doors shall have a 32-inch clear width measured from the face of the

door to the opposing stop when the door is open at 90-degrees and a minimum

height of 80-inches.

16.1.3 All interior doors shall have a nominal 32-inch clear width measured from the

face of the door to the opposing stop when the door is open at 90-degrees and a

minimum height of 80-inches.

16.1.4 Living rooms shall contain a minimum of 150 SF and a minimum dimension of

10-feet in any horizontal dimension. All other habitable rooms shall have a

minimum size of 100 SF not including closets and a minimum dimension of 9-

feet in any horizontal dimension.

16.1.5 Hallways shall have a minimum horizontal dimension of 36 inches measured

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from the interior finished surface to the interior finished surface of the opposite

wall.

16.1.6 Smoke detectors shall be hardwired with battery back-up.

16.1.7 Carbon monoxide detectors shall comply with the State of Illinois Carbon

Monoxide Detector Act and shall be hardwired.

16.1.8 All manufactured housing must comply with the energy conservation

requirements of the International Energy Conservation Code, latest edition, and

the energy conservation measures outlined in these standards.

16.1.9 Water distribution system shall be “Type L” copper. Polybutylene piping will not

be permitted for hot and cold water distribution.

16.1.10 All plumbing shall comply with the State of Illinois Plumbing Code and the

HUD regulations, the more stringent requirement will prevail.

16.1.11 All wiring from the main distribution panel throughout the building shall be

copper. Aluminum and copper-clad aluminum wiring shall not be permitted.

16.1.12 The minimum electric service to the dwelling unit shall be 100-amperes.

SECTION 17.00 - VISITABILITY

Visitablilty design criteria allow persons with disabilities, access to residential units by providing them

with the opportunity to visit friends and family. It incorporates the following in all new construction,

additions and alterations, and rehabilitation projects whenever practical and feasible. Visitablility

design criteria will be required in all single-family, townhomes, single story dwelling units and multi-

story dwelling units. In multi-story elevator buildings every unit shall be visitable, in multi-family non-

elevator buildings only the ground floor units shall be visitable.

17.01 Design Considerations

17.01.1 An accessible route must be provided from the point of arrival to the main

entrance of each unit with a clear width of 36 inches and a running slope of not

greater than 5% with a cross slope of not greater than 2%.

17.01.2 Each unit must have at least one zero-step entrance with a 36” wide entrance

door. A zero-step entrance is one without a step at the entrance door and with

less than ½” difference between the inside and outside surfaces, or with a

threshold with less than a ½” rise. An overhang or porch roof is recommended to

protect the entrance from the elements.

17.01.3 The main entrance door to each unit must be a minimum of 36 inches wide. All

other doors on the main level shall be a minimum of 34 inches wide.

17.01.4 Provide an accessible powder room or a full bathroom on the main entrance floor

in compliance with the requirements of Section 4.34.5 of the Uniform Federal

Accessibility Code or Sections 603-610 and 1002.11 of ICC/ANSI A117.1, latest

edition.

SECTION 18.00 – GREEN CRITERIA

The Authority encourages the design and the incorporation of sustainable long lasting materials and

32

techniques that minimize the impact of the development on the environment. The design shall also

strive to maintain a healthy home for the occupants and guests.

18.01 Mandatory Design Requirements: FOR PROJECTS with 2010 TAX CREDIT

ALLOCATIONS (See Section 18.02 for Projects with 2011 Tax Credit allocations and all other

Authority financed projects.)

The Authority is using the Enterprise Green Communities Criteria 2008 as its green design

standards for all 2010 Tax Credit projects. The Green Communities criteria can be found at:

http://www.greencommunitiesonline.org/tools/criteria/index.asp

All projects seeking funding from the Authority must comply with the following criteria from the

Enterprise Green Communities Criteria 2008 below OR must obtain a sustainable building

certification from one of the following:

� Enterprise Green Communities certification

� U.S. Green Building Council’s LEED certification

� ICC 700-2008 National Green Building Standard certification

� NAHB Model Green Home Building Guidelines certification

Enterprise Green Communities Criteria 2008

Requirement Mandatory Section

Section 3: Site Improvements

3.3 Landscaping: Provide a tree or plant list certified by the architect or

landscape architect that the selection of new trees and plants are at least

50 percent native species, 100 percent appropriate to the site’s soils and

microclimate and do not include invasive species. The minimum cost for

the landscaping shall be 2% of the hard construction cost of the project.

Exception: IHDA approval will be required for the amount of landscaping

provided for projects where the open land for landscaping is limited.

Section 4: Water Conserving

Fixtures

4.1a (New Construction Only): Indicate on the drawings that water-

conserving fixtures with the following minimum specifications will be used:

toilets-1.3 GPF, showerheads - 2.0 GPM, kitchen faucets - 2.0 GPM,

bathroom faucets - 2.0 GPM

4.1b (Rehab Only): Install water-conserving fixtures with the following

minimum specifications wherever and whenever they are replaced: toilets-

1.3 GPF, showerheads - 2.0 GPM, kitchen faucets - 2.0 GPM, bathroom

faucets - 2.0 GPM

Section 5: Energy Efficiency

5.1a (New Construction Only): Provide evidence that the project meets

Energy Star standards (single family and low rise residential). Residential

structures with central mechanical systems and structures over four stories

must exceed ASHRAE 90.1-2004 by 15 percent.

Provide prescriptive or performance evidence that the project meets the

above standards.

The use of REScheck or COMcheck is recommended to verify compliance.

It can be downloaded for free from the U.S. Department of Energy website

at http//www.energycodes.gov/rescheck or

http//www.energycodes.gov/comcheck.

5.2 Energy Star Appliances: Install Energy Star clothes washers,

dishwashers and refrigerators.

5.3a Interior Lighting: Indicate on the plans that Energy Star Advanced

33

Lighting Package in all interior units and use Energy Star or high-

efficiency commercial grade fixtures in all common areas and outdoors

will be used.

5.3b Exterior Lighting: Indicate on the plans that daylight sensors or

timers on all outdoor lighting will be used.

Section 8: Operation and

Maintenance Manual

Section 8.1 Building Operations Manual: Provide a manual that includes

the following: a routine maintenance plan, operations and guidance for all

appliances, HVAC operation, water-system turnoffs, lighting equipment,

paving materials, landscaping, pest control, and other systems that are

part of each occupancy unit; and an occupancy turnover plan.

18.02 Mandatory Design Requirements: FOR PROJECTS with 2011 TAX CREDIT

ALLOCATIONS AND ALL OTHER AUTHORITY FINANCED PROJETS (See Section 18.01

for Project with 2010 Tax Credit allocations.)

The Authority is using the Enterprise Green Communities Criteria 2011 as its green design

standards for all 2011 Tax Credit projects and all other Authority financed projects. The Green

Communities criteria can be found at:

http://www.greencommunitiesonline.org/tools/criteria/index.asp

All projects seeking funding from the Authority must comply with the following criteria from the

Enterprise Green Communities Criteria 2011 below OR must obtain a sustainable building

certification from one of the following:

� Enterprise Green Communities certification

� U.S. Green Building Council’s LEED certification

� ICC 700-2008 National Green Building Standard certification

� NAHB Model Green Home Building Guidelines certification

Enterprise Green Communities Criteria 2011

Requirement Mandatory Section

Section 3: Site Improvements

Only if providing landscaping.

3.4 Landscaping: Provide a tree or plant list certified by the architect or

landscape architect that the selection of new trees and plants are at least

50 percent native species, 100 percent appropriate to the site’s soils and

microclimate and do not include invasive species. The minimum cost for

the landscaping shall be 2% of the hard construction cost of the project.

Exception: IHDA approval will be required for the amount of landscaping

provided for projects where the open land for landscaping is limited.

Section 4: Water Conserving

Fixtures

4.1

(New Construction Only): Indicate on the drawings that water-conserving

fixtures with the following minimum specifications will be used: toilets-

1.28 GPF, urinals – 0.5 GPF, showerheads - 2.0 GPM, kitchen faucets -

2.0 GPM, bathroom faucets – 1.5 GPM

(Rehab Only): Install water-conserving fixtures with the following

minimum specifications wherever and whenever they are replaced: toilets-

1.28 GPF, urinals – 0.5 GPF, showerheads - 2.0 GPM, kitchen faucets -

2.0 GPM, bathroom faucets – 1.5 GPM

Section 5: Energy Efficiency 5.1a: Provide evidence that the project meets Energy Star standards for

34

single family and low rise residential.


above standards.





5.1b: Residential structures with central mechanical systems and

structures over four stories must the Energy Star Multifamily High-Rise

program (MFHR) guidelines. Project participating in the MFHR program

are designed to exceed ASHRAE 90.1-2007 by 15 percent.


above standards.





5.4 Energy Star Appliances: Install Energy Star clothes washers,

dishwashers and refrigerators.

5.5a Interior Lighting - Interior Units: Follow the guidance appropriate

for the project type: install the ENERGY STAR Advanced Lighting

Package (ALP); OR follow the ENERGY STAR MFHR program

guidelines, which require that 80% of installed lighting fixtures within

units must be ENERGY STAR–qualified or have ENERGY STAR– qualified

lamps installed; OR if replacing, new fixtures and ceiling fans must meet

or exceed ENERGY STAR efficiency levels.

5.5b Interior Lighting – Common Areas and Emergency Lighting:

Follow the guidance appropriate for the project type: use ENERGY STAR–

labeled fixtures or any equivalent high-performance lighting fixtures and

bulbs in all common areas; OR if replacing ,new common space and

emergency lighting fixtures must meet or exceed ENERGY STAR efficiency

levels. For emergency lighting, if installing new or replacing, all exit signs

shall meet or exceed LED efficiency levels and conform to local building

codes.

5.5c Exterior Lighting: Follow the guidance appropriate for the project

type: install ENERGY STAR–qualified fixtures or LEDs with a minimum

efficacy of 45 lumens / watt; OR follow the ENERGY STAR MFHR

program guidelines, which require that 80% of outdoor lighting fixtures

must be ENERGY STAR–qualified or have ENERGY STAR-qualified lamps

installed; OR if replacing, install ENERGY STAR compact fluorescents or

LEDs with a minimum efficacy of 45 lumens / watt.

Section 8: Operation and

Maintenance

Section 8.1 Building Maintenance Manual: Provide a manual that

includes the following: a routine maintenance plan, operations and

guidance for all appliances, HVAC operation, water-system turnoffs,

lighting equipment, paving materials, landscaping, green cleaning

products and schedule, pest control, and other systems that are part of

each occupancy unit; and an occupancy turnover plan.

35

SECTION 19.00 – ATTACHMENT A: ARCHITECTUAL CERTIFICATION

Attachment A

Illinois Housing Development Authority

Architectural Certification

36

Project Name: Project Location or Address: Sponsor: New Construction Rehabilitation

I, (name), of (Architectural Firm), hereby certify that to the best of my

knowledge the Project listed above will comply with the Authority’s Standards for Architectural Planning and Construction including the following:

• Green Design Requirements

All minimum green design requirements as specified in the Standards for Architectural Planning and

Construction Section 18.00 – Green Criteria.

• Accessibility Requirements

All applicable Federal and State accessibility laws and / or as specified in the Standards for

Architectural Planning and Construction Section 14.00 – Accessibility Standards.

• Required Project Amenities

All project amenities as specified in the Standards for Architectural Planning and Construction Section

6.00 – Design and Planning.

Signature:___________________________________Date:______________________________ Name: Illinois License No: Firm: Address: Telephone: Professional Design Firm License No:

Illinois Housing Development Authority Architectural Certification

Cost Estimation FirmsBoard Approved on December 18, 2009

The Concord GroupEamon Ryan

161 N Clark Street, Ste.2050Chicago, IL 60603

(312)424-0250(312) 424-0252 fax

[email protected] Cost Systems, Inc

Clive Bransby1815 S. Meyers Road

Oak Brook Terrace, IL 60181(630) 678-0808 ext 151

(630)[email protected]

George Kennedy & AssociatesAlex Gorun

307 North Michigan Avenue, Suite 700Chicago, IL 60601

(312) 332-7060(312) 332-5508 [email protected]

Hodgetts Associates, IncJeffrey Hodgetts

6 Echo CourtHawthorn Woods, IL 60047

(630) 844-2823(630) 844-2861

[email protected] Greene Associates, LLC

Ronald G. Lucus7321 S. South Shore Drive, #9C

Chicago, IL 60649(773) 374-2200(773) 734-3153

[email protected] Consultants

Kelly Messacar333 W. Wacker Drive

Chicago, IL 60606(312) 920-0404 ext. 3121

(312) [email protected]

Project Control







Tom Zintl411 S. Wells, Suite 902

Chicago, IL 60607(312) 922-5151

(312) 922-6858 [email protected] Controls Group, Inc

Marvin Woods2 Campbell Plaza - 3BSaint Louis, MO 63139

(314) 647-0707 X25(314) 647-0709

[email protected]. Chin and Associates

Michael Witte500 W. 18th StreetChicago, IL 60616

(312) 595-2000(312) 644-0999

[email protected] Architects, PCMichelle Z. Thorsell

999 Main Street, Suite 102Glen Ellyn, IL 60137

(630) 858-8134(630) 858-1717 fax

[email protected]





2010-2011 Approved Market Analysts For Site & Market Studies

To be Used by Applicants for 2010 & 2011 Tax Credits and other IHDA Multifamily Programs

REVISED 07/08/10 (Previously published lists are not to be relied upon)

American Marketing Services527 S. Wells St., Ste 400

Chicago, IL 60607Pam Gecan

(312)663-5131(312)913-3893 Fax

[email protected] Tilly Virchow Krause LLP

10 Terrace CourtMadison, WI 53707

or225 North Michigan Ave, Suite 1100

Chicago, IL 60601Michael D. Hershberger

(608)240-2390Fax: (608)249-8532 or (312) 729-8000 or (312) 729-8199

[email protected] Partners & Associates, Inc.

500 North Plum Grove Rd.Palatine, IL 60067James E. Lemperis

(847)776-1976(847)776-1980 Fax

[email protected] Strategies

10 South Broadway, Ste. 1500St. Louis, MO 63102

Brad Beggs(314)421-2800 x20(314)421-3401 Fax

[email protected] Evaluation Group, Ltd.

419 South 7th AvenueLaGrange, IL 60525

Eric W. Dost(708) 579-5286

(708) 579-5296 [email protected]






Goodman Williams Group325 W. Huron, Ste. 306

Chicago, IL 60654Christine Williams

(312)755-3000(312)755-3009 Fax

[email protected] Research

2336 South Bates AvenueSpringfield, IL 62704

Clif De Ornellas(217)726-6236

(217)726-6823 [email protected]

Novogradac & Company LLP4520 East-west highway, Suite 615

Bethesda, MD 20814Brad Weinberg(301)770-6310


S. B. Friedman & Co.221 N. LaSalle St., Ste. 820

Chicago, IL 60601Stephen B. Friedman

(312)424-4250(312)424-4262 Fax

[email protected] Cross & Associates, Inc.

1920 North Thoreau Drive, Suite 150Schaumburg, IL 60173

HollyAnn Eageny(847)925-5400


Valerie s. Kretchmer & Associates2707 Walnut AvenueEvanston, IL 60201Valerie Kretchmer

(847)864-8895(847)864-0103 Fax

[email protected]







1

***This form is not to be utilized for Supportive Living Facilities for the Elderly***

ATTACHMENT 1 (Revised for 2012 QAP)

ILLINOIS HOUSING DEVELOPMENT AUTHORITY Site and Market Study Format For Properties 12 Units or Less,

OR Acquisition/Rehab (with more than 80% occupancy)

OR Supportive Housing Set-Aside Projects

I. PROPOSED DEVELOPMENT

A. Developer Provide the name and address of developer or sponsor.

B. General Description

Describe the proposed project in terms of project type (e.g. moderate rehabilitation or new construction; congregate, elderly, family) and source of IHDA financing (Low-Income Housing Tax Credit, Risk share, HOME, Affordable Housing Trust Fund).

C. General Location

Provide the name of city or community in which the site is located, street address (if available), nearest major intersection, distance from downtown Chicago (if site is located in the Chicago metropolitan area) or distance from downtown of closest major city (if other than Chicago).

D. Description of Site Improvements

1. Buildings: Describe the number of buildings, stories and type (high-rise with elevator, walk-up, townhome, etc.). Evaluate the appropriateness of the building design for the market and the intended tenant base.

2. Development Amenities: Describe the development amenities proposed for the property. Determine whether or not the amenities are appropriate and sufficient for the market and the intended tenant base.

2

3. Construction/Rehab: Describe the construction type of the buildings or in the case of Acquisition/Rehab projects list the rehabilitation to be performed (e.g. brick, vinyl sided, concrete). Note any problems the proposed construction type or façade, or the planned rehabilitation may have with market acceptance.

4. Parking: Provide the number and type of parking spaces proposed. Evaluate the

parking-to-unit ratio and indicate whether the proposed parking will be sufficient for the property. If there is an additional fee to be charged to the tenants for parking, evaluate the charge in regards to the market.

E. Apartment Details Describe the proposed project at the unit level including: unit types, number of units, square footage and proposed rents for both market rate and income restricted/affordable units. It should be noted if the proposed rents do or do not include tenant paid heating, cooling, cooking expenses. Describe the unit amenities. Evaluate the appropriateness of the proposed unit mix, unit size, rents and amenities for the market and the targeted tenant population.

F. Tenant Displacement (for Acquisition/Rehab projects only)

Evaluate the current tenant households to determine the extent to which any or all may be displaced due to the planned acquisition/rehab. Discuss your evaluation and any plans the developer may have for temporary or permanent relocation.

II. FIELD OBSERVATIONS

A. Site

1. Access to Site: Note the street(s) which will provide access to the site and evaluate the accessibility of the site in terms of local public transportation, parking and major thoroughfares.

2. Site Marketability: Describe and evaluate the location of the site in terms of its

visibility and marketability.

B. Adjacent Land 1. Adjacent Land Use: Detail the use of land located directly north, south, west

and east of the site. Possible environmental problems and objectionable adjacent land use should be noted.

3

2. Neighborhood Description: Describe the neighborhood in which the development will be located and evaluate the appropriateness of the proposed project within that setting.

III. MARKET AREA CHARACTERISTICS:

A. Market Area

Define the primary and any secondary market area for the property. Include a description of how the market was determined (ex. geographic boundaries, population surveys, etc.).

B. Area Services

Describe and evaluate the availability of area services as related to the intended tenant base. Listed below are general categories that should be addressed. This list in not intended to be all-inclusive. Additional services may be applicable, while some of those listed may not.

1. Shopping and Related Services: Location and distance from the proposed

subject site to the nearest grocery, drugstore, convenience store, pharmacy and other essential services and retail shopping (including neighborhood shopping malls and regional shopping centers).

2. Transportation: Discuss the access, frequency and specific distance to major

roads and highways, bus service (with mention to specific routes), transit centers, commuter rail stations and any other fixed route forms of public transportation in relation to the proposed developments’ site. Indicate which of these provide transportation to areas of employment and/or services.

3. Educational Facilities: ( For properties serving families with children) Name,

location and distance from the site to licensed day care facilities and schools in the local school district. Also address the availability of bus service provided by the school district. Number of students and percent of capacity filled for each school.

4. Recreation: A list, location and distance from the subject site of outdoor and

indoor recreational facilities such as parks, forest preserves, golf courses and movie theaters in the area.

4

5. Health Care: Location and distance from the site to the nearest hospital(s), health clinic(s) and/or doctor’s office.

C. Population/Demographic Characteristics (Not required of projects with 12 units or less)

Include the most current population/household data (typically from the Census) for both the defined primary and secondary market areas. Provide the percentage increase or decrease from the previous Census and any future projections. The following data should be included in this demographic analysis: general population, number of households, and population and households by age (for elderly projects). For projects targeting a special needs population this information will be more antidotal in nature and likely come from area service providers that work with the specific special needs group(s).

D. Employment

Present information on the local economy. List the major employers in the area and the number of jobs they provide. Note any local employment declines or losses of major area employers. Indicate the source of the above information. In addition to information concerning major employers in the area, provide information concerning the smaller local employers in the immediate vicinity of the proposed site. This evaluation should include not only the current status of these employers, but also a comparison of their current situation to that of the past few years.

IV. HOUSING MARKET CHARACTERISTICS

A. Comparable Analysis

1. Comparable Properties: Present a narrative description of each comparable in the rental market. Include information regarding the unit and development amenities offered, the condition of the property and occupancy information when available. A detailed summary of these developments in table format (as shown in Attachment 1) should also be included.

5

2. Comparison of Market Area Rental Market: Provide a comparison summary of the proposed development and the competing market-area rental developments detailed above. The summary is to include rent, square footage and unit composition comparisons. If no comparable developments exist within the market area, the mean gross rent for the area and the census tract in which the site is located should be examined. A final statement of the proposed property’s position in the rental market compared to the current rental market should be made. This statement should also indicate whether this position is acceptable and give reasons for the proposed developments acceptability.

3. Proposed Project and Market Rate Property Data (For projects with deep subsidy

only i.e. Section 8 or Section 515): Provide data pertaining to the proposed project’s current contract rents by unit type. Additionally, provide both a narrative and table discussion of comparable market-rate properties in terms of location, development size, amenities, and current rent levels by unit type.

Obtain and provide historical market rate rental trends (preferably 5 years back) for all properties utilized above. Utilize this same data to estimate market rate rents in the area over a future five year period. Detail/explain this analysis in both a numeric and narrative format.

4. Other Affordable Properties: Provide a summary description of affordable

housing in the primary market area. Include information on the condition of each property and the overall attitude in the market regarding these non-IHDA affordable housing options. Further detail on each property is provided in Exhibit 2.

V. AFFORDABILITY/DEMAND (This section is not required for occupied projects with deep

subsidies i.e. Section 8)

A. Affordable Rent Analysis Calculate what percentage of a household’s monthly income will be required for rent,

utilizing maximum income limits and proposed rents. Provide a range of affordability, based on annual income by calculating the minimum monthly income a household can make and still afford the proposed rent. Please indicate the percentage of household income used to determine the minimum annual income affordability. Note: historically the Authority has considered 35% of monthly household income for family households, 45% of monthly income for elderly households, and 30% of Permanent Supportive Housing Project households as a reasonable threshold for affordability. This data should be presented in table format, using the following example.

6

1 Person 2 Person 3 Person 4 Person Household Household Household Household

Very Low Income Units (X% median income) 1 BR Units Maximum Income Limit for Household Size Proposed Monthly Rent Plus Utilities Rent as % of Maximum Monthly Income Minimum Income Needed for Affordability (Based on X % of Monthly Income) 2 BR Units Maximum Income Limit for Household Size Proposed Monthly Rent Plus Utilities Rent as % of Maximum Monthly Income Minimum Income Needed for Affordability (Based on X % of Monthly Income) Low Income Limits (X% median income) 1 BR Units Maximum Income Limit for Household Size Proposed Monthly Rent Plus Utilities Rent as % of Maximum Monthly Income Minimum Income Needed for Affordability (Based on X % of Monthly Income) 2 BR Units Maximum Income Limit for Household Size Proposed Monthly Rent Plus Utilities Rent as % of Maximum Monthly Income Minimum Income Needed for Affordability (Based on X % of Monthly Income)

7

B. Housing Need (This section need only be performed for those projects that will serve a supportive housing population)

Discuss the demand/need for a project targeting supportive housing populations. This should include, but not be limited to, information garnered from area service providers, which assist the proposed project’s target population(s).

VI. CONCLUSIONS AND RECOMMENDATIONS

A. Conclusions

Provide strengths and weakness of the proposed property in terms of the area’s rental market and the income restricted population to be served. Assess the demand for housing based on the current absorption rates and vacancy figures of existing developments. In addition, provide an evaluation of how the proposed property is positioned in the marketplace taking into consideration unit mix, bedroom size, square footage and rents to the market average and to the most comparable existing development(s).

B. Recommendations

Based on the findings summarized in the conclusion, provide a recommendation regarding whether to accept the property as proposed, accept the property with changes or to decline the property. If a change is recommended, state the reason for the change and provide an alternative that would fit the market. If the recommendation is to decline a property, provide justification for this conclusion.

(Generally, recommended changes involve a reconfiguration of the proposed amenities, unit mix, unit type, square footage or rents. Most recommendations to decline a property occur when the recommended changes are too numerous or the market conditions do not support the property).

VII. APPENDIX

Include both a site map and a map of the primary and secondary market areas denoting the subject property and comps. Also include: color photographs of the site and comparable developments; the market area comparable survey (see Exhibit 1); and other affordable housing list (see Exhibit 2).

8

EXHIBIT 1

Comparable Properties

Development Name/Address

Year Built

Total Units

Unit Type

Units By Type

Rent Range

Sq. Ft. Range

Rent/Sq. Ft. Range

Main Street Apts.

1999 99 1 BR 33 $693 650 $1.06

123 Main Street

2 BR 33 $836 857 $0.97

Your Town, IL 3 BR 33 $970 1,026 $0.95 Phone Number:

123-1234

Occupancy: 100% Utilities: Incl. Amenities: Pool Development Condition:

Good Cond.

Weighted Average Rent/Sq. Ft.:

9

EXHIBIT 2

Sample format for the Summary of Market Area Affordable Housing

Development Name/Address City/Zip Code

County Phone Number

Tenant Base

Bedroom Types

Affordable Housing Program

Total Number of Units

Low Income Units

Development Condition

Overall Occupancy

Tenant Demographics

Comments (distance

from subject)

City Apartments McLean 123-1234 Elderly 1 Section 8 100 100 Adequate 100% 50% of median none

1

****This form is not to be utilized for Supportive Housing Set-Aside Projects****

ATTACHMENT 2 (Revised for 2012 QAP) ILLINOIS HOUSING DEVELOPMENT AUTHORITY

Site and Market Study Format For Supportive Living Facilities for the Elderly




Describe the proposed project in terms of project type (e.g. moderate rehabilitation or new construction) and source of IHDA participation (Low-Income Housing Tax Credit, Risk share, HOME, Affordable Housing Trust Fund).

C. General Location


D. Site Description

Describe the site in terms of size (square feet or number of acres), topography and vegetation covering of site. Evaluate the proposed project’s layout in relation to the site’s physical attributes and the appropriateness of the site’s location for the intended tenant base.

E. Description of Site Improvements

1. Buildings: Describe the number of buildings, stories and type (highrise, midrise, etc.). Evaluate the appropriateness of the building design for the intended tenant base.

2. Development Amenities: Describe the development’s amenities. Determine

whether or not these are appropriate and sufficient for the intended tenant base.

3. Supportive Services: Describe the supportive services to be offered at the

2

development. Determine whether these services are appropriate and sufficient for the intended tenant base.

F. Apartment Details

Describe the proposed project at the unit level including: unit types, number of units, square footage and proposed rents for both market rate and income restricted/affordable units.


A. Site



visibility and marketability. III. MARKET AREA CHARACTERISTICS:

A. Market Area


B. Area Services

Describe and evaluate the availability of area services as related to the intended tenant base. Listed below are general categories that should be addressed. This list is not intended to be all-inclusive. Additional services may be applicable, while some of those listed may not.


subject site to the nearest grocery, drugstore, convenience store, pharmacy and other essential services and retail shopping (including neighborhood shopping malls and regional shopping centers).

2. Transportation: Access, frequency and specific distance to major roads and

highways, bus service (with mention to specific routes), transit centers, commuter rail stations and other fixed-route forms of public transportation in relation to the proposed developments’ site.

3

3. Senior Services/Center: The location and distance from the subject site to the

area’s senior center. List the services available through the center or through various organizations in the area serving the senior population.

4. Recreation: A list, location and distance from the subject site to outdoor and

indoor recreational facilities such as parks, forest preserves, golf courses and movie theaters in the area.

5. Health Care: Location and distance from the site to the nearest hospital(s),

health clinic(s) and/or doctor’s office(s).

C. Population/Demographic Characteristics

Include the most current demographic data (typically from the Census) for both the defined primary and secondary market areas for the intended tenant base (typically those 75 years old or older). Provide the percentage increase or decrease from the previous Census and any future projections. The following data should be included in this demographic analysis: general population, number of households, population and households over age 75, frailty estimates and distribution of households by income. Indicate the source of the demographic data.


A. Comparable Analysis

1. Comparable Properties: Present a narrative description of each supportive living facility in the market area. Include information regarding the unit and development amenities/services offered, the condition of the property and occupancy information when available. A detailed summary of these developments in table format should also be included.

2. Comparison of Market Area Rental Market: Provide a comparison summary of

the proposed development and the competing market-area developments detailed above. The summary is to include rent, square footage and unit composition comparisons. If no comparable developments exist within the market area, the mean gross rent for the area should be examined. A final statement of the proposed property’s position in the market compared to the current available options should be made. This statement should also indicate whether this position is acceptable and give reasons for the proposed developments acceptability.

4

V. POTENTIAL MARKET

A. Capture and Penetration Rate

Calculate the capture rate for each income strata (market rate, 80%, 60%, 50%, etc.) proposed. IHDA’s methodology for calculating a capture rate is as follows: divide the number of the proposed units, within each income strata, by the total number of frail, income/age eligible households. The number of households should be based on those households at the minimum annual income as determined above, in Section A, up to the maximum income level for a given income strata. Also calculate an overall capture rate for the property based on the total number of proposed units. Indicate if the capture rates are at acceptable percentages and why. In addition to presenting IHDA’s capture rate analysis explained above, differing methodologies of capture rate analysis may be utilized and presented at this point; however, IHDA’s methodology must be presented. Please thoroughly explain any other methodology used and any benchmark figures utilized. Provide an overall affordable unit penetration rate analysis of the market area. This is calculated by dividing the total number of affordable units (including the proposed and all other affordable properties) by the total number of income and/or age/fraility qualifying households. Please note: An acceptable overall penetration rate of affordable units in a market area should generally be under 25%.

B. Absorption Rate

Project the amount of time expected to achieve stabilized occupancy (95%) at the proposed development based on the average number of units leased per month at comparable supportive living properties. If this information is not available explain why the data was not available.

VI. IMPACT ON OTHER AFFORDABLE HOUSING AND MARKET RATE HOUSING A. Impact on Other IHDA Independent Elderly or Supportive Living Properties

Evaluate the impact the proposed property will have on the occupancy of existing IHDA elderly or supportive living properties in the market area. Discuss whether or not the proposed property will significantly reduce the tenancy of established IHDA

5

properties and provide attributing factors for your conclusion. A list of all IHDA properties is available on the IHDA web page @ www.ihda.org. To access this information choose “Forms and Downloads” on the home page and then check “Market and Research Related Issues” and “View Downloads”. The list you are looking for is known as MF Production and is downloadable in Excel format. If you have problems finding this document, please contact Lisa Somers at (312)836-5374.

VII. CONCLUSIONS AND RECOMMENDATIONS

A. Conclusions

Provide strengths and weakness of the proposed property in terms of the area’s market and the income restricted population to be served. Assess the demand for housing based on the current absorption rates and vacancy figures of existing developments. In addition, provide an evaluation of how the proposed property is positioned in the marketplace.

B. Recommendations



VIII. APPENDIX

Include a map of the primary and secondary market areas denoting the subject property and comps, a site map, color photographs of the site and comparable developments, the market area comparable survey.


http://www.ihda.org/

6


Year Built

Total Units

Unit Type

Units By Type

Rent Range

Sq. Ft. Range

Rent/Sq. Ft. Range

Greenview SLF. 1999 100 1 BR 95 $ 123 Main Street 2 BR 5 $ Your Town, IL Phone Number:

123-1234

Occupancy: 100% Services: 3 Meals Development Condition:

Good Cond.


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1

ATTACHMENT 3 (Revised for 2012 QAP) ILLINOIS HOUSING DEVELOPMENT AUTHORITY

Site and Market Study Format




Describe the proposed project in terms of project type (e.g. moderate rehabilitation or new construction; congregate, elderly, family) and source of IHDA financing (Low-Income Housing Tax Credit, Risk share, HOME, Affordable Housing Trust Fund).

C. General Location


D. Site Description

Describe the site in terms of size (square feet or number of acres), topography and vegetation covering of site. Evaluate the proposed project’s layout in relation to the site’s physical attributes and the appropriateness of the site’s location for the intended tenant base.

E. Description of Site Improvements

1. Buildings: Describe the number of buildings, stories and type (high-rise with elevator, walk-up, townhome, etc.). Evaluate the appropriateness of the building design for the market and the intended tenant base.

2. Development Amenities: Describe the development amenities proposed for the

property. Determine whether or not the amenities are appropriate and sufficient for the market and the intended tenant base.

3. Construction: Describe the construction type of the buildings (e.g. brick, vinyl

sided, concrete). Note any problems the proposed construction type or façade may have with market acceptance.

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4. Parking: Provide the number and type of parking spaces proposed. Evaluate the

parking-to-unit ratio and indicate whether the proposed parking will be sufficient for the property. If there is an additional fee to be charged to the tenants for parking, evaluate the charge in regards to the market.

5. Density: Provide the number of units per acre. Indicate whether the proposed

density is appropriate for the market.

6. Zoning: Present zoning of the site and any applicable restrictions.

7. Other: Describe any other separate structures located at the development (e.g. maintenance shed, separate clubhouse, etc.).

F. Apartment Details Describe the proposed project at the unit level including: unit types, number of units, square footage and proposed rents for both market rate and income restricted/affordable units. It should be noted if the proposed rents do or do not include tenant paid heating, cooling, cooking expenses. Describe the unit amenities. Evaluate the appropriateness of the proposed unit mix, unit size, rents and amenities for the market and the targeted tenant population.


A. Site



visibility and marketability.

B. Adjacent Land 1. Adjacent Land Use: Detail the use of land located directly north, south, west

and east of the site. Possible environmental problems and objectionable adjacent land use should be noted.

2. Neighborhood Description: Describe the neighborhood in which the

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development will be located and evaluate the appropriateness of the proposed project within that setting.

III. MARKET AREA CHARACTERISTICS:

A. Market Area


B. Area Services

Describe and evaluate the availability of area services as related to the intended tenant base. Listed below are general categories that should be addressed. This list is not intended to be all-inclusive. Additional services may be applicable, while some of those listed may not.


subject site to the nearest grocery, drugstore, convenience store, pharmacy, bank and other essential services and retail shopping (including neighborhood shopping malls and regional shopping centers).

2. Transportation: Discuss the access, frequency and specific distance to major

roads and highways, bus service (with mention to specific routes), transit centers, commuter rail stations and any other fixed-route forms of public transportation in relation to the proposed developments’ site. Indicate which of these provide transportation to areas of employment and/or services.

3. Educational Facilities: (For properties serving families with children) Name,

location and distance from the site to licensed day care facilities and schools in the local school district. Also address the availability of bus service provided by the school district. Number of students and percent of capacity filled for each school.

4. Recreation: A list, location and distance from the subject site of outdoor and

indoor recreational facilities such as parks, forest preserves, golf courses restaurants and movie theaters in the area.

5. Health Care: Location and distance from the site to the nearest hospital(s),

health clinic(s) and/or doctor’s office.

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C. Population/Demographic Characteristics

Include the most current demographic data (typically from the U.S. Census) for both the defined primary and secondary market areas. Provide the percentage increase or decrease from the previous Census and any future projections. The following data should be included in this demographic analysis: general population, number of households, population and households by age, households by size, and distribution of households by income. In addition the analysis should indicate the median age, median household size and median household income and show any trends. Indicate the source of demographic data.

D. Employment

Present information on the local economy. List the major employers in the area and the number of jobs they provide. Note any local employment declines or losses of major area employers. Indicate the source of the above information. In addition to information concerning major employers in the area, provide information concerning the smaller local employers in the immediate vicinity of the proposed site. This evaluation should include not only the current status of these employers, but also a comparison of their current situation to that of the past few years.


A. General Housing Characteristics

Provide the tenure (owner vs. renter) of the area housing stock. Include the age of the housing stock, the total number of year- round housing units, and the number and percent of occupied units. Indicate the source of this information. Also discuss the affordability of single-family housing alternatives for the targeted population in the primary market area.

B. Housing Activity

Indicate the number of building permits issued from 1996 to the present for both single family and multifamily units. Indicate the source of this data.

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C. Consolidated Plan

Determine whether the municipality has a local Consolidated Plan. If so, explain how the proposed project addresses the priorities stated in the local Consolidated Plan. Provide sources for the information presented.

D. Comparable Analysis

1. Comparable Properties: Present a narrative description of each comparable in the rental market. Include information regarding the unit and development amenities offered, the condition of the property and occupancy information when available. A detailed summary of these developments in table format (as shown in Exhibit 1) should also be included.

2. Comparison of Market Area Rental Market: Provide a comparison summary of

the proposed development and the competing market-area rental developments detailed above. The summary is to include rent, square footage and unit composition comparisons. If no comparable developments exist within the market area, the mean gross rent for the area and the census tract in which the site is located should be examined. A final statement of the proposed property’s position in the rental market compared to the current rental market should be made. This statement should also indicate whether this position is acceptable and give reasons for the proposed developments acceptability.

3. Project and Market Rate Property Data (Only complete this section for projects with

deep subsidy only i.e. Section 8 or Section 515): Provide data pertaining to the proposed project’s current contract rents by unit type. Additionally, provide both a narrative and table discussion of comparable market-rate properties in terms of location, development size, amenities, and current rent levels by unit type.

Obtain and provide historical market rate rental trends (preferably 5 years back) for all properties utilized above. Utilize this same data to estimate market rate rents in the area over a future five year period. Detail/explain this analysis in both a numeric and narrative format.

E. Other Affordable Housing Properties (not listed as comps above)

Provide a summary description of affordable housing in the primary market area. Include information on the condition of each property and the overall attitude in the market regarding these non-IHDA affordable housing options. Further detail on each property is provided in Exhibit 2.

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V. AFFORDABILITY/DEMAND

A. Affordable Rent Analysis Calculate what percentage of a household’s monthly income will be required for rent,

utilizing maximum income limits and proposed rents. Provide a range of affordability, based on annual income by calculating the minimum monthly income a household can make and still afford the proposed rent. Please indicate the percentage of household income used to determine the minimum annual income affordability. Note: historically the Authority has considered 35% of monthly household income for family households and 45% of monthly income for elderly households as a reasonable threshold for affordability. This data should be presented in table format, using the following example.

1 Person 2 Person 3 Person 4 Person Household Household Household Household

Very Low Income Units (X% median income) 1 BR Units Maximum Income Limit for Household Size Proposed Monthly Rent Plus Utilities Rent as % of Maximum Monthly Income Minimum Income Needed for Affordability (Based on X % of Monthly Income) 2 BR Units Maximum Income Limit for Household Size Proposed Monthly Rent Plus Utilities Rent as % of Maximum Monthly Income Minimum Income Needed for Affordability (Based on X % of Monthly Income) Low Income Limits (X% median income) 1 BR Units Maximum Income Limit for Household Size Proposed Monthly Rent Plus Utilities Rent as % of Maximum Monthly Income Minimum Income Needed for Affordability (Based on X % of Monthly Income)

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2 BR Units Maximum Income Limit for Household Size Proposed Monthly Rent Plus Utilities Rent as % of Maximum Monthly Income Minimum Income Needed for Affordability (Based on X % of Monthly Income)

B. Capture and Penetration Rate

Calculate the capture rate for each income strata (market rate, 80%, 60%, 50%, etc.) proposed. IHDA’s methodology for calculating a capture rate is as follows: divide the number of the proposed units, within each income strata, by the total number of income/age eligible households. The number of households should be based on those households at the minimum annual income as determined above, in Section A, up to the maximum income level for a given income strata. Also calculate an overall capture rate for the property based on the total number of proposed units. Indicate if the capture rates are at acceptable percentages and why. Note: historically the Authority has considered a 5% – 7% capture rate, utilizing IHDA’s methodology, to be a reasonable maximum capture rate for a given income strata/property. In addition to presenting IHDA’s capture rate analysis explained above, differing methodologies of capture rate analysis may be utilized and presented at this point; however, IHDA’s methodology must be presented. Please thoroughly explain any other methodology used and any benchmark figures utilized. Provide an overall affordable unit penetration rate analysis of the market area. This is calculated by dividing the total number of affordable units (including the proposed and all other affordable properties) by the total number of income and/or age qualifying households. Please note: An acceptable overall penetration rate of affordable units in a market area should generally by under 25%.

C. Absorption Rate

Project the amount of time expected to achieve stabilized occupancy (95%) at the proposed development based on the average number of units leased per month at comparable new construction or substantially rehabilitated properties. If this information is not available explain why the data was not available.

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D. Housing Need Determine the need for additional affordable housing units by analyzing, at a minimum, the following data: 1. Compare the number of other affordable housing units in the area to the

number of income/age eligible households in the market area. 2. Discuss how vacancy rates, type of housing provided and quality of the

affordable housing stock impact the existing supply of affordable housing.

3. Look at the cost of homeownership and estimate the number of renters versus homeowners within the income/age eligible household population.

4. Compare the household sizes of income/age eligible families to the unit sizes

provided in the affordable housing stock and the proposed property.

VI. IMPACT ON OTHER AFFORDABLE HOUSING AND MARKET RATE HOUSING A. Impact on Other IHDA Properties

Evaluate the impact the proposed property will have on the occupancy of existing IHDA properties in the market area. Discuss whether or not the proposed property will significantly reduce the tenancy of established IHDA properties and provide attributing factors for your conclusion. A list of all IHDA properties is available on the IHDA web page @ www.ihda.org. To access this information choose “Forms and Downloads” on the home page and then check “Market and Research Related Issues”. The list you are looking for is known as MF Production and is downloadable in Excel format. If you have problems finding this document, please contact Lisa Somers at (312)836-5374.

B. Impact on Other Assisted/Affordable Housing (non-IHDA properties)

Evaluate the impact the proposed property will have on the occupancy of other affordable housing properties in the market area. Discuss whether or not the proposed property will significantly reduce the tenancy of established affordable housing properties and provide the attributing factors for your conclusion.

C. Impact on Market Rate Housing

If the rents of the proposed property are comparable to market rate units, evaluate the impact the proposed property will have on the occupancy level of existing market rate properties in the area. Discuss whether or not the proposed property will significantly reduce the tenancy of established market rate properties and provide attributing factors for your conclusion.

http://www.ihda.org/

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VII. CONCLUSIONS AND RECOMMENDATIONS

A. Conclusions

Provide strengths and weakness of the proposed property in terms of the area’s rental market and the income restricted population to be served. Assess the demand for housing based on the current absorption rates and vacancy figures of existing developments. In addition, provide an evaluation of how the proposed property is positioned in the marketplace taking into consideration unit mix, bedroom size, square footage and rents to the market average and to the most comparable existing development(s).

B. Recommendations



VIII. APPENDIX

Include a map of the primary and secondary market areas denoting the subject property and comps, a site map, color photographs of the site and comparable developments, the market area comparable survey (see Exhibit 1), population and housing characteristics (if not provided in the body of the study), building permit data (if not provided in the body of the study), and the affordable housing data as described below (illustrated in Exhibit 2).

A. Affordable Housing Table (non-IHDA properties) Using the table format shown in Exhibit 2, provide data on affordable housing

developments within the primary Market Area. This data is to include:

• The type of affordable housing - public housing, HOME, Tax Credits, etc. • Tenant type - family, elderly, mixed (family and elderly) • Development condition - poor, adequate, good, excellent

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• Tenant demographics - general income levels, single parents, etc. (information garnered from Management)

• Other general characteristics - total number of units, number of income restricted units, occupancy rate, etc.

B. Affordable Housing Map

Include in the Appendix, a separate map denoting the subject property and each of the affordable housing developments. This map should present as much detail as possible.

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EXHIBIT 1



Year Built

Total Units

Unit Type

Units By Type

Rent Range

Sq. Ft. Range

Rent/Sq. Ft. Range

Main Street Apts. 1999 99 1 BR 33 $693 650 $1.06 123 Main Street 2 BR 33 $836 857 $0.97 Your Town, IL 3 BR 33 $970 1,026 $0.95 Phone Number:

123-1234

Occupancy: 100% Utilities: Incl. Amenities: Pool Development Condition:

Good Cond.


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EXHIBIT 2

Sample format for the Summary of Market Area Affordable Housing

Development Name/Address City/Zip Code

County Phone Number

Tenant Base

Bedroom Types

Affordable Housing Program

Total Number of Units

Low Income Units

Development Condition

Overall Occupancy

Tenant Demographics

Comments (distance from

subject)

City Apartments McLean 123-1234 Elderly 1 Section 8 100 100 Adequate 100% 50% of median none

Prepared 6/06/2011

INFORMATION FOR VISITORS TO THE IHDA WEB SITEAS OF MAY 31ST, 2011

The Maximum Income and Rent Schedules found at this web site are for the use of applicants for either IHDA financing or State and Federal Tax Credits, and most of the existing developments already participating in one or more of IHDA's housing programs. If you have any doubts as to the applicability of these schedules to your particular development or if you have any questions about the schedules, PLEASE CONTACT either the Loan Officer, Asset Manager or Compliance Officer assigned to your development. Additional information concerning the various schedules is provided below.Please review this information before utilizing the data found in the schedules.

Maximum Income Limit Schedule:The Maximum Income Limit Schedule provides income limits at several different levels, i.e. 50%, 60%, 80%, etc,

for the purpose of determining tenant eligibility in IHDA's housing programs. Currently, no single IHDA housing program utilizes all of these levels, however; most programs do use more than one limit. Developments which participate in more than one program, typically utilize the more restrictive set of limits. However, this may not always be true. In those instances, IHDA will determinethe correct limits and provide the information via an IHDA approved Rental Schedule. Therefore, the user is cautioned about using these schedules unless they are certain which level(s) apply to their situation.

Points of Interest:1) Frequently income limits are referred to as being percents of the 'Area Median Income' or AMI.

While this is a common practice, it is also technically inaccurate. Very few, if any of the limits are actually calculatedusing just the AMI. HUD's methodology for calculating their limits can be found on their web site.

2) The 120% Income and Rent limits are only to be used with single family projects applying for the State's Affordable (Donation) Tax Credit Program

HUD has published "Special Income Limits" for use by certain developments, see "Eligible Properties" below.These special limits are referred to as "HERA Limits." The attached schedule includes these limits.This year, as in the past, HUD has published HERA limits for some counties but not all. This is a result of HUD comparingthe HERA limits to the regular Section 8 Limits. If the Section 8 Limits are equal to or higher than the HERA Limits, then HUD does not publish HERA Limits. In this situation, eligible properties should use the Regular Limits.

HERA ELIGIBLE PROPERTIES:ONLY those developments participating in either the Low Income Housing Tax Credit (LIHTC) Program Sec. 42 IRC or that received Tax Exempt Bond (TEB) financing under Sec. 142 IRC and were Placed In Service prior to January 1, 2009 and were "in service" during 2007 or 2008, are authorized to use the HERA Limits. Participation in other affordable housing programs i.e., HOME,Illinois Affordable Housing Trust Fund (HTF), Illinois Affordable Housing Tax Credit (SHTC), IHDA's Housing Partnership Program (HPP),or IHDA's Financing Adjustment Factor Program (FAF), does not affect the development's eligibility to use HERA Limits.

HERA INELIGIBLE PROPERTIES:Developments participating in the LIHTC or TEB Programs that are Placed In Service after December 31, 2008 are not authorized to use the HERA limits. The date the Tax Credits were awarded is not used to determine eligibility to use the HERA Limits. HERA Limits are not available to new applications for LIHTC or TEB.

OTHER SPECIAL CIRCUMSTANCESDevelopments which are determined to be eligible to use HERA Limits, see above, and are also participating in one or more other affordable housing program, i.e., see list above, are, as they always have been, limited by the most restrictive set of applicable Income Limits. Therefore, if an otherwise HERA eligible development is participating in another housing program, the developmentis still authorized to use the HERA Limits. However, the HERA Limits may or may not be available for use due to the requirement to use the most restrictive limits. This decision may be made on a unit by unit basis.

Maximum Monthly Rent ScheduleThese rents represent the maximum permissible rents for both underwriting purposes under the various IHDA housing

programs and for most Programs, on-going operational purposes. Therefore, this schedule is used by both applicants/sponsors applying for either IHDA financing or State and Federal Tax Credits, as well as owners of existing developments.

For many existing properties, the appropriate rent is provided by IHDA's Asset Management Departmentthrough the use of an IHDA approved Rental Schedule. Therefore, existing properties, which have received financing through one of IHDA's housing programs, should not use this schedule to determine their maximum or approved rents, but instead refer to theirIHDA approved Rental Schedule.

There is one notable exception to this rule. Developments which only participate, through IHDA, in the State orFederal Tax Credit program, will not receive an IHDA approved Rental Schedule. Operators of these developments must refer to this schedule to determine the appropriate maximum rent(s).

Again, it is recommended that if the user is not certain about whether or not to use this schedule, they should contacteither the Loan Officer, Asset Manager or Compliance Officer assigned to their property.

Maximum Rents, except for the HOME Rents, are derived from the corresponding income limits. Because of this relationship with the Income Limits, the Rents have the same unique applicability standards as the Income Limits.

Again this year, there are "Special Maximum Rent Limits" for certain Counties and developments. These special rents are referred to as "HERA Rents." The attached maximum rent schedule includes these special rents.

HERA ELIGIBLE PROPERTIES:ONLY those developments participating in either the Low Income Housing Tax Credit (LIHTC) Program Sec. 42 IRC or that received Tax Exempt Bond (TEB) financing under Sec. 142 IRC and were Placed In Service prior to January 1, 2009 and were "in service" during 2007 or 2008, are authorized to use the HERA Rents. Participation in other affordable housing programs i.e., HOME,Illinois Affordable Housing Trust Fund (HTF), Illinois Affordable Housing Tax Credit (SHTC), IHDA's Housing Partnership Program (HPP),or IHDA's Financing Adjustment Factor Program (FAF), does not affect the development's eligibility to use HERA Rents.

Prepared 6/06/2011

HERA INELIGIBLE PROPERTIES:Developments participating in the LIHTC or TEB Programs that are Placed In Service after December 31, 2008 are not authorized to use the HERA Rents. The date the Tax Credits were awarded is not used to determine eligibility to use the HERA Rents. HERA Rents are not available to new applications for LIHTC or TEB.

OTHER SPECIAL CIRCUMSTANCESDevelopments which are determined to be eligible to use HERA Rents, see above, and are also participating in one or more other affordable housing program, i.e., see list above, are, as they always have been, limited by the most restrictive set of applicable Maximum Rents. Therefore, if an otherwise HERA eligible development is participating in another housing program, the developmentis still authorized to use the HERA Rents. However, the HERA Rents may or may not be available for use due to the requirement to use the most restrictive rents. This decision may be made on a unit by unit basis.

Maximum HOME RentsThe maximum HOME rents effective 7/13/2011 are included.

This schedule applies only to those developments which are participating in the HUD HOME Program.If the user is searching for information relevant to an existing IHDA property, the appropriate rents will be provided by the AssetManagement Department through the use of an approved IHDA Rental Schedule.

If you are a new HOME Program applicant/sponsor, please remember that for developments participating in more thanone housing program, the more restrictive criteria will probably apply. It is recommended that if the user is not certain about whetheror not to use this schedule, they contact either the Loan Officer, Asset Manager or Compliance Officer assigned to their property.

HUD Reporting FiguresThese Income Limits are to be used by developments participating in the following programs: HOME, Sec. 8, & Sec. 236 and aresolely for reporting purposes. These income limits SHOULD NOT be used for DETERMINING ELIGIBILITY.

Effective 2/18/2011

Page 1 of 2

General Underwriting Guidelines for Low Income Housing Tax Credit Applications See the Current Year Qualified Allocation Plan for Further Information

(All terms subject to change based on further reviews and approvals)

Illinois Affordable Housing Trust Fund HOME Tax Exempt Bonds Risk Share Credit Enhancement (MPC)

GENERAL TERMS

Maximum Loan $1,500,000 when in 1st mortgage lien position, $1,250,000 in a subordinate lien position

The lesser of $2,000,000 or the maximum allowed

per HUD’s HOME per unit subsidy limits.

Authority HOME loans must be in a superior lien

position to Authority Trust Fund loans

No set maximum No set maximum

Loan Term 15 – 40 years 15 – 40 years 15 – 40 years 15 – 40 years Amortization Fully amortizing loans preferred Fully amortizing loans preferred Fully amortizing Fully amortizing

Interest Rate Non-Profit: 0% For-Profit: 1%

Non-Profit: 0% For-Profit: 1%

Market Market

Debt Service Coverage Ratio All Applications must demonstrate the Project can maintain a minimum debt service coverage ratio (the ratio of a Project’s net operating income to its debt service) of 1.15 to 1.00 on all debt, excluding cash

flow notes, for a minimum of fifteen (15) years.

Cash Flow After Debt Service All Applications must demonstrate the Project can maintain annual cash flow after debt service in an amount not less than $100 per unit for a minimum of fifteen (15) years.

Trending Factors

• Annual Increase in real estate taxes: 5%,

• Annual Increase in operating expenses: 3%,

• Annual Increase in income: 2%,

Vacancy Rates

• Elderly: 6%

• Non-Elderly: 8%

• SLF: 10%

• Supportive Housing Projects (50% or more units) including SRO’s: 10%

Effective 2/18/2011

Page 2 of 2

General Underwriting Guidelines for Low Income Housing Tax Credit Applications See the Current Year Qualified Allocation Plan for Further Information

(All terms subject to change based on further reviews and approvals)

Illinois Affordable Housing Trust Fund HOME Tax Exempt Bonds Risk Share Credit Enhancement (MPC)

Construction Contingency • New Construction: 5% of Construction Contract • Rehabilitation: 10% of Construction Contract

RESERVES

Replacement

In evaluating whether the Project has adequate replacement reserves, the Authority will consider the following as minimum, per unit, replacement reserves to be reflected in the development budget and, on an

annual basis, in the operating budget:

New Construction Elderly (including SLF’s): $300

New Construction non-Elderly (all units < 2 BR) : $350

New Construction non-Elderly (any units > 3 BR) : $400

All rehabilitation and other Project types: $400

Any Project with fewer than 30 units, regardless of the construction type or the population served, must reflect a replacement reserve in the amount of $1,500 per unit in the development budget with annual,

per unit replacement reserves as detailed above.

Real Estate Taxes

All Applications must budget adequate real estate tax reserves to pay real estate taxes during the construction period plus an amount equal to fifty-five percent (55%) of the estimated annual real estate taxes

in the first year of Project operations. In addition, the operating budget must have adequate annual cash flow to capitalize an annual real estate tax reserve sufficient to pay the Project’s real estate taxes in the

following year.

Insurance All Applications must budget adequate insurance reserves to pay insurance during the construction period plus an amount equal to 105% of the estimated annual insurance expenses in the first year of Project

operations. In addition, the operating budget must have adequate annual cash flow to capitalize an insurance reserve sufficient to pay the Project’s insurance in the following year.

Initial Rent-Up All Applications must include an initial rent-up reserve sufficient to cover all operational costs including administrative, management, payroll, maintenance, utilities, taxes, insurance, and debt service payment

for the period between the initial certificate of occupancy and stabilized occupancy.

Supportive Living Facilities A bank line of credit or cash in a minimum amount of at least 180 days@ 80% of the Medicaid Daily pay rate. Calculated on all Medicaid units Other Reserves The Authority will review all other Project reserves including, but not limited to, debt service, operating, and furniture, fixtures and equipment, in order to evaluate their sufficiency and reasonableness.

1 - Zoning

b. Will the project necessitate a change in zoning?

c. What is the project’s present land use?

2 - Utilities Describe the available utilities and/or easements.

3 - Historic Preservation

If yes, attach a map of local historic district or information on Federal Register listing.

4 - Floodplain

5 - Wetlands / Drainage

6 - Noise

If yes, provide: Name of railroad company, Contact person, Telephone Number

b. Is site located within 1,000 feet of a major road, highway, or freeway?

If yes, name road(s)

If yes, provide: Name & address of airport, Contact person, Telephone Number

If yes, is site in an airport clear zone?


Hazards:

7 - UST/AST

8 - PCBs

9- ACM/LBP

10 - Seismic

11 - Mining

12 - Mold

13 - Radon

14- Other Hazards a. Is the project site located on or near a waste dump or landfill site?

Other Environmental

15 - Endangered Species

16 - Environmental Justice

17 - Coastal Zone

18 - Sole Source Aquifer

19 - Farmland

20 - Unique Natural Features

ILLINOIS HOUSING DEVELOPMENT AUTHORITYMultifamily Programs

In addition to meeting the requirements of ASTM E1527-05, the body of the Phase I ESA is required to address the following items (some

of which are not specified in the ASTM E1527-05 standard but must be included).

Is there evidence of elevated radon readings? Indicate the radon zone level for the site according to the EPA.

c. Is the project site located within 15 miles of a military airport or within 5 miles of a commercial airport with scheduled air service?

a. Is the project site located within 3,000 feet of a railroad?

d. Is the site on or near a drainage way of a water shed that drains an area of more than 1 square mile?

a. What is the current zoning?

The report must include a professional opinion or recommendation as to the effect of the items below on the site, and indicate if

additional research and/or testing is required. Photographic documentation should be included.

a. Is the site location in or near a wetland? Is the site within the jurisdiction of the Army Corps of Engineers? Attach a wetland map.

d. Is the project site located near (1 mile radius) of any other noise generating source (e.g. industrial plant)?

If yes to any of the above, an additional noise survey or assessment may be required in compliance with 24CFR 51, subpart B.

Provide the seismic zone information. Are there any natural hazards located on or adjacent to the site such as steep slopes,

geologic faults, or hazardous terrain features?

Is the project located near a mine or is the property located in a county affected by mining?

Is there any reason to suspect that Environmental Justice could be an issue at or near this site?

Is project site located near or in an area where conventional petroleum fuels (e.g., gasoline), hazardous gases (e.g., liquid

propane), chemicals of a flammable nature (e.g., benzene or hexane) or any other potentially hazardous materials are stored in a

structure, an above-ground storage tank or an under-ground storage tank?

Is the site near unique natural features (i.e. bluffs or cliffs) or near public or private scenic areas?

Does the project affect Federally listed or proposed threatened and endangered species, nor designated or proposed critical

habitats. Provide documentation or letter from US Fish and Wildlife Service.

c. Are barrels, drums and/or other containers of potentially hazardous chemicals present on the site?

Is there any evidence of mold? Indicate location(s) and extent of affected readily accessible areas.

b. Is the project site near an industry which disposes of chemicals or hazardous wastes on its own premises?

The Phase I consultant is not released from identifying additional potential environmental issues on the property by addressing the items above.

Phase I Environmental Additional Scope Report Requirements

Is the project site located near or in an area where gas pipelines, electrical transmission lines, electrical towers or electrical sub-

stations are located?

Is there any evidence of asbestos containing materials or lead based paint? Indicate location(s) and extent of affected readily

accessible areas.

Is the site located within the Coastal Zone?

Is the site located within an area designated as being supported by a sole source aquifer?

Is the site or area presently being farmed, forested, or being used as croplands?

Is the property/building listed in the Federal Register of Historic Places, located in a local historic district or have historic

significance? Attach a map from HAARGIS

Provide the flood zone designation. Attach FEMA Firm Map or a Firmette of the area with the site located. Indicate whether the

project is located on the flood plain.

b. Does water accumulate on or near the site or does water run through or near to the site in the form of a creek or stream at any

time during the year?

c. Does the project impact or is it located near a drainage way (creek or stream bed) of a water shed that drains an area of more

than one square mile? If applicable, a drainage permit from the Illinois Department of Natural Resources will be required before

construction can begin.

2/18/2011

Page 1 of 46

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PHYSICAL NEEDS ASSESSMENT

GUIDANCE TO THE PROPERTY EVALUATOR

SAMPLE REPORT MASTER 8-09-07

Page 2 of 46

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PROPERTY NEEDS ASSESSMENT

FOR

NAME OF PROJECT ADDRESS OF PROJECT

CITY, ILLINOIS ZIP

DATE:

PREPARED FOR

NAME OF CLIENT ADDRESS OF CLIENT

CITY, STATE

PREPARED BY: NAME ADDRESS CITY, STATE, ZIP

Page 3 of 46

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Date: Client Name Address Property Needs Assessment PROPERTY NAME STREET NUMBER & NAME CITY, STATE ZIP Dear Mr. or Ms. ……..: We are pleased to provide the results of the Property Needs Assessment of the PROPERTY NAME in ANY CITY, STATE. This assessment was authorized on Date. We appreciate the opportunity to provide engineering services to name of client. If you have any questions concerning this report, or if we can assist you in any other manner, please call our office. Sincerely, (Your Name)

Page 4 of 46

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TABLE OF CONTENTS

1.0 EXECUTIVE SUMMARY ................................................................................................... 5 2.0 INTRODUCTION ................................................................................................................ 7

2.01 PURPOSE AND SCOPE OF SERVICES ......................................................................... 7 2.02 RELIANCE ................................................................................................................... 8 2.03 EVALUATION DEFINITIONS ...................................................................................... 8 2.04 OPINION OF COST ...................................................................................................... 9 2.05 COMMON ABBREVIATIONS .................................................................................... 10

3.0 GENERAL INFORMATION ............................................................................................. 11 3.01 GENERAL .................................................................................................................. 11 3.02 INTERVIEWS ............................................................................................................. 11 3.03 PROPERTY INFORMATION ...................................................................................... 11 3.04 BUILDING HISTORY ................................................................................................. 13

4.0 PROJECT ASSESSMENT ................................................................................................. 15 4.01 Site Development ......................................................................................................... 15 4.02 BUILDING STRUCTURE ........................................................................................... 18 4.03 BUILDING EXTERIOR ............................................................................................... 19 4.04 BUILDING INTERIOR ................................................................................................ 21 4.05 MECHANICAL SYSTEM ............................................................................................ 28 4.06 ELECTRICAL SYSTEM .............................................................................................. 29 4.07 BUILDING PLUMBING SYSTEM .............................................................................. 30 4.08 CONVEYANCE SYSTEM ........................................................................................... 31 4.09 LIFE SAFETY/FIRE PROTECTION ............................................................................ 32 4.10 AMENITIES ............................................................................................................... 34 4.11 OTHER STRUCTURES ............................................................................................... 35

5.0 TERMITE CONSIDERATIONS ........................................................................................ 37 6.0 ACCESSIBILITY CODE COMPLIANCE ......................................................................... 38

6.01 THE ILLINOIS ACCESSIBILITY CODE .......................................................................... 38 6.02 SECTION 504 OF THE REHABILITATION ACT (1973) ................................................... 43 6.03 THE AMERICANS WITH DISABILITIES ACT (1990) ..................................................... 45

APPENDIX A – EXHIBITS

APPENDIX B – PHOTOGRAPHS

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1.0 EXECUTIVE SUMMARY Property Name: Savoy Apartments

Location: 123 Main Street, Tri-City, Illinois 60198

Date of Assessment March 20, 2003

Site Information 6.5 Acres

Buildings and Amenities: Apartment Buildings Five, 3-stories Club house/ rental office. One, 1-story Swimming pool One, Heated Maintenance Building One, 1-story Garages N/A Carports N/A Other N/A

Number of Apartments: Leased: Vacant:

Total:

95 5

100

Number of Parking Spaces: Standard: Disabled:

Total:

98 2

100

Number of Parking Spaces Required:

Standard: Disabled:

Total:

96 4

100

Construction Date: 1991

First Occupancy Date: 1992 Generally, the building appears to be in fair to good physical condition. Both the exterior and interior appear to be well maintained. Based on the site observations, there are recommended capital expenditures that should be accomplished during the evaluation period.

The following table presents recommended expenditures categorized as Critical Repair (All deficiencies of health and safety, violation of Section 8 housing quality standards, FHA‘s regulatory agreement standards that require immediate remediation, and building and fire code violations). Immediate Repair and Replacement Items (All items of significant deferred and other maintenance items that will need to be addressed within 12 months of closing including accessibility requirements), Long Term Physical Needs (All items that require repair and replacement over the evaluation period)

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Capital Expenditures – 10-year Term Period PROPERTY NAME - ANY CITY, Illinois

Item Property Condition Critical Repair

Immediate Repair &

Replacement

Long Term Repair

POO

R

FA

IR

G

OO

D

4.01 Site Development $ $ $ 4.02 Building Structure $ $ $ 4.03 Building Structure $ $ $ 4.04 Building Interior $ $ $ 4.05 Mechanical Systems $ $ $ 4.06 Electrical Systems $ $ $

4.07 Building Plumbing Systems $ $ $ 4.08 Conveyance Systems $ $ $

4.09 Life Safety/Fire Protection $ $ $ 4.10 Amenities $ $ $ 4.11 Other Structures $ $ $

Sub Totals $ $ $

TOTAL FACILITY CAPITAL EXPENDITURES (Accessibility compliance costs and environmental remediation costs are not included)

$

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2.0 INTRODUCTION

2.01 PURPOSE AND SCOPE OF SERVICES

RAH & Associates conducted a walk-through observation of the Savoy Apartments, located at 123 main Street, in Tri city, Illinois on March 15, 2003. This assessment was authorized on March 5, 2007, and performed in general accordance with the proposal dated March 2, 2007.

The purpose of this Property Condition Report is to observe and document readily visible materials and building system defects, which might significantly affect the value of the property, and determine if conditions exist which may have a significant impact on the continued operation of the facility during the evaluation period. This assessment shall not be used by the developer as his scope of work. It should be viewed as an addendum to the scope of work prepared by the developer’s design architect.

The assessment included a site visit, interviews with property management personnel; inquiries to the local building department, zoning department and fire department; a review of readily available construction documents (drawings and specifications) provided by the property owner; and visual observations of the following systems components: site development, building exterior and interior, building structure, mechanical, electrical and plumbing systems; conveyance systems, life safety/fire protection, and general accessibility compliance.

This report is intended to provide a general overview of the building systems and their overall condition. It has been performed using that degree of skill and care normally exercised by reputable consultants performing similar work. The activities of this assessment included observations of visible and readily accessible areas. The observations were performed without removing or damaging components of the existing building systems. Consequently, certain assumptions have been made regarding conditions and operating performance. Comprehensive studies to identify, document, and evaluate every existing defect or deficiency, were not conducted. In some cases, additional studies may be warranted to fully evaluate concerns noted. In addition, system checks or testing of the equipment in the operating mode is beyond the scope of this assessment.

The observations, findings, and conclusions within this report are based on our professional judgment and information obtained during the course of this assessment. The opinions and recommendations presented herein are based on our observations, evaluation of the information provided, and interviews with personnel familiar with the property and should not be considered design solutions. No calculations have been performed to determine the adequacy of the

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facility’s original design. It is possible that defects and/or deficiencies exist that were not readily accessible or visible. Problems may develop with time, which were not evident at the time of this assessment. The opinions and recommendations in this report should not be construed in anyway to constitute a warranty or guarantee regarding the current or future performance of any system identified.

The representations regarding the status of accessibility requirements is based on visual observation and some physical measuring and, thus, are intended to be a good faith effort to assist the Client by noting nonconforming conditions along with estimates of costs to correct and are not to be considered to be based on a detailed study.

This Report does not confirm the presence or absence of asbestos, PCB’s, lead base paints or toxic soils on this property.

The preparer of this report shall at all times be an independent observer and cannot be connected in any other fashion to the project such as the design architect or construction observer.

RELIANCE

This report was prepared for the use of Ace Development Company and the Illinois Housing Development Authority, 401 North Michigan Avenue, Suite 900, Chicago, IL, its successors and/or assigns. This report is expressly and exclusively for the sole use and benefit of the client and the Illinois Housing Development Authority and is not for the use or benefit of, nor may any other person or entity rely upon this report without the advanced written consent of RAH & Associates.

EVALUATION DEFINITIONS

Good: Average to above-average condition for the building system or material assessed, with consideration of its age, design and geographical location. Generally, other than normal maintenance, no work is recommended or required.

Fair: Average condition for the building system evaluated. Some work

is required or recommended, primarily due to the normal aging and wear of the building system, to return to a good condition.

Poor: Below average condition for the building system evaluated.

Significant work anticipated returning the building system or material to an acceptable condition.

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OPINION OF COST The opinion of costs presented is for the repair/replacement of readily visible materials and building system defects that might significantly affect the value of the property during the evaluation period. These opinions are based on approximate quantities and values. They do not constitute a warranty that all items, which may require repair or replacement, are included.

Estimated cost opinions presented in this report are from a combination of sources. The primary sources are from Means Repair and Remodeling Cost Data and Means Facilities Maintenance and Repair Cost Data; past invoices or bid documents provided by site management; as well as the report preparer’s experience with costs for similar projects and city cost indexes.

Replacement and Repair Cost estimates are based on approximate quantities. Information furnished by site personnel or the property management, if presented, is assumed by this report preparer to be reliable. A detailed inventory of quantities for cost estimating is not a part of the scope of this Report.

Actual costs may vary depending on such matters as type and design of remedy; quality of materials and installation; manufacturer of the equipment or system selected; field conditions; whether a physical deficiency is repaired or replaced in whole; phasing of the work; quality of the contractor(s); project management exercised; and the availability of time to thoroughly solicit competitive pricing. In view of these limitations, the costs presented herein should be considered “order of magnitude” and used for budgeting purposes only. Detailed design and contractor bidding is recommended to determine actual cost.

These opinions should not be interpreted a design solution, construction bid, an offer to perform the work, or the entire scope of work to be performed. All costs are stated in present value. The recommendations and opinions of cost provided herein are based on the understanding that the facility will continue operating in its present occupancy classification and general quality level unless otherwise stated.

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COMMON ABBREVIATIONS ALEC: Aluminized Emulsion Coating

(Roofing) HP: Horsepower

A/V: Audio Visual Device HVAC: Heating, Ventilation & Air Conditioning

BLDG: Building IN: Inches BOCA: Building Officials & Code

Administrators KVA: Kilo-volt amp

International, Inc. LF: Linear Feet BUR: Built-Up Roof MEP: Mechanical, Electrical and

Plumbing CF: Cubic Feet MP: Manual Pull Station CIP: Cast Iron Pipe NRA: Net Rentable Area CMP: Corrugated Metal Pipe NO: Number CMU: Concrete Masonry Units PB: Polybutylene CY: Cubic Yard PVC: Poly Vinyl Chloride DX: Direct Expansion RCP: Reinforced Concrete Pipe EIFS: Exterior Insulating Finish System SBC: Standard Building Code EMT: Electrical Metallic Tubing (Conduit) SD: Smoke Detector EPDM:

Ethylene Propylene Diene Monomer SF: Square Feet

F: Fahrenheit SY: Square Yard FT: Feet UBC: Uniform Building Code GBA: Gross Building Area VAT: Vinyl Asbestos Tile HC: Handicap VAV: Variable Air Volume HID: High-Intensity Discharge (Lighting) VWC: Vinyl Wall Covering

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3.0 GENERAL INFORMATION

GENERAL The Savoy Apartments is a 3-story, multi-tenant, apartment complex consisting of five, 3-story buildings, each containing 15, one-bedroom units and 15, two-bedroom units for grand total of 150-units. There is a one, 1-story clubhouse/rental office building and a one, 1-story maintenance building. Parking consists of asphalt-pavement. The architectural treatments of the buildings include face brick exterior walls, with a combination of a concrete-tile pitched roof shingles surrounding a low-sloped elastomeric rubber membrane roof area. The facility appears to be in generally good to fair overall condition for its age, use, and design.

INTERVIEWS The following individuals were interviewed:

Name Title Phone Number

Laura Smith On-site Property Manager 309-674-8927

Proctor Jones Maintenance Supervisor 309-674-8927

Ralph Pulley Building & Zoning Department Officer 309-674-9200

Captain Robert Lee Fire Prevention Bureau 309-674-7290

PROPERTY INFORMATION The site visit portion of this property condition assessment was performed on March 20, 2003, by RAH & Associates. The weather at the time of our observation was clear with temperatures near 60 degrees° Fahrenheit.

Property Name and Address:

Savoy Apartments

123 Main Street

Tri-City, Illinois

Site Information:

Surrounding Area: North: Commercial/Multi-family Residential

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South: Single/Multi-family Residential

East: Commercial/Multi-family Residential

West: Commercial/Multi-family Residential

Land Area: 6.5 Acres

Number of Entry Drives: 2

Parking Spaces:

Standard 98

Handicap 2

Garage Parking N/A

Total 100

Required Per current Zoning 150

Building Classification Information:

Building Code: Original Construction:

BOCA - 1984

Present: International Building Code - 2000

Code Violations: None

Zoning: R-5

Compliance with current Zoning Ordinance:

Legal nonconforming use. The R-5 Zoning parking and density regulations have changed. The Zoning Officer reported that if 50% or less of the buildings were destroyed by a disaster, the property could be rebuilt to original configuration. If more than 50% of the buildings are destroyed then the rebuilding of the property would have to comply with the newest ordinance.

Total Building Area: (SF) 81,000 SF

Building Coverage: Approximately 29 percent

Number of Apartments Leased Vacant Total

95 5 100

Financial Assisted Programs (Section 8, 236 Housing, etc)

50 - 236 Housing Units and 25 - Section 8 Units

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Geographic Information:

Seismic Zone: Zone 2B: Moderate probability of damaging ground motion (UBC 1997)

Proximity to Flood Plain: Zone B: Area between the 100-year and 500-year flood plain (per FEMA, Panel 1600020011E, August 2, 1996)

Utility Suppliers:

Electric: Illinois Power Company

Water: City of Tri-City

Storm Sewer City of Tri-City

Sanitary Sewer: City of Tri-City

Gas: NICOR

Telephone: SBC

BUILDING HISTORY

Date of Completion: 1992

Date(s) of Major Improvements: 1996, 1999, & 2002 Seal coated and re-striped the parking lot. 2000 Up-graded fire alarm system to meet accessibility standards. 2001 Replaced all appliances & replaced 50% of the roofs

Status of Occupancy Certificate: On file with the City

Current Owner(s): Tri-City Development, LLC

Architects: Unknown

Structural Engineers: Unknown

Mechanical/Electrical Engineers: Unknown

Civil Engineers Unknown

Building Documents Reviewed: Drawing(s) Date

Architectural Drawings Not available

MEP Drawings Not available

Civil Engineering Drawings Not available

Fire protection Drawings Not available

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A/E Specifications: Not available

Geotechnical Soils Report: Not available

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4.0 PROJECT ASSESSMENT

4.01 Site Development 401.1 Signage Description Observation/Comments

A monument sign at the main entrance provides property identification signage. The sign is suspended between two brick piers and is constructed of wood with painted raised letters. Numbers mounted on the face of building identifies each building.

The site signage appeared to be generally in good condition anticipated to require only routine maintenance over the evaluation period.

401.2 Pavement Description Observation/Comments

The roadways and parking lot pavement consist of asphaltic concrete. The drawings indicate pavement specifications to be 2-½ inch asphalt over 8 inch compacted (¾ inch minus) gravel, compacted to 95% maximum density.

• The pavement is approximately 17-years old and appeared in good to fair condition, with some cracking observed, primarily along the roadway. The property manager reported that no seal coating has been applied in recent years. It is recommended that crack-sealing, as well as bituminous seal coating and re-applications of pavement markings be completed. Short Term

• Additional bituminous seal coating and re-applications of pavement marking will also be required over the evaluation period. Long Term

4.01.3Curbs

Description Observation/Comments

The curbs consist of cast-in-place concrete. The curbs appear to be in generally good condition, requiring only routine maintenance over the evaluation period.

4.01.4 Sidewalks


The sidewalks from the parking areas to the building entries and along the pedestrian

The sidewalks appear to be in generally good condition, with no significant cracking

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paths are constructed of cast-in-place concrete.

observed, requiring only routine maintenance.

4.01.5 Retaining Walls


Not applicable for this site.

4.01.6 Fencing


There is a 6-foot high ornamental iron fence spanning between masonry piers along the north and west side of the property. There is a 4-foot high ornamental iron fence and gate surrounding the swimming pool.

• The fence and masonry piers appear to be in good condition. Painting will be required over the evaluation period. The cost for this item is minimal and considered to be part of routine maintenance.

• The swimming pool fence and gate appear to be in good condition. Painting will be required over the evaluation period. The cost for this item is minimal and considered to be part of routine maintenance.

4.01.7 Dumpster Areas


The dumpsters are located in 4 areas and sit on a concrete pad within a wood board fence enclosure with a metal gate.

• The refuse contractor owns the dumpsters. • The wood enclosures appear to be in fair

condition. Replacement should be anticipated over the evaluation period. Long Term

4.01.8 Site Lighting


Pole-mounted HID fixtures located along the driving lanes and in the parking area provide site lighting. Building mounted HID fixtures are spaced along the perimeter walls of the building. Wall mounted incandescent fixtures are mounted at the entrance doors to each building and along side the sliding doors to the patios and balconies.

• Lighting was not observed at night, however, based on the amount of fixtures provided and their location, the lighting appeared to be adequate.

• The exterior site lighting appears to be in generally good condition requiring only routine maintenance over the evaluation period

• The building lighting HID and incandescent lighting appears to be in generally good condition requiring only routine maintenance over the evaluation period

4.01.9 Landscaping

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The landscaping consists of mature trees, shrubs, and lawns. The lawn and planting areas have an underground irrigation system.

• The landscaping appears to be in good condition. Plantings that have died due to winter dye-off will requirement replacement. The cost for this item is minimal and is considered to be part of routine maintenance.

• The irrigation system was reported to be in good condition requiring only routine maintenance over the evaluation period.

4.01.10 Site Drainage


Site storm water from lawns and paved areas appears to drain overland into catch basins located in the parking lots and lawn areas. These catch basins flow via underground piping into an on-site storm water retention area located on the north side of the property.

The drainage system appears to be adequate and is reported to be in good condition requiring only routine maintenance over the evaluation period.

4.01.11 Sanitary Sewer


The site sanitary sewer discharges into a municipal sewer main located in Main Street. The civil engineering drawings indicate that the piping material is reinforced concrete. The sanitary sewer service to each building is 4-inch vitrified clay entering the front of the building.

Due to hidden conditions the site sanitary sewer system could not be viewed. The Maintenance Supervisor reported that the system appears to be in good condition and no major problems have been experienced.

4.01.12 Lift Stations Description Observation/Comments

Not applicable to this project.

4.01.13 Domestic Water


The 8-inch municipal water main located in Main Street supplies the on-site water lines. The property’s water distribution system consists of 6-inch ductile iron pipe located in the main roadways on the property. The system is looped. The water service to each building consists

• Due to hidden conditions the site domestic water system could not be viewed. The Maintenance Supervisor reported that the system appears to be in good condition and no major problems have been experienced.

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of 1.5-inch copper entering the building in the front The water meters are located in a concrete vault adjacent to each building.

4.02 BUILDING STRUCTURE 4.02.1 Geotechnical


Geotechnical information was not provided for review.

4.02.2 Foundation


The foundation system is indicated on the drawings to consist of cast-in-place concrete perimeter stem wall bearing on reinforced concrete spread footings around the exterior walls, and individual cast-in-place reinforced concrete pads at exterior and interior column locations.

Due to hidden conditions, the footings could not be evaluated. The foundation walls were open for limited evaluation. No cracking or other instability of the system was observed.

4.02.3 Slab


The first floor typically consists of a four-inch poured-in-place, reinforced concrete slab bearing on two-inch leveling sand over 6-mill vapor barrier and six-inch compacted gravel.

Observed floors appeared to be level and stable. No significant sign of deflection or movement was observed.

4.02.4 Superstructure


The exterior walls consist of load-bearing wood stud framing with interior steel columns and wood floor trusses supporting the upper floor. The roof framing consists of manufactured wood trusses and OSB sheathing.

The superstructure appeared to be in generally good condition. No evidence of structural instability was observed.

4.02.5 Floor Framing


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The upper floor is constructed with manufactured wood truss joists supporting the plywood floor deck and lightweight concrete floor fill.

Sign of deflection and movement in the floors were not observed indicating that the floor framing was stable.

4.02.6 Roof Framing


The roof is constructed with manufactured wood truss spaced at approximately 24-inches center-to-center supporting the plywood floor deck and lightweight concrete floor fill.

• Sign of deflection and movement in the roof framing were not observed indicating that the roof framing was stable.

• Fire retardant plywood sheathing was not observed.

4.03 BUILDING EXTERIOR 4.03.1 Wall Assembly/Finish


The exterior walls are constructed of brick veneer over CDX plywood sheathing and 2 x 4 wood stud framing with R-11 fiberglass batt insulation. T-1-11 spandrel panels are located above and below the bedroom windows on all four sides of the building.

• The exterior brick walls appeared to be in good condition. No evidence of spalling, cracking, or efflorescence was observed.

• The T-1-11 wood siding is in fair condition. Replacement of damaged areas and painting will be required within the first year. Short Term

4.03.2 Windows; Glass/Glazing


The building’s windows consist of double-glazed sliding units, set in anodized aluminum frames.

• The windows appear to be in fair to poor condition. Thirty widows require immediate replacement required. Critical Repair.

• The double pane glass appeared to be in generally good condition. The seals in fourteen units appear to be broken requiring immediate replacement. Critical Repair

4.03.3 Exterior Doors

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The main entrance doors to each building consist of full-glass panels set in aluminum frame. The rear exterior doors are insulated metal doors with a 10-inch x 10-inch vision panel. The exterior service doors are insulated metal doors

• The exterior main entrance doors appeared to be in generally good condition.

• The exterior insulated metal service doors appear to be in good condition. Scraping and painting will be required over the evaluation period. The cost for this item is minimal and is considered to be part of routine maintenance.

4.03.4 Sealant


Elastomeric type sealant material is applied around areas around windows, doors, and expansion joints.

Observed sealant appears to be dried-out and in poor condition requiring immediate replacement. Critical Repair

4.03.5 Exterior Stairs


The exterior stairs are constructed of concrete fill metal pans with steel stringers and metal handrails.

The exterior stairs appear to be in good condition. Scraping and painting will be required over the evaluation period. Long Term

4.03.6 Roofing


The building has a pitched roofing system consisting of asphalt shingles over roofing felts. The roof drainage consists of metal gutters and downspouts empting on concrete splash blocks.

• The asphalt shingle roofing is 7-years old and appears to be in good condition Based on its EUL of 15 to 20 years, roof replacement is not anticipated over the evaluation period.

• A roof warranty was not available. • The roof drainage appears to be adequate and

in good condition requiring only routine maintenance over the evaluation period.

4.03.7 Skylights


Not applicable for this project.

4.03.8 Patios & Balconies


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The ground-level patios are cast-in-place reinforced concrete slabs-on-grade. The upper level balcony framing consists of pressure-treated wood joists cantilevered off of the building framing. The balcony decks are 2-inch x 6-inch pressure-treated wood open slat boards. The balcony guardrails are metal.

• The ground-level patio slabs appear to be in good condition with limited signs of movement and minor cracking. Repairs are minor and considered to be routine maintenance.

• The upper level balconies appeared to be in good condition. Painting will be required over the evaluation period. Long Term

4.04 BUILDING INTERIOR 4.04.1 Dwelling Units

To establish a representative sample and gain a clear understanding of the overall property condition, Approximately ten percent of the apartment units were observed in order n. The property has a total of 100 units.

Unit Type Total Mobility Accessible

Units

Sensory Accessible

Units

Adaptable Units

1-bedroom, 1-bath 25 1 1 5

2-bedroom, 1-bath 50 2 5

2-bedroom, 2-baths 0

3-bedroom, 2-baths 25 2 1 5

3-bedroom, 2 ½ baths 0

Total number of units 100 5 2 15

The following apartments were observed while on-site:

Unit Number Unit Type Status

123 One-bedroom, one-bath Vacant

156 Two-bedroom, one-bath Occupied

289 Two-bedroom, two-bath Occupied

345 Three-bedroom, two-bath Occupied

456 Three-bedroom, two-bath Vacant – Handicapped Accessible

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4.04.2 Common Area Interior Finishes

Common Area Stairs Description Observation/Comments

The Interior stairs consist of closed risers, wood tread units with carpet finish. The handrails are constructed of ornamental iron with wood top rails.

• The interior stairs appear to be in generally good condition and are anticipated to require only routine maintenance over the evaluation period.

• The interior stair carpet is three years old and appears to be in fair condition. The EUL of the carpet indicates that replacement will be anticipated during the evaluation period. Long Term

Common Area Doors Description Observation/Comments

The Interior common area doors and apartment entrance doors are typically solid-core doors set in metal frames.

The common area doors appear to be in good condition. Replacement, if required, is considered to be part of routine maintenance.

Corridors Floor Carpet The carpeting is 9-years old and appears to be in

poor condition requiring immediate replacement. Critical Need

Walls Painted Drywall The walls appear to be in poor condition. Immediate repair and painting is required. Critical Need

Ceiling Painted drywall The walls appear to be in poor condition. Immediate repair and painting is required. Critical Need

Clubhouse/Rental Office

Foyer Floor Ceramic tile The ceramic tile original and appears to be in good

condition requiring only routine maintenance over the evaluation period.

Walls Painted drywall The walls appear to be in good condition. Painting is recommended over the evaluation period. Long Term

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Ceiling 2X4 suspended ceiling panels

The ceiling is original and appears to be in good condition requiring only routine maintenance over the evaluation period.

Clubroom Floor Carpet The carpeting is 5-years old and appears to be in

fair condition requiring replacement over the evaluation period. Long Term


Ceiling Painted drywall The ceiling appears to be in good condition. Painting is recommended over the evaluation period. Long Term

Rental Office Floor Carpet The carpeting is 5-years old and appears to be in


Walls Painted drywall/Wall covering

The walls appear to be in good condition. Painting is recommended over the evaluation period. Long Term

The walls that are covered with wall covering appear to be in poor condition requiring immediate replacement. Critical need



Health Club Floor Carpet The carpeting is 5-years old and appears to be in





Washrooms

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Floor Vinyl tile The flooring is original and appears to be in good condition requiring only routine maintenance over the evaluation period.

Walls Ceramic tile/Painted drywall

The ceramic tile is original and appears to be in good requiring only routine maintenance over the evaluation period.

The drywall walls appear to be in good condition. Painting is recommended over the evaluation period. Long Term

Ceiling Painted drywall The ceiling appears to be in good condition. Painting is recommended over the evaluation period. Long Term

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Kitchen Floor Quarry tile The flooring is original and appears to be in good


Walls Washable wall covering

The walls appear to be in good condition requiring only routine maintenance over the evaluation period

Ceiling 2X4 suspended washable ceiling panels


Laundry Floor Vinyl tile The flooring is original and appears to be in good


Walls Painted drywall The walls appear to be in good condition requiring only routine maintenance over the evaluation period



Pool Equipment Room Floor Exposed concrete The flooring is original and appears to be in good


Walls Drywall The walls appear to be in good condition requiring only routine maintenance over the evaluation period

Ceiling Drywall The ceiling is original and appears to be in good condition requiring only routine maintenance over the evaluation period.

4.04.3 Apartment Building Finishes

Description Observation/Comment

Living Room/Dining Room

Floor Carpet The EUL of the carpet indicates that replacement will be anticipated during the evaluation period. Critical Need, Immediate Need & Long term

Walls Painted drywall The walls and ceiling appear to be in good condition. Painting is done at tenant turnover and is considered part of routine maintenance.

Ceiling Painted drywall

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Kitchen

Floor Vinyl tile The EUL of the vinyl tile indicates that replacement will be anticipated during the evaluation period. Long Term.



Cabinets: Wood The cabinets are original and appear to be in good to fair condition requiring some replacement during the evaluation period. Critical Need & Immediate Need.

Countertop Laminated Plastic The countertops are original and appear to be in good to fair condition requiring some replacement during the evaluation period. Critical Need & Immediate Need.

Bathroom

Floor Vinyl Tile The EUL of the vinyl tile indicates that replacement will be anticipated during the evaluation period. Long Term.



Tub/Shower: Ceramic tile The tub surrounds appear to be in fair condition requiring some replacement, Critical need & Immediate Need.

Vanity Wood The cabinets are original and appear to be in good to fair condition requiring some replacement during the evaluation period. Critical Need & Immediate Need.

Bedroom

Floor Carpet The EUL of the carpet indicates that replacement will be anticipated during the evaluation period. Critical Need, Immediate Need & Long term



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Utility Room Floor Vinyl tile The flooring appears to be in good condition

requiring only routine maintenance over the evaluation period.



4.04.4 Appliances

Description Observation/Comment

Appliance Age Range

Number of Replacements Required

The appliances are generally original but some replacement has occurred. They appear to be in generally good condition. The remaining useful life indicates that replacement of some of these units will be anticipated during the evaluation period. Critical Need, Immediate Need & Long Term

Refrigerator 1 to 18 23

Appliance Age Range

Number of Replacements Required

The appliances are generally original but some replacement has occurred. They appear to be in generally good condition. The remaining useful life indicates that replacement of some of these units will be anticipated during the evaluation period. Critical Need, Immediate Need & Long Term

Refrigerator 1 to 18 23

Range 2 to 20 35

Hood 2 to 20 35

Dishwasher 1 to 15 26

Microwave N/A

4.04.5 Doors


The apartment entrance doors are typically solid-core doors set in metal frames. The interior doors within the apartments are typically hollow-core doors set in wood frames.

• The common area doors and the apartment entrance doors appear to be in good condition. Replacement, if required, is considered to be part of routine maintenance.

• The hollow-core doors within the apartment appear to be in good condition. Replacement, if required, is considered to be part of routine maintenance.

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4.04.6 Interior Stairs


The common area interior stairs consist of closed risers, wood tread units with carpet finish. The handrails are constructed of ornamental iron with wood top rails.

• The common area interior stairs appear to be in generally good condition and are anticipated to require only routine maintenance over the evaluation period.

• The common area interior stair carpet is three years old and appears to be in fair condition. The EUL of the carpet indicates that replacement will be anticipated during the evaluation period. Long Term

4.04.7 Corridors


The Interior common corridor finish consists of carpet floors, painted drywall walls and ceilings.

• The interior common corridor carpet is three years old and appears to be in fair condition. The EUL of common area corridor carpet indicates that replacement of the common corridor and stair carpet will be required. Long Term

• The interior corridor and stairway walls and ceilings appear to be in fair condition and will require painting during the evaluation period. Long Term

4.05 MECHANICAL SYSTEM 4.05.1 Heating/Cooling


Heating and cooling for the typical apartment is provided individual, gas-fired, furnaces with split air-conditioning. The furnace is located in the utility closet along with the water heater. The condensing unit is located on a concrete pad on the exterior of the building. The cooling capacity of the units ranges from 1 Ton to 2½ Tons.

• The furnaces are reported to be original and in operating condition. The EUL for these units is approximately 15-years. Replacement of these units will be anticipated over the evaluation period. Long Term

• The condensing units are reported to range in age from 1-year to 12-years. Approximately 20% of the units are less than 5-years old. The EUL for these units is approximately 15-years. Replacement of 80% units will be

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anticipated over the evaluation period. Long Term

4.05.2 Ductwork


Supply air distribution is provided through sheet metal ductwork. Return air is through a wall grille at the base of the utility closet. Electric wall-mounted thermostats control the temperature in each unit.

• Observation of the ductwork was limited to the furnace closet. It was reported by the Maintenance Supervisor that the ductwork is in good condition and no problems have been experienced with the system

• Electric wall-mounted thermostats were reported to be in good condition. Replacement is anticipated on an as needed basis. The cost for this item is minimal and considered to be part of routine maintenance.

4.05.3 Ventilation


Powered exhaust fans that discharges typically through the roof exhaust the bathrooms. Air from the typical kitchen is exhausted to the exterior by ductwork from the range hood.

• The bathroom exhaust system appears to be operational and in good condition. Fan replacement is done on an as needed basis and is considered to be part of routine maintenance

• The kitchen exhaust system appears to be operational and in good condition. Fan replacement is done on an as needed basis and is considered to be part of routine maintenance.

4.05.4 Energy Management


Not applicable to this project.

4.06 ELECTRICAL SYSTEM 4.06.1 Distribution


The electric service to the building is run underground from a pad-mounted utility company transformer located on the exterior of the building. The electrical service is rated at 600 Amps, 120/208 volt, three-phase, four-wire. The electric service to

• The electric service to the building and to each apartment appears to be adequate.

• The main distribution panels, meter banks, and circuit breaker panels appear to be in good condition requiring only routine

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each apartment circuit breaker panel is rated at 100 amps. Branch distribution wiring was observed to be copper in metal raceway. The main distribution panel with the electric meters and disconnect switches, are located on the exterior wall of the building. Each apartment is metered separately.

maintenance. • The copper wiring was reported to be in good

condition and no major problems have occurred.

4.06.2 Transformer


There are four pad mounted at this site. The pad-mounted transformer is owned and maintained by the local power company.

4.06.3 Emergency Generator


Not applicable for this property.

4.06.4 Lighting


Interior lighting in the apartments and the common areas are standard incandescent residential grade fixtures commonly used for this type of building.

The lighting appears to be in good condition. Replacement is done on an as needed basis and is considered part of routine maintenance.

4.07 BUILDING PLUMBING SYSTEM 4.07.1 Sanitary System


The soil, waste, and vent system within the building is reported to be cast iron.

The Maintenance Supervisor reported that the plumbing system is in good operating condition. Minor problems such as clogged drains are anticipated over the evaluation period and are considered part of routine maintenance.

4.07.2 Water Supply


The domestic water service to the building is observed to be 1-1/2-inch copper entering the building on the ground floor. The water piping within the building is observed to be copper. The water meter for each building is located

• The building’s water distribution systems appears to be well maintained and in generally good condition. The Maintenance Supervisor reported no major problems. Minor problems with the system. Minor problems, such as the repair of leaking

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in an exterior concrete vault located adjacent the building.

faucets, are considered to be part of routine maintenance.

• The Maintenance Supervisor reported that the water pressure and quantity appears to be adequate.

3.07.3 Water Heaters


A 40-gallon gas-fired water heater located in the utility closet in each apartment supplies the hot water needs for that apartment There is an 80-gallon, gas-fired, water heater located in the closet of the laundry that supplies the hot water needs for the laundry.

• Sixty percent of the 40-gallon water heaters were reported to be original and in good working condition. However, based on their EUL of 15 years, replacement of these units will be anticipated during the evaluation period. Long Term

• The 80-gallon water heater located in the laundry is 2-years old and appears to be in good operating condition.

4.07.4 Fixtures


The plumbing fixtures are standard type for this type of application.

The plumbing fixtures are reported to be in good condition. Replacement is done on an as needed basis and considered to be part of routine maintenance.

4.07.5 Natural Gas


The building’s gas service is a steel pipe service entering the front of the building. The gas piping within the building is reported to be steel. The gas meter is located on the exterior wall of the building.

The gas pressure and quantity was reported to be adequate.

4.08 CONVEYANCE SYSTEM 4.08.1 Elevators


The property has two hydraulic passenger elevator, providing access to all floors of the building. The elevator was manufactured by Dover Elevator Company and is serviced by ABC Elevator Company. The elevator has a

• The elevator is the original installation. ADA up-grades were completed in May of 1996. The elevator was last serviced in August 2001.

• The number of elevators and the

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rated capacity of 2,500 pounds. The elevator machinery is located in a room under the stairs. The cab finish consists of a vinyl tile floor, plastic laminate wall panel walls, and incandescent recessed lighting in a drywall ceiling.

responsiveness was reported to provide adequate service for the building.

• The elevator service contractor reported that the machine unit for both elevators are original and appear to be in good condition.

• The cab finish is 5 years old and appears to be in good condition. Cab refinishing should be anticipated within the next 7-years. Long Term

4.09 LIFE SAFETY/FIRE PROTECTION 4.09.1 Sprinklers/Siamese/Standpipes


The sprinkler system consists of a wet-pipe sprinkler system and a wet standpipe with fire department hose valves and connections on the floor landings in each stair tower. There is a Siamese connection on the exterior of the building, and The firewater service enters the building in the fire protection equipment room on the first floor along with the domestic water main. There is a fire pump rated at XXX gpm and a back flow preventer for the system.

• The sprinkler system is serviced and inspected periodically by the sprinkler service contractor. The last inspection September 2001. The inspection reports indicate that the system appears to be functional and in good condition.

• The fire pump and backflow preventer are tested and inspected at the time the sprinkler system is inspected and the records indicate that the fire pump and the backflow preventer are functional and in good condition.

4.09.2 Fire Hydrants


On-site fire hydrants located along the roadways and on islands in the various parking lots.

The fire hydrants are serviced annually by the local fire department.

4.09.3 Emergency & Exit Lighting


The building is equipped with battery-pack emergency lights along the corridors and in the stairways. Battery back-up exit lights are located above all required exit doors.

The exit lights and emergency lights appear to be in good condition. The EUL indicates that replacement should be anticipated over the evaluation period. The cost for fixture and battery replacement is minimal and considered

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to be part of routine maintenance. 4.09.4 Fire Alarm System


The typical building is equipped with a fire alarm consisting of a control panel located in the sprinkler equipment, room pull stations and horns with strobes located along the path of exit travel, one enunciator panel located in the main lobby, and smoke detectors located in the common areas

• A fire alarm service contractor inspects services the fire alarm system periodically. The system was last inspected and tested in August 2001 and the no deficiencies were cited. The results were forwarded to the local fire department .The system appears to be functional and in good condition requiring only routine maintenance over the evaluation period.

• ADT monitors the fire alarm system and notifies the local fire department in the event of an incident.

4.09.5 Smoke detectors


Smoke detectors were observed in each apartment and in the common areas.

• The apartment smoke detectors located in the apartments are wired into the apartment’s electrical panel and sounds the alarm in the apartment only.

• The common area smoke detectors are wired into the building’s fire alarm system. They sound the alarm in the building and notify ADT when activated.

409.6 Fire Extinguishers


Type ABC fire extinguishers are located in various areas within the tenant spaces.

A fire extinguisher contractor services the fire extinguishers. The tag indicates that they were last serviced in August 2001.

4.09.7 Smoke Evacuation


Not applicable to this site.

4.09.8 Carbon Monoxide detectors


Carbon monoxide detectors were observed • The apartment carbon monoxide detectors

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in each apartment. Carbon monoxide detectors are required in buildings serviced by natural gas.

located in the apartments are wired into the apartment’s electrical panel and sounds the alarm in the apartment only.

4.10 AMENITIES 4.10.1 Swimming Pool Description Observation/Comments

The property has one in-ground outdoor poor swimming pool adjacent to the clubhouse/rental office. The swimming pool is constructed of concrete with ceramic tile at the water line. It has a concrete coping and a concrete walking surface surrounding the pool.

• The swimming pool appeared to be in good condition, anticipated to require only routine maintenance such as preparing and painting the pool interior surface. Relining should not be expected over the evaluation period.

• The concrete walking surface surrounding appears to be in good condition. Minor cracking was observed. Repairs are minor and considered to be part of routine maintenance.

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4.10.2 Swimming Pool Equipment Description Observation/Comments

The swimming pool equipment is located in the clubhouse building adjacent to the pool. The equipment consists of water filters and circulating pumps. The pool water is heated. The pool water heater is gas-fired and located in the same room as the balance of the pool equipment.

• The pool equipment appeared to be in good to fair condition. According to its EUL, the pool equipment will need to be replaced during the evaluation period.

• The water is new and appears to be in good condition anticipated to require only routine maintenance over the evaluation period.

4.10.3 Children’s Play Area Description Observation/Comments

There is a children’s play area located in the northeast corner of the property. The equipment consists of wood climbing apparatus, one slide, three swings, and a sand box.

The play equipment is reported to be 3-years old and appears to be well maintained and in good condition requiring only routine maintenance over the evaluation period.

4.11 OTHER STRUCTURES 4.11.1 Clubhouse/Rental Office Description Observation/Comments

The clubhouse building, which houses the rental office, public restrooms with showers and lockers, health club, pool equipment, club room and kitchen, is constructed of materials similar to the apartment buildings. See Section 7.0, Building Architectural and Structural Systems for details.

The clubhouse appears to be in good condition. Interior floor and wall finish replacement will be required over the evaluation period as well as exterior wall finish. The cost of this work is included in the common area carpet and wall finish replacement costs.

4.11.2 Carports Description Observation/Comments

There are no carports at this site,

4.11.3 Garages Description Observation/Comments

The 20 single-car garages are constructed with vinyl siding attached to 2-inch x 4-inch wood stud walls. The roofs are constructed with manufactured wood trusses and covered asphalt shingles attached and OSB sheathing. There is one, 8-foot x 7-foot

• The garages are original and appear to be in fair condition. Sections of damaged siding were observed requiring replacement. Short term

• The roofs are reported to be 3-years old and

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vinyl overhead door with an electronic opener. There is one incandescent overhead light fixture in the unit.

appear to be in good condition requiring only routine maintenance over the evaluation period.

• The overhead doors appear to be original and in fair condition. Three have been replaced within the last three years. It should be anticipated that the balance would require replacement over the evaluation period. Long Term

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5.0 TERMITE CONSIDERATIONS

To the best knowledge of the property manager, termite activity has not been reported at the property; however, no inspections have been performed. The foundation walls of the building are constructed with materials not conducive to termite infiltration. However, exterior walls are constructed of materials that may be conductive to termite infiltration. The facility is located in a region where termites are known to exist. Consequently, the risk of termite activity is considered moderate to high; therefore, a termite inspection is recommended.

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6.0 ACCESSIBILITY CODE COMPLIANCE

One or more of the following accessibility codes may be applicable to the development:

6.01 THE ILLINOIS ACCESSIBILITY CODE The purpose of this Illinois Accessibility Code (IAC or Code) is to implement the Environmental Barriers Act (EBA) [410 ILCS 25] as amended to date, and to replace the former version of the Code (71 Ill. Adm. Code 400) effective May 1, 1988. This Code is intended to ensure that the built environment, including all spaces and elements of all applicable buildings and facilities in the State of Illinois are so designed, constructed, and/or altered to assure the safety and welfare of all members of society and to be readily accessible to, and usable by, environmentally limited persons.

This Code is also intended to resolve areas of difference between the federal accessibility standards, Americans with Disabilities Act Accessibility Guidelines (ADAAG), which are applicable to buildings and facilities covered by the Americans with Disabilities Act (ADA), and the Illinois accessibility standards, IAC, which are applicable to buildings and facilities in the State of Illinois covered by the EBA. The drafters of this Code compared and adopted the stricter of State or federal accessible design standards.

This Code, together with the Environmental Barriers Act (EBA) and the standards incorporated by reference identified in Section 400.120, has the force of a building code and as such is law in the State of Illinois.

Applicability

• Buildings and facilities covered: This Code applies to all “public facilities” and “Multi-story housing units” as defined and governed by the EBA and located, in whole or in part, within the legal geographic boundaries of the State of Illinois, unless specifically exempted herein. It also applies to all buildings financed whole or in part or guaranteed by a governmental unit such as the Illinois Housing Development Authority.

• The fact that a building or facility governed by the EBA is also a facility financed by federal funds is no bar to the application of this Code.

• This Code is applicable when work involving new construction, alterations, additions, historic preservation, restoration, or reconstruction in whole or in part begins after the effective date of this Code. The Code becomes enforceable with the signing of a construction contract, issuance of an official authorization or permit for construction, or the start of construction, whichever occurs first.

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This report generally defines the non-compliant elements and physical barriers observed and the estimated costs for modification to provide compliance. This review is not considered to be a full accessibility survey, nor does it likely cover all aspects of non-compliance.

Definitions

"Alteration": Any modification or renovation that affects or could affect the usability of the building or facility or part of the building or facility. Alteration includes, but is not limited to, remodeling, renovation, rehabilitation, reconstruction, historic preservation, historic reconstruction, historic restoration (as separately required in Section 400.610), changes or rearrangement of the structural parts or elements, extraordinary repairs (as defined herein), changes to or replacement of plumbing fixtures or controls, changes or rearrangement in the plan configuration of walls and full-height partitions, and changes or improvements to parking lots (as separately required in Section 400.510 (e) 10) (C)). The following work is not considered to be an alteration unless it affects the usability of the building or facility: normal maintenance, re-roofing, interior or exterior redecoration, changes to mechanical and electrical systems, replacement of plumbing, piping or valves, asbestos removal, or installation of fire sprinkler systems. (Section 3, EBA).

"Public Facility": Any building, structure, or site improvement which is: owned by or on behalf of a governmental unit; leased, rented or used, in whole or in part, by a governmental unit, or financed, in whole or in part, by a grant or a loan made or guaranteed by a governmental unit; or any building, structure, or site improvement used or held out for use or intended for use by the public or by employees for one or more of, but not limited to, the following: the purpose of gathering, recreation, transient lodging, education, employment, institutional care, or the purchase, rental, sale or acquisition of any goods, personal property or services; places of public display or collection; social service establishments; and stations used for specified public transportation. (Section 3, EBA).

"Technically Infeasible": With respect to an alteration of a building or a facility, a change that has little likelihood of being accomplished because existing structural conditions would require removing or altering a load-bearing member, which is an essential part of the structural frame; or because other existing physical or site constraints prohibit modification or addition of elements, spaces or features which are in full and strict compliance with the minimum requirements for new construction and which are necessary to provide accessibility. (ADAAG 4.1.6)

Alteration Work

Section 400.510a) of the Illinois Accessibility Code requires Alterations (as defined in Section 400.210(b)(11)) to existing public facilities to which the Environmental Barriers Act and this Code apply shall be accessible as provided in this Section.

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The preparer of this report shall use the developers scope of work and the contractor’s or architect’s detailed cost estimate to determine which of the following applications apply in determining the level of accessibility required. See the example below. Example: The Contractor’s Sworn Statement indicates that total cost of the construction work will be $1,500.000.00. The work not considered as alternation work as defined in the Code, such as roofing, new carpeting, and painting and decorating, totals $100,000.00. The alternation cost is $1,500.000.00 - $100,000.00 = $1,400,000.00. The reproduction cost of the project is determined to be $5,000,000.00 ($130.00/SF)

The percentage is $1,400,000.00 ÷ $5,000,000.00 = 28%.

If the alteration costs more than 15% but less than 50% of the reproduction cost of the public facility, and more than $100,000, the following shall comply with the applicable requirements for new construction (see Sections 400.310 and 400.320):

A) the element or space being altered;

B) an entrance and a means of egress intended for use by the general public;

C) all spaces and elements necessary to provide horizontal and vertical accessible routes between an accessible entrance and means of egress and the element or space being altered. VERTICAL ACESS EXCEPTION: However, privately owned

public facilities are not required to provide vertical access in a building with two levels of occupiable space where the cost of providing such vertical access is more than 20% of the reproduction cost of the public facility;

D) at least one accessible toilet room for each sex or a unisex toilet, when permitted, if toilets are provided or required (see subsection (e)(1) of this Section);

E) accessible parking spaces, where parking is provided; and

F) an accessible route from public sidewalks or from the accessible parking spaces, if provided, to an accessible entrance. (Section 5, EBA).

Section 400.510 b) of the Illinois Accessibility Code, Scope is as follows:

All Public Facilities - Alteration Costs 15% or Less:

If the alteration costs 15% or less of the reproduction cost of the public facility, the element or space being altered shall comply with the applicable requirements for new construction (Section 5, EBA) (see Sections 400.310 and 400.320). (See also subsection (b)(6) of this Section for treatment of alterations to Specific categories of public facilities.)

All Public Facilities Other Than State-Owned - Alteration Costs 15% to 50% and less than $100,000:

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If the alteration costs more than 15% but less than 50% of the reproduction cost of the public facility, and less than $100,000, the following shall comply with the applicable requirements for new construction (see Sections 400.310 and 400.320):

A) the element or space being altered; and

B) an entrance and a means of egress intended for use by the general public. (Section 5, EBA).

All Public Facilities Other Than State-Owned - Alteration Costs 15% to 50% and More than $100,000:

If the alteration costs more than 15% but less than 50% of the reproduction cost of the public facility, and more than $100,000, the following shall comply with the applicable requirements for new construction (see Sections 400.310 and 400.320):

A) the element or space being altered; B) an entrance and a means of egress intended for use by the general public;

C) all spaces and elements necessary to provide horizontal and vertical accessible routes between an accessible entrance and means of egress and the element or space being altered. VERTICAL ACESS EXCEPTION: However, privately owned public facilities are not required to provide vertical access in a building with two levels of occupiable space where the cost of providing such vertical access is more than 20% of the reproduction cost of the public facility;

D) at least one accessible toilet room for each sex or a unisex toilet, when permitted, if toilets are provided or required (see subsection (e)(1) of this Section);

E) accessible parking spaces, where parking is provided; and

F) an accessible route from public sidewalks or from the accessible parking spaces, if provided, to an accessible entrance. (Section 5, EBA).

All Public Facilities - Alteration Costs 50% or More:

If the alteration costs 50% or more of the reproduction cost of the public facility, the entire public facility shall comply with the applicable requirements for new construction (see Sections 400.310 and 400.320).

Alterations to Specific Categories of Public Facilities:

For religious entities, private clubs, and owner-occupied transient lodging facilities of five units, compliance with the standards adopted by the Capital Development Board is not mandatory if the alteration costs 15% or less of the reproduction cost of the public facility. However, if the cost of the alteration exceeds $100,000, the element or space being altered must comply with the applicable requirements for new construction (Section 5, EBA) (see Sections 400.310 and 400.320). If the alteration costs more than 15% of the reproduction cost, subsections (b)(3), (4) and (5) above, as applicable, govern. Section 400.510d of the Illinois Accessibility Code: Housing

Scope: Alterations to housing that is owned, financed or guaranteed by a governmental unit is subject to the applicable requirements of subsection (b) of this Section. Privately

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financed alterations to housing are not covered by the Environmental Barriers Act or this Code. NOTE: All housing, including new construction and some alterations may be subject to federal law. See Fair Housing Amendments Act, 42 U.S.C. 3601 et seq.

Section 400.520d of the Illinois Accessibility Codes, Exemptions to the Alterations Requirements: Parts of buildings which it would be technically infeasible to make conform to the strict requirements of the Code for new construction, with the approval of the administrative authority. Conclusion

Every Rehab loan will require a certain degree of accessibility. The level of accessibility work required will depend on the total cost of the alteration construction minus items not considered as alternation work, divided by the replacement cost of the project. The resulting percentage will determine the accessibility work required by the Illinois Accessibility Code that must be included in the alteration project.

A full Accessibility Compliance Survey, which is beyond the scope of this report, may reveal further aspects of the facility, which are not in compliance with other accessibility requirements. Since compliance may have legal consequences, we recommend that the developer consult with his architect to insure that all accessibility requirements have been met.

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6.02 SECTION 504 OF THE REHABILITATION ACT (1973) Under Section 504 of the Rehabilitation Act of 1973 as amended, no otherwise qualified individual with a disability may be discriminated against in any program or activity receiving federal financial assistance. The purpose of Section 504 is to eliminate discriminatory behavior toward people with disabilities and to provide physical accessibility, thus ensuring that people with disabilities will have the same opportunities in federally funded programs as do people without disabilities. Program accessibility may be achieved by modifying an existing facility, or by moving the program to an accessible location, or by making other accommodations, including construction of new buildings. HUD’s final regulation for Section 504 may be found at 24 CFR Part 8. Rehabilitation

Substantial alterations - Section 504 requires that if alterations are undertaken to a housing project that has 15 or more units, and the rehabilitation costs will be 75 percent or more of the replacement cost of the completed facility, then such developments are considered to have undergone "substantial alterations" (24 CFR 8.23 (a)). For substantial alterations of multifamily rental housing, the accessibility requirements contained in 24 CFR 8.22 must be followed -- a minimum of 5 percent of the dwelling units in the project (but not less than one unit) must be accessible to individuals with mobility impairments, and an additional 2 percent, at a minimum (but not less than one unit), must be accessible to individuals with sensory impairments.

Other alterations -- When other alterations that do not meet the regulatory definition of substantial alterations are undertaken in multifamily rental housing projects of any size, these alterations must, to the maximum extent feasible, make the dwelling units accessible to and usable by individuals with disabilities, until a minimum of 5 percent of the dwelling units (but not less than one unit) are accessible to people with mobility impairments, unless HUD prescribes a higher number pursuant to 24 CFR 8.23(b)(2). If alterations of single elements or spaces of a dwelling unit, when considered together, amount to an alteration of a dwelling unit, then the entire dwelling unit shall be made accessible. For this category of rehabilitation the additional 2 percent of the dwelling units requirement for individuals with sensory impairments does not apply. Alterations to common spaces must, to the maximum extent feasible, make those areas accessible. A recipient is not required to make a dwelling unit, common area, facility or element accessible, if doing so would impose undue financial and administrative burdens on the operation of the multifamily housing project (24 CFR 8.23(b)). Therefore, with regards to covered alterations, recipients are only required to provide access up to the point of being an undue financial and administrative burden.

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Accessibility Standards

Dwelling units designed and constructed in accordance with the Uniform Federal Accessibility Standards (UFAS) will be deemed to comply with the Section 504 regulation. For copies of UFAS, contact the HUD Distribution Center at 1-800-767-7468; hearing or speech-impaired persons may access this number via TTY by calling the Federal Information Relay Service at 1-800-877-8339. Accessible units must be, to the maximum extent feasible, distributed throughout the projects and sites, and must be available in a sufficient range of sizes and amenities so as not to limit choice.

Generally, the UFAS is the design standard for providing physical accessibility, although

other standards that provides equivalent or greater accessibility may be used.

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6.03 THE AMERICANS WITH DISABILITIES ACT (1990) This act is a broad civil rights law guaranteeing equal opportunity for individuals with disabilities in employment, public accommodations, transportation, state and local government services, and telecommunications.

Title II of the ADA applies to all programs, services, and activities provided or made available by public entities. With respect to housing, this includes, for example, public housing and housing provided for state colleges and universities.

Title III of the Act covers all private establishments and facilities considered “public accommodations,” such as restaurants, hotels, retail establishments, doctors’ offices, theaters, the rental office and related toilets, and access to and through the project from the point of arrival in a multi-family development. People with disabilities must have equal opportunity in these establishments, both in terms of physical access and in the enjoyment of services.

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Note: For Capital Expenditure Analysis for IHDA Projects only see Supplemental Document 6.

For Systems & Conditions Table see Supplemental Document 7.

Physical Needs Assessments FirmsBoard Approved on December 18, 2009

Architectural Consulting Group, Ltd.Thomas Zordan230 N Hicks Rd.

Palatine, IL (847) 358-5979


Building ConsultantsJoseph Boyd

5042 Dorsey Hall Drive, Suite 202Ellicott City , MD 21042

(888) 599-8551(410) 715-4711 Fax

EMGMatthew S. Munter

11011 McCormick Rd.Hunt Valley, MD 21031

(800) 733-0660(410) 785-6220 fax

[email protected] Design Group, Inc.

Darrell L. Abernathy15 E. WashingtonBelleville, IL 62220

(618) 233-8898(618) 234-8959 [email protected]

LM Architectural & Engineering ConsultantsMichael Junge

750 E. Bunker CourtVernon Hills, IL 60061(847) 573-1717 X164

(847) 573-9737

Lucas Greene Associates, LLCRonald Lucas

7321 S. South Shore Drive, #9CChicago, IL 60649

(773) 374-2200(773) 374-5611 [email protected]

Melotte Morris Leonatti Parker, Ltd.






Richard Morris213-1/2 S. Sixth StreetSpringfield, IL 62701

(217) 789-9515(217) 789-9518 fax

[email protected] Roth & Associates

Michael Roth200 S. Hanley, Ste. 1105Saint Louis, MO 63105

(314) 862-2112(314) 862-8241 [email protected]

#9 Design, L.L.C.John F. Cronin

135 South Palmer Dr., Ste. 200Elmhurst, IL 60126

(630) 279-9990(630) 279-9991 fax

[email protected] Solutions

Tina Yu330 S. Wells St., Ste. 1204

Chicago, IL 60606(312) 356-1113(312) 356-1112

[email protected] Gallagher

323 New Albany Rd.Morristown, NJ(856) 813-3000(856) 813-1070

Shaw Environmental, Inc.Contact: Fadi Maroun or Paul Zovic

444 N. Wells Street, Ste. 602Chicago, IL 60610

Phone: (513) 782-4884 Fax: (513) 782-4807

[email protected]

Soos & Associates, Inc.Melanie Soos






105 Schelter RoadLincolnshire, IL 60069

(847) 827-7667(847) 721-8570

[email protected] Consultants, Inc

Donald R. Barkley650 W Lake Street, Suite 420

Chicago, IL 60661(312) 575-0014


Tyson & Billy ArchitectsRonald Billy Jr.

4000 Morsay DriveRockford, IL 61107

(815) 229-8222(815) 229-8218

[email protected]




ILLINOIS HOUSING DEVELOPMENT

AUTHORITY

LOW INCOME HOUSING TAX CREDIT

COMPLIANCE REFERENCE

GUIDE

Effective 1/01/2002

T:\TECHSERV\E&P\TXCREDIT\TCComplianceGuide1-02 Page 1

ILLINOIS HOUSING DEVELOPMENT AUTHORITY LOW INCOME HOUSING TAX CREDIT

COMPLIANCE REFERENCE GUIDE

INTRODUCTION

This document is a reference guide for compliance with the Low Income Housing Tax Credit (LIHTC) Program under Section 42 of the Internal Revenue Code of 1986, as amended (the Code), for developments allocated Credits by Illinois Housing Development Authority (IHDA). It is intended for the use of owners, developers, management companies, and on-site management personnel. It is a supplement to existing federal law and regulations regarding LIHTC compliance. Questions regarding the content of this document should be directed to:

Illinois Housing Development Authority 401 N. Michigan Avenue, Suite 700

Chicago, Illinois 60611 (312) 836-5200

ATTN: Technical Services Department

DISCLAIMER

This Compliance Reference Guide (The Guide) is intended as a general guide to some of the requirements of the federal LIHTC Program under the Code, which are monitored by (IHDA). It is intended to assist developers, owners, and managers of LIHTC properties which were allocated Credits by IHDA, in understanding their obligations under the LIHTC Program. However, this information is presented as guidance regarding compliance with the Code and is not a substitute for legal and accounting advice as to compliance with Section 42 and applicable Treasury regulations, rulings and issuances. The U.S. Internal Revenue Service (IRS) is responsible for interpreting and applying the Code. IHDA makes no representation as to the, accuracy or completeness of the information contained herein, or in the interpretations provided, and advises all of the LIHTC Program participants to consult with their own tax professionals to assure that they and their projects are in compliance with all applicable federal requirements.

IHDA’S LIHTC Program Compliance Reference Guide

T:\TECHSERV\E&P\TXCREDIT\TaxCreditComplianceGuide Page 2

TABLE OF CONTENTS

I. TAX CREDIT REQUIREMENTS ........................................... 3

II. MANAGEMENT ACTIVITIES ................................................ 5

III. OWNER’S ACTIVITIES ...................................................... 10

IV. ANNUAL INCOME AND ASSETS ....................................... 12

V. IHDA’S CERTIFICATION & REVIEW PROCESSES ......... 17

VI. REPORTING OF NON-COMPLIANCE ............................... 19



I. TAX CREDIT REQUIREMENTS

A. General Comments

In 1986, Congress enacted the Tax Reform Act creating the Low Income Housing Tax Credit Program. The Program is authorized and governed by the 1986 Tax Reform Act as amended and Section 42 of the Code. The purpose of the Act is to encourage the construction and rehabilitation of housing for low and moderate-income individuals and families. The Tax Credit is a dollar for dollar reduction in tax liability to the owner of a qualified low-income housing development for the acquisition, rehabilitation, or construction of low-income rental housing units. The amount of the Credit allocated is based directly upon the number or size of qualified low-income units that meet federal rent and income targeting requirements. The IRS is responsible for program oversight nationwide. State and local government issuers of Tax Credits are responsible for the actual administration. Under the law, each state is required to designate a Ahousing credit agency@ to allocate and monitor the

Credits. In Illinois, the agencies designated are IHDA and the City of Chicago, which has authority within the corporate limits of Chicago. IHDA is required under Section 42(m)(1)(B)(iii) of the Code, to monitor projects for compliance with the requirements of Section 42 of the Code and report instances of non-compliance to the IRS. This requirement applies to all buildings placed in service for which the LIHTC is, or has been claimed at any time. Compliance with the Code is the responsibility of the owner of the building for which the Credit is allowable. IHDA’s obligation to monitor for compliance with these requirements

does not make IHDA liable for the owner’s non-compliance.



B. Placed In Service

The owner’s responsibilities for Tax Credit compliance begin when a building is placed in

service. Placement in service is defined as:

o New Construction - when a certificate of occupancy is issued for the first unit in a building;

o Acquisition - for an occupied or habitable building, the date of title transfer;

and,

o Rehabilitation - a date selected by the owner as the last day of a 24-month period within which rehabilitation expenditures are aggregated.

Subsequent to a building being placed in service, IRS Form 8609 for that building is issued to the owner by IHDA.

C. Set-Aside Requirements Each project that participates in the LIHTC must set-aside a minimum portion of the project units for low or very low-income tenants. The minimum set-asides are as follows:

o 20% of the units must be set-aside for households earning 50% or less of the area median income (very low); or,

o 40% of the units must be set-aside for households earning 60% or less of the

area median income (low). The choice as to which minimum set-aside to satisfy (e.g., 20/50 or 40/60) is made by the project owner and is determined on a project basis. In addition, the owner may elect to set aside additional units, up to 100% of the total units in the project, for low-income tenants, in which event Tax Credits will be based upon the larger proportion of low-income units. An actual percentage of low-income units must be established for each building in a project no later than the time of issuance of IRS Forms 8609. Thereafter, recapture of Tax Credits and other compliance issues are normally determined on a building basis. The project must satisfy both the minimum set-aside requirement and the actual percentage of low-income units selected throughout the compliance period.

D. First Year Requirements

For a property to qualify to claim Credits the owner must have a minimum number of units set aside for low-income tenants and which are rent-restricted. These units are defined as low-income units under the Code. If the project does not meet the minimum set aside at the end of year the building/project was placed in service, the owner must wait until the



next year to claim the credits. Once the minimum set aside has been selected, it is irrevocable. The first year’s compliance is the most critical. Failure to meet the minimum set aside within the initial compliance period disqualifies the project as an LIHTC. Initial compliance with the minimum set aside must be met no later than December 31 of the second year in which the building(s) was placed in service.

II. MANAGEMENT ACTIVITIES

Management Agent If the owner uses the services of a management agent, the management agent is responsible to the owner for compliance with the LIHTC Program requirements, but this does not relieve the owner from its obligation to assure that all program requirements are met. Persons authorized to lease apartment units to tenants should be familiar with all federal laws and IHDA requirements governing tenant certification, recertification and leasing procedures.

A. Renting Vacant Qualified Units If an owner elects any set-aside other than 100% of the units, thereby creating market rate units, they are required to adhere to a specific policy concerning the renting of vacant qualified units. When a qualified unit is vacated, the owner must rent the unit or any available unit of comparable or smaller size, whether >qualified or not, to tenants having a

qualifying income, and may not rent any units in the project to tenants not having a qualifying income (market rate tenant) until a unit has actually been rented to low-income tenants. When both market rate and low-income apartments are vacant, low-income units (of comparable or smaller size) should be rented first until the project has the correct proportion of low-income units. Managing agents should delay leasing available market rent units until demonstrating reasonable attempts to fill vacant qualified units. This policy is designed to insure that ownership maintains the chosen set-aside throughout the compliance period. (Note that under the current law and Treasury Regulations, the rule governing vacant units applies on a project basis, while the rule governing over-income units, discussed below, applies building-by-building

B. Certification of Applicants Owners are required, by the Code regulations, to certify and verify that the income listed on all prospective tenant applications, does not exceed maximum income limitations. Prior to occupancy, the owner must verify the tenant’s income and assets (to accurately determine

income derived from such assets) by obtaining a written verification of income and assets



and require the tenant to sign a certification. The maximum income limitations, based on HUD median income data, are published yearly by IHDA. IHDA requires owners to use IHDA Form TST-3 Annual Income Certification/Recertification attachment #4 of this manual to certify tenant income.

C. Recertification of Tenants Owners are required annually to recertify the eligibility of the household for the low-income unit. The owner must verify the income of all occupants of the unit and the household size. The recertification must be completed within 12 months of the most recent certification. IHDA requires owners to use IHDA Form TST-3 Annual Income Certification/ Recertification Attachment #4 of this manual in completing tenant recertification.

D. Household’s Income Increases Above Income Limit When any low-income tenant’s income rises above 140% of the allowable level, the

property agent must lease the next available (comparable or smaller) unit in the building to a qualified person.

1) If a building has fewer than 100% low-income units, a unit in which the tenant exceeded the income limit by more than 140% can cease to be treated as a low- income unit once another unit has been rented to a qualifying tenant and the building has returned to the proper percentage of low-income units. In that case, the over-income tenant can remain in occupancy, but may not be counted in the calculation of low-income units and, subject to lease terms, may be charged market-rate rents. A unit with a tenant whose income does not rise above 140% of the income limit shall continue to be treated as a low-income unit if the income of the occupants initially met such income limit and the unit continues to be rent- restricted.

2) For buildings that are 100% low-income and qualify for Credits on all units, the next available unit must always be rented to an income eligible tenant and all units must be rent-restricted. If a tenant’s income rises above 140% of the allowable level, that unit remains rent-restricted also.

E. Change In Household Size A unit in which tenant incomes exceed the applicable income limit because of a change in household size is treated the same as one in which the tenant exceeds the income limit because of an increase in income. The unit may continue to be counted toward satisfaction of the low-income requirement as long as the unit continues to be rent-



restricted and the next unit in the building of comparable or smaller size is rented to a qualified low-income tenant. If a tenant has occupied a unit for a length of time and decides to add a roommate, prior to move-in of a new person, management must determine whether the unit may continue to qualify as low-income using the income limits in effect at the time the roommate is to be added. Increases in a lower-income household’s aggregate income to greater than 140%

of the applicable limit (adjusted for family size) will not result in disqualification as long as the unit continues to be rent-restricted and the next unit in the building of comparable or smaller size is rented to a qualified lower-income tenant.

F. Students

Households where all of the members are full-time students are not eligible tenants and units occupied by these households may not be counted as low-income units. A full-time student is defined by Section 151(c)(4) of the Code as an individual who during at least five calendar months of the year is a full time student at a regular educational institution. There are four exceptions to the full-time student restrictions; however only one must be met for the household to qualify for the tax credit program. 1. At least one member receiving assistance under Title IV of the Social Security Act

(AFDC or its successor under welfare reform). 2. The household consists of single parents and their children and such parents and

children are not dependents of another individual. 3. All members of the household are married and file a joint tax return. 4. At least one person of the household is a participant in a job-training program

receiving assistance under the Job Training Partnership Act or similar federal, state or local laws

G. Unit Transfers If a low-income tenant (including an over-income tenant) moves to a new unit within the same building, the new unit assumes the low-income status of the moving tenant. Thus, no recertification or requalification of low-income tenants is required for moves within a building. Should an existing tenant wish to transfer to a unit in a different building, the tenant(s) must be treated as a new move-in, following all application, verification and certification procedures. Income limits (adjusted for family size) at the time of the move will determine if the new unit will be counted as lower-income according to federal regulations.



H. Maximum Rental Charges

1) Developments participating exclusively in the LIHTC Program In order to be claimed as a qualified unit, the gross rent (the rent plus a utility allowance determined as described below) must not exceed 30% of the applicable income limitation. Failure to restrict the rent of a unit will result in ineligibility for the Section 42 Credit, reduction in the amount of the Credit, and/or recapture of previously allocated Credits. Maximum rent limitations, based on HUD median income data, are published yearly by IHDA. The maximum gross rents, for projects with Tax Credits allocated in calendar years 1987, 1988 and 1989 (pre-1990), are determined using a different formula. In these cases, the maximum gross rent, for a qualified unit, is based on the current tenant’s family size and

the maximum annual income limit for that size family. Therefore, the gross rent cannot exceed 30% of 1/12th of the maximum qualifying income for a household of the size actually occupying the unit. This means that, for an individual unit, the maximum rent can change each time a new household occupies the unit. (The income limit will be 50% or 60% of median, adjusted for household size, depending upon whether the owner chose the 20/50 minimum set-aside or the 40/60 set-aside.) Owners of pre-1990 projects were permitted to make a one-time irreversible election, to follow the imputed income limit approach (as described below), rather than the family size convention. This election must have been made by February 7, 1994. For purposes of post-1989 Tax Credit projects, rent restrictions are based upon 30% of an Aimputed income limitation applicable to a unit". The maximum gross rent for a unit is

based on the bedroom size. It is calculated by using the maximum household income limit, which would apply to a typical family occupying the unit, and assuming the number of individuals occupying the unit are as follows:

o In the case of a unit which does not have a separate bedroom, e.g. studio or efficiency, = 1 individual;

o In the case of a unit which has 1 or more separate bedrooms, = 1.5

individuals for each separate bedroom. When the applicable family size is not a whole number, i.e. 1 bedroom = 1.5 or 3 bedroom = 4.5, the maximum annual income limit is determined by adding the two limits for the smaller and larger families (1 bedroom = 1 person limit plus 2 person limit) and dividing by 2. Finally, the applicable maximum annual income limit is divided by 12 and then multiplied by 30%. The resulting answer is the maximum gross rent for all qualified units of that size.

2) Projects participating in the LIHTC Program and other federal housing programs



A) Project Based Section 8 and Section 8 Certificate and/or Voucher holders: The rental payment, calculated using the Section 8 Program formula, is always to be considered the proper and applicable rental payment. This is true even if the household’s rental payment

exceeds the maximum permissible rent published for the Tax Credit Program. A unit, occupied by a Section 8 tenant, whose rental payment has exceeded the maximum permissible under the Tax Credit program, is still considered a qualified unit.

B) Rural Development or Farmers Home Administration (FmHA) 515: For

properties issued Housing Credits in 1991 or later, the owner may charge the higher of the maximum permissible tax credit rent and the FmHA 515 >basic rent. When the higher figure is the FmHA basic

rent, it is considered an Aovercharge@ and the difference must be

refunded to the FmHA. For properties issued Housing Credits in 1990 and before, only the lower tax credit maximum rent may be charged.

I. Cost Of Services Included In Rent The cost of any services, that are required to be paid by a tenant as a condition of occupancy, generally must be included in the gross rent for purposes of applying the gross rent limitation of Section 42(g)(2) of the Code. A service is generally considered to be optional if payment for the service is not required as a condition of occupancy. Payments to owners by persons other than the tenant for certain supportive tenant services in Aspecial needs housing@ will not be considered as part of gross rent or counted against the

maximum rents under the tax credit program. Where multiple services are provided, the owner must decide which services are mandatory and included in the gross rent. All other services must be provided on an optional basis.

J. Utility Allowance Computation Per Treasury Regulations section 1.42-10, Agross rent@ for tax credit units must include an

allowance for the cost of any utilities, other than telephone and cable TV, which are paid directly by the tenant. When a property is participating exclusively in the LIHTC Program, the utility allowance should be based on data obtained from either the local Public Housing Authority or the local utility company. For projects participating in the LIHTC Program and other Federal Programs, which require a utility allowance, Section 42 requires the owner to use the methodology required by the other Federal Program. For example:

o In a HUD regulated building, use the HUD approved utility allowance. o In an RD (FmHA) regulated building, use the RD approved allowance.



o In a building with both HUD and RD tenants use RD approved allowance. o In a conventional building with Section 8 Certificates or Vouchers, use PHA

approved allowances. In the case where either the building or any tenant in the building receives FmHA housing assistance, the owner must apply Farmers Home Administration (FmHA) utility allowances to any rent-restricted unit in a building. Per IRS Notice 89-6, utility allowances should be updated at the time rents are revised and must be put into effect within 90 days of receipts.

K. Fair Housing Act

Under current IRS interpretations, owners are required under the general use requirement to comply with the Fair Housing Act. The Act prohibits discrimination in the sale, rental and financing based on race, color, religion, sex, national origin, familial status, and disability. It also mandates specific design and construction requirements for multifamily housing built for first occupancy after March 13, 1991. The failure of low-income housing credit properties to comply with the requirement of the Fair Housing Act will result in the denial of the tax credits on a per-unit basis.

III. OWNER’S ACTIVITIES

A. Record Keeping The owner of a low-income housing project must keep records for each qualified low income building in the project that shows for each calendar year in the compliance period:

o The total number of residential rental units in the building (including the number of bedrooms and the size in square feet of each residential rental unit);

N The percentage of residential rental units in the building that are low income

units;

o The rent charged on each residential rental unit in the building (including any utility allowances);

o The number of occupants in each low income unit, but only if rent is

determined by the number of occupants rather than on the basis of unit size;

o The low income unit vacancies in the building and information that shows when, and to whom the next available units were rented;



o The annual income certification of each low income tenant, per unit;

o Documentation to support each low-income tenant’s income certification (for

example, a copy of the tenant’s federal tax return, Forms W-2, or

verifications of income from third parties such as employees or state agencies paying unemployment compensation). As shown above, tenant income is calculated in a manner consistent with the determination of annual income under the HUD Section 8 program, not in accordance with the

determination of gross income for federal income tax liability. If a tenant receives housing assistance payments under Section 8, the documentation requirement is satisfied if the public housing authority provides a statement to the building owner declaring that the tenant’s income does not exceed the

applicable income limit under Section 42(g) of the Code;

o The eligible basis and qualified basis of the building at the end of the first year of the credit period; and,

o The character and use of the nonresidential portion of the building included

in the building’s eligible basis under Section 42(d) of the Code (e.g., tenant

facilities that are available on a comparable basis to all tenants and for which no separate fee is charged for use of the facilities, or facilities reasonably required by the project).

B. Record Retention The owner is required to retain the records described above for each building in the project for at least six (6) years after the due date (with extensions) for filing the federal income tax return for that year. The records for the first year of the credit period, however, must be retained for at least six (6) years beyond the due date (with extensions) for filing the federal income tax return for the last year of the compliance period of the building.

C. Certifications The owner of a low income housing project must certify, at least annually, to IHDA for the preceding twelve (12) month period, that the project meets and has met the requirements of Section 42 of the Code, and provide such additional information as may be required by Treasury Regulations or IHDA procedures. This certification must be in the format prescribed by IHDA, Forms TST-1 & TST-1A.



IV. ANNUAL INCOME AND ASSETS

Annual income is the anticipated total income from all sources received by the family head and spouse (even if temporarily absent) and by each additional member of the household, including all net income derived from assets for the 12-month period following the effective date of certification of income, exclusive of certain types of income as provided below.

A. Annual Income Includes A determination of anticipated annual income must include all of the types of income listed below.

o Gross amount (before any payroll deductions) of wages, salaries, overtime pay, commissions, fees, tips, bonuses, and any other compensation for personal services;

o Net income, salaries, and other amounts distributed from a business or

profession;

o Gross amount (before deductions for Medicare, etc.) of periodic social security payments. Includes payments received by adults on behalf of minors or by minors for their own support;

o Annuities, insurance policies, retirement funds, pensions, disability or death

benefits and other similar types of periodic payments; o Lump sum payments received because of delays in processing

unemployment, social security, welfare or other benefits;

o Payments in lieu of earnings, such as unemployment and disability compensation, workers’ compensation, and severance pay. Any payments

that will begin during the next twelve months are to be included;

o Welfare Assistance - If the payment includes an amount specifically designated for shelter and utilities that is subject to adjustment by the welfare agency in accordance with the actual cost of shelter and utilities, the amount of welfare assistance income to be included as income shall consist of:

- the amount of the allowance or grant exclusive of the amount

specifically designated for shelter or utilities; plus,



- the maximum amount that the welfare agency could, in fact, allow the

family for shelter and utilities. If the family’s welfare assistance is

ratably reduced from the standard of need by applying a percentage, the amount calculated under this paragraph shall be the amount resulting from one application of the percentage.

- Alimony and child support received from persons not residing in the

household;

o Interest, dividends, and other income from net family assets (including income distributed from trust funds). On deeds of trust or mortgages, only the interest portion of the monthly payments received by the applicant is included;

o Amounts by which educational grants, scholarships or Veteran’s

Administration benefits are intended as a subsistence allowance to cover rent, utility costs, and board of a student living away from home;

o Housing allowances for active duty military personnel;

o Lottery winnings paid in periodic payments (a lump sum payment is

included in net family assets, not annual income); and,

o Recurring monetary contributions or gifts regularly received from persons not living in the unit, including rent or utility payments regularly paid on behalf of the family. This can include individual rent concessions or payments that are similar to in-kind payments for services rendered or to be rendered.

B. Annual Income Excludes Certain income sources should not be included in annual income such as:

o Employment income of children (including foster children) who are under eighteen. The head of household and spouse are not considered Achildren@

for this purpose. (Unearned income such as social security payments received on behalf of minors must be included as income.);

o Food stamps, meals on wheels or any other program that provides goods for the needy;



o Income for persons who live in the unit but are not household members.

Examples include:

- payments received for care of foster children; and,

- income of live-in attendants.

o The principal portion of the payments received on mortgages or deeds of trust;

o Scholarships or veteran benefits used for tuition, fees, books or equipment.

Student loans are not considered income;

o Hazardous duty pay to a family member in the military;

o Lump sum additions to family assets such as inheritances cash from the sale of assets, one time lottery winnings, workmen’s compensation, or settlement

for personal or property losses;

o Temporary, nonrecurring or sporadic income;

o Payments, rebates, or credits received under Federal Low-Income Energy Assistance Programs. Includes any winter differentials given to elderly;

o Payments received under training programs funded by HUD;

o Payments received after January 1, 1989, from the Agent Orange Settlement

Fund or any other fund established pursuant to the settlement in the In Re Agent Orange product liability litigation;

o Other forms of income excluded by federal statute;

o Amounts paid by a State Agency to a family with a developmentally disabled

family member living at home to offset the cost of services and equipment needed to keep the developmentally disabled family member at home;

o Full amount of Student Financial Assistance;

o Earnings in excess of $480 for each full-time student 18 years old or older

(excluding the head of household and spouse/co-head);

o Adoption Assistance Payments in excess of $480 per adopted child;

o Amounts received by the family in the form of refunds or rebates under the state or local law for property taxes paid on the dwelling unit.


T:\TECHSERV\E&P\TXCREDIT\TaxCreditComplianceGuide

o State or Local Employment Training Programs and Training of Resident

Management Staff;

o Resident Service Stipends;

o Adult Foster Care Payments;

o Deferred Periodic Payments of SSI and Social Security received in a lump sum; and

o Grants or other amounts received specifically for:

- auxiliary apparatus for a handicapped person;

- expenses for attendant care provided by other than a family member

living in the household;

- medical expenses;

- set aside for use under a Plan to Attain Self Sufficiency (PASS) and excluded for purposes of Supplemental Security Income (SSI) eligibility; and,

- out of pocket expenses for participation in publicly assisted programs

and only to allow participation in these programs. These expenses include special equipment, clothing, transportation, childcare, etc.

C. Assets Include Assets are items of value, other than necessary personal items, and are considered along with verified income in determining the eligibility of a household. Assets include:

o Cash including amounts held in savings and checking accounts, safety deposit boxes, etc.;

o Trusts - Include the principal value of any trust available to the household. Do not include irrevocable trusts or trusts that no family member can control. An example of an irrevocable trust is a trust fund established for a son or daughter prior to the parent’s death. The benefactor receives only the

interest from the trust during his/her lifetime and cannot withdraw the principal;



o Equity in Real Estate or other Capital Investments - Include the current

market value less any unpaid balance on any loans secured by the property and any reasonable costs that would be incurred in selling the asset such as prepayment penalties or broker fees;

o Stocks, Bonds, Treasury Bills, Certificates of Deposit, and Money Market Funds;

o Individual Retirement (IRA) and Keogh Accounts;

o Retirement and Pension Funds:

- while the person is employed, include only amounts the family can

withdraw without retiring or terminating employment; and,

- at retirement or termination of employment, if benefits will be received in a lump sum, include the benefits in assets. If benefits are paid in periodic payments, include the benefits in annual income.

o Lump sum receipts should include inheritances, capital gains, one-time

lottery winnings, settlements on insurance and other claim (do not include lump sum receipts that must be counted as income);

o Personal property held as an investment such as gems, jewelry, coin

collections, antique cars, paintings, etc.;

o Assets owned by more than one person should be prorated according to the percentage of ownership.

D. Assets Do Not Include

o Necessary personal property (e.g., clothing, furniture, automobiles, etc.);

o Vehicles specially equipped for the handicapped;

o Interest in Indian Trust Land;

o Life insurance policies;

o Equity in the cooperative unit in which the family lives;



o Assets that are part of an active business (the exception does not include rental of properties that are held as investments and not a main occupation.);

o Assets held in the applicant’s name, but are actually owned by someone

else including:

- assets and any earned income that is accrued to the benefit of someone else;

- another person is responsible for income taxes incurred on income

generated by the assets; or,

- if the applicant is responsible for disbursing someone else’s money,

such as in the case of having the Power of Attorney, but the money is not his/hers and no benefit is received.

o Assets that are not accessible to the applicant and provide no income to

the applicant.

V. IHDA’S CERTIFICATION & REVIEW PROCESSES

A. General Reporting Requirements Compliance monitoring is administered by IHDA’s Technical Services Department. Tax

Credit projects are typically subject to an annual review of their management activities. Owners will be notified annually as to the extent of their reporting requirements, which will include, at minimum, furnishing of one or more of the documents described below. Projects, which also received mortgage financing from IHDA, may be subject to additional or different reporting requirements. Owners will be informed of these requirements through other communications from IHDA.

o Certification of Continuing Low Income Housing Tax Credit Compliance

(IHDA Form TST-1 & TST-1A).

o Low Income Housing Tax Credit Compliance Report (IHDA Form TST-2).

o Annual Income Certification (IHDA Form TST-3). Documentation to support each low-income tenant’s income certification must also be

submitted with the TST-3.



o Development Information for Low Income Housing Tax Credit Projects

(IHDA Form TST-4). This form only needs to be completed and submitted once.

o Tenant Rent Record Information for Low Income Housing Tax Credit

Projects (IHDA Form TST-5).

o Certification of Student Eligibility (IHDA Form TST-6) NOTE: IRS has proposed modifications to the Treasury Regulations governing compliance monitoring. IHDA will implement any changes required by such Regulations, upon their effective date, which may result in changes in the procedures described in this Manual.

B. Tenant Certification & Recertification Reviews IHDA will perform an in-house desk review of a minimum of 20% of the low-income tenant’s files submitted by the owner or his agent. For properties of less than 10 qualified

units, 100% of the files will be reviewed. If through the sampling review, significant or sufficient errors are found, a review of 100% of the files will be conducted. For new properties, IHDA will conduct on-site tenant file reviews within one year of buildings being placed in service.

C. Property Inspections IHDA will perform on-site physical inspections to monitor for habitability standards of at least 33% of the low-income housing tax credit projects annually. Such inspections will include 20% of the low-income units, examination of the grounds, the exterior of the building(s), common areas, and photographs of the project. IHDA will also conduct physical inspections within one year of new buildings being placed in service. For tax credit projects receiving mortgage financing from IHDA, the inspections may be more frequent and more detailed due to other monitoring requirements.

D. Fees

IHDA may charge an annual compliance-monitoring fee to the owner for undertaking the tax credit compliance monitoring review. Currently, IHDA has established the following fee schedule:

o 1 - 10 units $75.00 o 11 - 19 units $150.00 o 20 or more units $25.00 per tax credit unit



The fee must be paid at the time that compliance monitoring information is supplied to IHDA. Fees should be sent to the lock box address below.

Illinois Housing Development Authority P.O. Box 93397

Chicago, Il 60673

VI. REPORTING OF NON-COMPLIANCE

A. General Reporting Requirements IHDA will report all findings of non-compliance, whether corrected or not, to the Internal Revenue Service within 30 days of the end of any correction period. The current IRS Form 8823 allows for IHDA to make a notation concerning the correction of some non-compliance findings.

B. Examples Of Non-Compliance

o Failure to maintain the selected low-income set-aside for the project; o Charging low income tenants rents in excess of the restricted rents, including

improper calculations of utility allowances;

o Failure to maintain and/or provide adequate documentation of low-income occupancy;

- failure to certify or recertify tenants;

- improper or incorrect tenant certifications; - inadequate, incorrect or improper supporting documentation of tenant

certification; - failure to meet the next available unit rule; and

- failure by the owner to submit required documentation to IHDA;

o Changes in the qualified basis of the building;

o Failure to maintain building in safe and habitable condition;

o Failure to permit or provide IHDA access to any low income housing project

for the purpose of performing physical inspections;



o Housing ineligibles in qualified units, i.e. over income or certain students;

o Failure to meet selected minimum set-aside (20/50, 40/60) by the end of the

first year of the credit period;

o Failure to perform and/or prepare tenant’s certification and/or recertification;

and

o Failure to comply with any other requirement set out in Code Section 42, Treasury Regulations, IHDA procedures or the extended use agreement.

o State and Local reports of Building Code violations not corrected to filing the

annual recertifications.

o Violations of the Fair Housing Amendments Act of 1988 or the 1968 Civil Rights Act

C. Notice to Owner IHDA will promptly notify the owner, in writing (the Notice), as to the nature of the non-compliance and specify a period for correction.

D. Correction Period The owner will, generally, be given an opportunity to correct most incidents of non-compliance within a 90-day correction period. This correction period commences on the date of the Notice. During this 90-day correction period, the owner may be required to submit a detailed report of the actions to be taken to correct the issues of non-compliance. IHDA, in its sole discretion, may extend the correction period for up to 6 months but only if it determines that good cause exists for granting such extension. IHDA will determine whether a particular instance of non-compliance has been satisfactorily corrected within the applicable time period.

Municipalities Subject to or at Risk of being Subject to AHPAA

Algonquin Huntley Oakwood Hills

Arlington Heights Indian Creek Old Mill Creek

Bannockburn Indian Head Park Olympia Fields

Barrington Inverness Orland Park

Barrington Hills Itasca Oswego

Bartlett Johnsburg Palos Heights

Batavia Kenilworth Palos Park

Bloomingdale Kildeer Park Ridge

Buffalo Grove La Grange Park Plainfield

Bull Valley Lake Barrington Prairie Grove

Burr Ridge Lake Bluff Ringwood

Cary Lake Forest River Forest

Clarendon Hills Lake in the Hills Riverside

Crystal Lake Lakewood Riverwoods

Darien Lake Villa Roselle

Deer Park Lake Zurich Skokie

Deerfield Leland Grove Sleepy Hollow

East Dundee Lemont South Barrington

Elk Grove Libertyville Spring Grove

Elmhurst Lincolnshire St. Charles

Flossmoor Lincolnwood Sugar Grove

Fox River Grove Lindenhurst Third Lake

Fox River Valley Gardens Lily Lake Timberlane

Frankfort Lisle Tower Lakes

Geneva Long Grove Trout Valley

Gilberts Mettawa Wadsworth

Glencoe Mokena Wayne

Municipalities with less than 10% housing affordable are subject to the Affordable Housing Planning and Appeals Act (AHPAA).

Municipalities will less than 20% housing affordable are at risk of being subject to the AHPAA.

Glencoe Mokena Wayne

Glenview Morton Grove Westchester

Golf Naperville Western Springs

Grayslake New Lenox Wheaton

Green Oaks Norridge Wilmette

Hanaford North Barrington Winnetka

Hainesville Northbrook Winfield

Hawthorn Woods Northfield Wood Dale

Highland Park Oak Brook Unincorporated areas of DuPage County

Hinsdale Oakbrook Terrace Unincorporated areas of Kane County

Other Metro Municipalities

BLOOMINGTON NORMAL KANKAKEE SPRINGFIELD

Bloomington Aroma Park Chatham

Normal Bourbonnais Clear Lake

Bradley Grandview

CHAMPAIGN URBANA Kankakee Jerome

Leland Grove

Bondville PEORIA Riverton

Champaign Rochester

Savoy Bartonville Sherman

Urbana Bellevue Southern View

Creve Coeur Spaulding

DANVILLE East Peoria Springfield

Marquette Heights

Danville North Pekin ST. LOUIS

Tilton Pekin

Peoria Alorton

DECATUR Peoria Heights Alton

South Pekin Belleville

Decatur Spring Bay Bethalto

Forsyth West Peoria Brooklyn

Harristown Cahokia

Long Creek QUAD CITIES Caseyville

Mount Zion Centreville

Oreana Carbon Cliff Collinsville

Coal Valley East Alton

DEKALB Coyne Center East St. Louis

East Moline Edwardsville

Cortland Milan Fairmont City

Dekalb Moline Fairview HeightsDekalb Moline Fairview Heights

Sycamore Oak Grove Freeburg

Rock Island Godfrey

FREEPORT Rock Island Arsenal Granite City

Silvis Hartford

Freeport Madison

QUINCY Pontoon Beach

GALESBURG Rosewood Heights

Quincy Sauget

East Galesburg Shiloh

Galesburg ROCKFORD Smithton

Henderson South Roxana

Knoxville Belvidere Swansea

Cherry Valley Venice

Davis Junction Washington Park

Loves Park Wood River

Machesney Park

New Millford

Rockford

3/1/2011

Note: Other Metro consists of Illinois municipalities with populations of 25,000 or more plus all municipalities within a 2-mile radius as

determined by IHDA and listed above. Projects located in unincorporated areas within a 2-mile radius of a municipality of 25,000 or more will be

evaluated on a case by case basis.

2012 IRS SECTION 42(d)(5)(B) QUALIFIED CENSUS TRACTS(2000 Census Data; OMB Metropolitan Area Definitions, November 20, 2008)

Adams 4 7 8

Alexander 9578 9579

Champaign 1 2 3 4 51 52 53 58 59 60

Coles 7 8

Cook 101 105 108 306 312 313 315 316 514 607 707 804

805 808 819 1401 1402 1407 2005 2006 2102 2105 2106 2207

2209 2210 2211 2213 2214 2215 2223 2224 2226 2227 2228 2229

2301 2302 2303 2304 2305 2306 2307 2308 2309 2310 2311 2312

2313 2315 2316 2317 2318 2401 2406 2407 2408 2409 2410 2411

2420 2425 2426 2427 2501 2510 2511 2513 2514 2515 2516 2517

2518 2519 2520 2521 2522 2523 2601 2602 2603 2604 2605 2606

2607 2608 2609 2610 2701 2702 2703 2704 2705 2706 2707 2708

2709 2710 2711 2712 2713 2714 2716 2717 2718 2719 2804 2805

2806 2807 2808 2809 2810 2811 2813 2814 2815 2816 2817 2818

2822 2824 2826 2827 2830 2831 2832 2835 2836 2838 2839 2840

2841 2842 2902 2903 2904 2905 2906 2907 2908 2909 2910 2911

2912 2913 2914 2915 2916 2917 2918 2919 2920 2921 2922 2923

2924 2925 2926 3001 3002 3003 3004 3006 3007 3008 3009 3010

3011 3012 3013 3014 3015 3016 3017 3104 3105 3106 3107 3108

3109 3110 3111 3112 3113 3114 3206 3302 3303 3304 3401 3402

3404 3405 3406 3502 3504 3506 3507 3511 3512 3514 3515 3601

3602 3603 3604 3605 3701 3702 3703 3704 3801 3802 3803 3804

3805 3806 3807 3808 3809 3810 3812 3813 3814 3815 3816 3817

3818 3819 3820 3902 3903 3904 4001 4002 4003 4004 4005 4006

4007 4008 4106 4113 4201 4202 4203 4204 4205 4206 4207 4208

4209 4210 4211 4212 4302 4303 4304 4305 4307 4309 4313 4314

4401 4408 4409 4601 4602 4603 4605 4606 4607 4608 4609 4610

4701 4902 4910 4912 4913 4914 5002 5105 5202 5301 5302 5306

5401 5602 5802 5803 5807 5907 6001 6002 6003 6009 6014 6102

6103 6104 6105 6109 6110 6111 6112 6113 6114 6115 6116 6117

6118 6119 6120 6121 6122 6301 6305 6308 6601 6606 6607 6608

6609 6701 6702 6703 6704 6705 6706 6707 6708 6709 6710 6711

6712 6713 6714 6715 6716 6717 6718 6719 6720 6801 6802 6803

6804 6805 6806 6807 6808 6809 6810 6811 6812 6813 6814 6901

6902 6903 6904 6905 6906 6907 6908 6909 6911 6912 6915 7101

7102 7103 7106 7107 7109 7609 8087.02 8093 8133 8141 8142 8175

8215 8236.03 8243 8260 8268 8269.01 8269.02 8273 8274 8290 8291 8294.01

8297

DeKalb 10 11 12

Jackson 107 108 109 111 112 113 114 115

Jefferson 509 510

Kane 8509 8515 8536 8537

Kankakee 110 114 115 116 123

Knox 8 9

Lake 8623 8624.01 8624.02 8626.05 8627 8628 8629.02

McDonough 104 105 106

McLean 1.04 2 4 5.01 15 16

Macon 1 3 5 6 7 8 9

Madison 4003 4005 4006 4007 4009.01 4013 4021 4024

Peoria 1 2 3 5 6 7 8 9 12 13 16 18

19

Pulaski 9711

Richland 9780

Rock Island 206 223 226 227 235 236 244

St. Clair 5004 5005 5006 5009 5011 5013 5014 5021 5022 5024.01 5025 5026.03

5027 5028 5029 5042.01 5045

Saline 9555

Sangamon 8 9 13 14 15 16 17 23 24

Vermilion 1 4 6 11

Will 8813 8819 8820 8821 8824 8825

Winnebago 10 11 12 20 24 25 26 27 28 29 31 32

SAMPLE TAX CREDIT CALCULATION METHODS

4% Credit Eligible 9% Credit Eligible

Eligible Basis $7,200,000 $6,800,000

- Historic Tax Credits $0 $0

Eligible Basis (If 1.3 Boost) $7,200,000 $8,840,000

x Applicable Fraction 100.0% 100.0%

= Qualified Basis $7,200,000 $8,840,000

x Applicable Percentage 3.50% 9.00%

=Tax Credit Amount $252,000 $795,600

=Tax Credit Amount

Total Project Cost $16,000,000

- Debt Financing -$6,800,000

- Equity Financing (Including Grants) -$1,750,000

- Deferred Developer Fee -$350,000

= Tax Credit Equity Needed $7,100,000

$1,047,600

Equity Gap Method

Qualified Basis Method

= Tax Credit Equity Needed $7,100,000

/ Net Cent Raise $0.79

= Tax Credits Needed $8,987,342

/10 Years $898,734

=Tax Credit Amount $898,734

$898,734(Lesser of Qualified Basis or Equity Gap Method)

Recommended Annual Tax Credit Amount:

Apartments

Street Address or Intersection of Property:

, , Illinois

2012 Supportive Housing Plan

Prepared by: (Developer Name)

Total number of units in project Number of Targeted Units (set-aside for State Referrals) Number of non-Targeted Permanent Supportive Housing units Number of units adaptable under Illinois Accessibility Code Number of units fully accessible to persons with mobility impairments Number of units accessible to persons with visual and/or hearing impairments New Construction (NEW) or Rehabilitation (REHAB) Non-Elderly (NE) or Single Room Occupancy (SRO)

Contact Information

Owner Management Agent Organization Primary Contact Phone Email Street Address City, State, Zip On-Site Services Coordinator* Lead Referral Agency Organization Primary Contact Phone Email Street Address City, State, Zip

*If applicable.

Development Name Page 2 2012 SH Plan

Supportive Housing Plan Apartments, , Illinois

I. Unit Mix and Accessibility Features – how the property will meet the needs of tenants:

A. Unit Mix – residential rent schedule by unit size and status.

B. Describe any adaptability, accessibility, universal design features and/or assistive technology beyond

the minimum required by applicable law. For example, the project may contain extra fully accessible units, roll-in showers or lever-style door handles.

II. Affordability – methods to ensure that tenants pay no more than 30% of income for rent:

Rents in the Targeted Units and the non-Targeted Supportive Housing units will be made affordable through (indicate all applicable):

30% AMI rents with no additional rental or operating subsidy Long-Term Operating Support Project-based (Section 8) Rental Assistance – see below Shelter Plus Care or HUD Supportive Housing Program (SHP) Operating Assistance* Other (please specify):

* Because only homeless households are eligible for units assisted with these sources, they may only be tied to non-Targeted Supportive Housing Units.

If a Public Housing Authority (PHA) is providing project-based rental assistance for the Project, the Owner should work with the PHA to determine whether rent-assisted units may be Targeted Units that are filled by referrals from the State referral network, or whether all rent-assisted units must be filled by referrals from the PHA’s existing waiting list(s). The PHA may allow the site to hold its own waiting list with its own preferences, OR the PHA may agree to allow the Targeted Units to be filled by referrals from the State referral network, if the remaining rent-assisted units can be filled by households on the PHA’s waiting list. It is up to the Owner to negotiate with the PHA regarding the source(s) of referrals for rent-assisted units, and to determine, based on this negotiation, whether the project-based rental assistance should be attached to the Targeted Units, or instead to other units within the Project.

# Bedrooms # Bathrooms Unit Size (sq ft) %AMI Target Total Units Monthly Rent Ex: 1 Ex: 1 Ex: 800 Ex: 60% Ex: 10 Ex: $500


If the project will utilize Project Based Rental Assistance in the Targeted and/or Non-Targeted Supportive Housing Units, please attach an MOU with the subsidy administrator that describes how the project will ensure that State Referrals to Targeted Units and/or Supportive Housing Populations referred to non-Targeted Supportive Housing Units will receive priority for those units.

III. Support Coordination - qualifications of the agency providing the on-site services coordinator.

PLEASE BE SURE TO ANSWER ALL OF THE ITEMS BELOW. Projects applying to provide Targeted Units only may skip this section.

A. Agency name, who it typically serves and where. B. Number of hours it will provide on-site support coordination.

C. Capacity to provide access to supportive services, and to maintain relationships with the management

agent and community service providers for the duration of the compliance period D. A history of engagement with other community agencies through the local Continuum of Care and/or

other cross-agency efforts. E. A history of serving clients transitioning from institutional settings.


IV. Access to Services Briefly describe how an array of services, including those aimed at housing retention, will be made available either on- or off-site for all Supportive Housing tenants to access according to their needs. Projects applying to provide Targeted Units only may skip this section.

V. Referral, Screening and Communication Plan This section outlines how On-Site Management, the Lead Referral Agency, and, if applicable, the On-Site Services Coordinator (collectively, the “Supportive Housing Partners”) will manage the referral and screening process, negotiate requests for Reasonable Accommodations and Modifications under Fair Housing Laws, protect the rights of tenants through delineation of separate functions of services provision and property management, and maintain communication, including in the event of staff turnover, for the duration of the compliance period.

A. Referral 1. How the Lead Referral Agency will determine and make referrals:

a. During preparation for initial lease-up of the property the Lead Referral Agency will

communicate regularly with a Referral Network comprised of other human services agencies to establish:

1) Commitments to participate in a referral process and provide follow-up as needed 2) A system to communicate and facilitate referrals when vacancies occur.

b. After working with other referral agencies to prioritize referrals, the Lead Referral Agency will

complete a Targeted Unit Referral Letter to send with applicants for Targeted Units. This will provide Management with one point of contact (the Lead Referral Agency) for the Targeted Units.

2. How the Lead Referral Agency will maintain contact with referrals and Management:

The Lead Referral Agency will act as the Management's main point of contact for tenants in Targeted Units. Management will contact the Lead Referral Agency when there is a concern or request regarding households in Targeted Units. In turn, the Lead Referral Agency will contact the appropriate agency member of the Referral Network, and that agency will make direct contact with a household they have referred. This will ensure that households in Targeted Units will have the opportunity to maintain contact with the agency that initially identified them as a potential referral, and will ensure that Management has one primary contact for Targeted households.


3. How the Lead Referral Agency will offer assistance with any issues that may arise during tenancy:

When the Lead Referral Agency is contacted by Management about the tenancy of a Targeted household, the Lead Referral Agency will contact the appropriate referral agency member of the Referral Network, as set forth above.

It is then the responsibility of that referral agency to make direct contact with the household in question. The tenant may refuse to interact with the referral agency, and that is the tenant's right. However, when the tenant accepts the referral agency's outreach efforts, the referral agency should work with the tenant to:

a. Connect the tenant with any appropriate services offered by the referral agency itself, b. Refer the tenant to other services providers in the community as needed, and c. Encourage the tenant to maintain communication with both Management and the referral

agency to develop solutions if there are problems that need to be addressed.

4. How the On-Site Services Coordinator, if applicable, will offer assistance with any issues that may arise during tenancy:

When the On-Site Services Coordinator is contacted by Management about the tenancy of a household, it is then the responsibility of that On-Site Services Coordinator to make direct contact with the household in question. The tenant may refuse to interact with the On-Site Services Coordinator, and that is the tenant's right. However, when the tenant accepts the On-Site Services Coordinator’s outreach efforts, the On-Site Services Coordinator should work with the tenant to:

a. Connect the tenant with any appropriate services offered on-site, b. Refer the tenant to other services providers in the community as needed, and c. Encourage the tenant to maintain communication with both Management and the On-Site

Services Coordinator to develop solutions if there are problems that need to be addressed.

B. Screening 1. How Management will screen referrals:

Management will follow the same income, credit, criminal record, rental history and other screening procedures for all applicants at the apartment community, according to Fair Housing Law. When an applicant is turned down based on failure to meet screening criteria, the applicant has the opportunity to ask for a Reasonable Accommodation.

2. How Management will negotiate Reasonable Accommodations and Modifications:

It is the responsibility of Management to share screening criteria and tenets of the lease with the Lead Referral Agency (who will, in turn, share the criteria with referral agency members of the Referral Network) and, if applicable, the On-Site Services Coordinator so that the applicable agency will be prepared to assist with requests for Reasonable Accommodations or Modifications when necessary. Management is legally required to consider requests for Reasonable Accommodations or Modifications made by people with disabilities. The prospective or current tenant's direct services provider should work with the prospective or current tenant to ensure that the request is reasonable and that it is well documented.

3. How Management will maintain contact with the Lead Referral Agency during a referral's tenancy:

Management will contact the Lead Referral Agency when:

a. There is an anticipated vacancy in a Targeted Unit b. A problem arises with the tenancy of a household in a Targeted Unit, or c. There is a concern or request regarding households in Targeted Units.


C. Communication The Supportive Housing Partners will maintain communication to accommodate staff turnover during the compliance period. Supportive Housing Partners are expected to return one another's phone calls and emails as promptly as possible to ensure that residents in tenants are offered the supports they may need to maintain their tenancy, and to minimize vacancies in Targeted Units. Supportive Housing Partners should supply primary and backup contacts to one another. This measure will help to ensure that in the event of staff turnover or absence, there will always be a contact at each agency that can support referrals to Targeted Units.

**IHDA may, at its sole discretion, require changes to this plan. Funding is contingent on IHDA

approval of a viable Supportive Housing Plan. By signing this document you agree to the above terms.**

VI. Agreement among Partners WHEREAS (the “Owner”) was awarded Financing from the Authority to finance and build housing units, known as (the “Project”) in , Illinois; and (the “Property Management Agency”) will manage the Project; and The 2012 Qualified Allocation Plan provides point-based incentives to Projects that target ten percent (10%) or more of the total units to households at or below 30% of Area Median Income (AMI) which are headed by persons with disabilities and referred through a State referral network; and (the “Lead Referral Agency”) provides, coordinates, or represents agencies that provide direct community-based services to persons with disabilities; and The Lead Referral Agency seeks to expand and support affordable housing opportunities for Supportive Housing Populations in their communities; THEREFORE, the Owner, the Lead Referral Agency and the Property Management Agency agree to the following supportive housing partnership to target apartment units (the “Targeted Units”) within the Project to persons with disabilities referred through a State referral network. **Only Projects with Additional non-Targeted Supportive Housing Units Should Complete This Section** The 2012 Qualified Allocation Plan provides point-based incentives to Projects with Targeted Units that also include non-Targeted Supportive Housing Units for households headed by persons with disabilities and households that are homeless or at-risk of homelessness, who need access to supportive services in order to maintain housing (the “Supportive Housing Populations”); (the “Services Partner Agency”) provides, coordinates, or represents agencies that provide direct community-based services to Supportive Housing Populations; and The Services Partner Agency seeks to expand and support affordable housing opportunities for Supportive Housing Populations in their communities; THEREFORE, the Owner, the Services Partner Agency and the Property Management Agency agree to the following partnership to offer apartment units (the “non-Targeted Supportive Housing Units”) within the Project to Supportive Housing Populations.


The Owner shall:

• Agree that the Targeted Units and the non-Targeted Supportive Housing Units will not be segregated within the property or in any way be distinguishable (beyond, if applicable, the presence of accessible features or assistive technology) from non-Supportive Housing units.

• Assure that the Targeted Units remain available to persons with disabilities and referred through a

State referral network, and that the purposes and spirit of this agreement are maintained through the compliance period.

• Assure that any special arrangements (rent adjustments, unit subsidies, arrangement for transportation

services, etc.) outlined in the Supportive Housing Plan are maintained through the compliance period. The Property Management Agency shall:

• Notify the Lead Referral Agency and, if applicable, the Services Partner Agency of initial lease-up 6 months

prior to anticipated occupancy certification or when marketing begins, whichever comes first. • Share tenant eligibility and screening criteria with the Lead Referral Agency and, if applicable, the Services

Partner Agency so that staff will be prepared to refer qualified tenants and assist them with requests for Reasonable Accommodations or Modifications when necessary.

• Educate initial and subsequent on-site property managers on the Supportive Housing Plan. • Agree that the Targeted Units and the non-Targeted Supportive Housing Units will not be

segregated within the property or in any way be distinguishable (beyond, if applicable, the presence of accessible features or assistive technology) from non-Supportive Housing units.

• Affirmatively market to persons with all types of disabilities, as may be described in the Project’s Affirmative

Fair Housing Marketing Plan. Projects may advertise as offering services for people with particular types of disabilities but must admit other persons with disabilities who may benefit from the services.

• In the event a referred applicant is denied housing, (1) notify the applicant and the Lead Referral Agency of

reason for denial, (2) accept and consider requests for Reasonable Accommodations in accordance with State and Federal Fair Housing Law, and (3) hold unit open until the request process is complete.

• For a period of 90 days from the date of the first certificate of occupancy, establish a preferential leasing

opportunity for the Targeted Units specified in this agreement, prioritizing households referred via the Lead Referral Agency for the Targeted Units.

• In the event a vacancy occurs at the property and not all Targeted Units are filled with referred

persons, notify the Lead Referral Agency and hold the unit open for a period no less than 30 days from the date the Lead Referral Agency is made aware of the vacancy. If no eligible applicant is referred within 30 days, the unit may be rented to any eligible applicant. This process is repeated until Targeted Units are occupied by referred persons.

• Communicate tenancy issues with the Lead Referral Agency in a timely manner. • Facilitate communication with the Lead Referral Agency and, if applicable, the Services Partner Agency by

designating, and maintaining in the event of staff turnover, a named individual as the primary contact on matters related to the Targeted and, if applicable, non-Targeted Supportive Housing Units.


The Lead Referral Agency shall: • Coordinate with local human services agencies (the “Referral Network”) to refer applicants to the Property

Management Agency, at initial rent up and in the event of vacancies, for the duration of the compliance period.

• Maintain a waiting list of referrals in the event of vacancies in the Targeted Units. • Provide a standard referral form for each household referred to a Targeted Unit, to help the Property

Management Agency differentiate referrals for Targeted Units from general referrals made by agencies not involved in the Referral Network.

• Act as liaison between the Property Management Agency and Targeted Unit residents’ referral agencies to

address issues with the application process and tenancy, should they arise. This includes contacting the appropriate member of the Referral Network, so that agency can make direct contact with a household they have referred. This will ensure that households in Targeted Units will have the opportunity to maintain contact with the agency that initially identified them as a potential referral, protect household confidentiality, and ensure that the Property Management Agency has one primary contact for households in Targeted Units.

• Facilitate access to an array of supportive services for Targeted Unit tenants offered by human services

agencies participating in the Referral Network. These services shall be available to said tenants on an as-needed basis, and receipt of these or any other services shall not be a condition of tenancy.

• Facilitate communication with the Property Management Agency and the Referral Network by designating,

and maintaining in the event of staff turnover, named individuals as the primary contact and as the back-up contact on matters related to Targeted Units.

• Monitor the status of the local Housing Choice Voucher (Section 8) waiting list and alert the Referral

Network when the list is open, so that households referred to Targeted Units can apply for such assistance. **Only Projects with Additional non-Targeted Supportive Housing Units Should Complete This Section** The Services Partner Agency shall:

• Provide an on-site Support Coordinator(s) for hours per week to offer services/support coordination

as needed, requested and accepted by tenants. • Assist Supportive Housing applicants in the application process, including requesting and negotiating

Reasonable Accommodations and Modifications, if applicable, and as needed and accepted.

• Facilitate access to community-based supportive services offered by the Services Partner Agency and other area human services agencies for tenants, regardless of the tenant’s diagnosis. It is understood and agreed that these services shall be available to said tenants on an as-needed basis, and that receipt of these or any other services shall not be a condition of tenancy.

• Facilitate communication with the Property Management Agency by designating, and maintaining in the

event of staff turnover, a named individual as the primary contact on matters related to Supportive Housing Units.

• Protect the confidentiality of tenants by sharing with the Property Management Agency only that

information which is related to tenancy.


All parties to this Agreement shall:

• Agree that the Owner and the Property Management Agency are responsible for meeting compliance requirements established by IHDA and any other applicable funding agencies.

• Agree that the Owner and the Property Management Agency are responsible for maintaining the property

for the benefit of all the tenants. • Agree that the Property Management Agency, the Lead Referral Agency, and, if applicable, the Services

Partner Agency are responsible for communicating as needed to assist with housing retention of Supportive Housing tenants, to the extent that such assistance is accepted by the tenants.

• Agree that the provisions and the spirit of this agreement notwithstanding, decisions on the admittance

and/or retention of tenants according to Fair Housing and IL Landlord Tenant Law are the responsibility of the Property Management Agency.

• Agree that the terms of the Supportive Housing Plan for the Project prepared jointly by the Owner, the

Property Management Agency, the Lead Referral Agency, and, if applicable, the Services Partner Agency, including maintenance of a clear separation of property management and supportive service provision functions within or among partner organizations to assure confidentiality of tenant information, are hereby incorporated by reference.

• Agree that tenant participation in supportive services will not be a condition of tenancy. • Agree that in the event that disagreements or difficulties arise that they are unable to resolve through open

and cooperative dialogue, they will seek assistance in resolving these conflicts from the Authority. IN WITNESS WHEREOF, the parties have executed, or caused this agreement to be executed by their duly authorized representatives, as of the date below written. ____________________________________________________________ ______________ Owner Contact, Title: Date Owner Name: Phone Number: ____________________________________________________________ ______________ Property Management Agency Contact, Title: Date Property Management Agency Name: Phone Number: ____________________________________________________________ ______________ Lead Referral Agency Contact, Title: Date Lead Referral Agency Name: Phone Number: ____________________________________________________________ ______________ Services Partner Agency Contact, Title: Date Services Partner Agency Name: Phone Number:

Illinois Housing Development Authority

Appraiser Firms

~Board Approved~

as of October 19, 2007

Applied Real Estate Analysis

Andy Prodanovic

914 S. Wabash Avenue

Chicago, IL 60605

(312) 461-9332

(312) 461-0015 fax

Appraisal Research Counselors, Ltd.

Ron DeVries

400 E. Randolph Street, Suite 715

Chicago, IL 60601

(312) 565-3432

(312) 565-3436 fax

Development Strategies

Brad Beggs

10 S. Broadway, Suite 1500

St. Louis, MO 63102

(314) 421-2800

(314) 421-3401 fax

Great Realty Advisors

Richard Knitter

401 N. Michigan Avenue, Suite 1200

Chicago, IL 60611

(312) 644-7328

(312) 644-7360 fax

Howard B. Richter & Associates, Inc.

Howard B. Richter

707 Lake Cook Road, Suite 110

Deerfield, IL 60015

(847) 714-0900

(847) 714-0901 fax

Keith M. Kramer Associates, Inc.

Keith M. Kramer

1724 Clarkson Road, Suite 108

Chesterfield, MO 63017

(636) 532-9626

(636) 532-2147 fax

Urban Real Estate Research, Inc.

Art Murphy

316 N. Michigan Avenue, Lower Level

Chicago, IL 60601

(312) 943-9700

(312) 943-4906 fax

Bank Review Procedures Purpose: To review the creditworthiness of banks and/or their respective holding companies selected by developers for letters of credit (“LCs”) issued to the Authority as collateral for various stages of risk, including but not limited to:

- Assurance of Completion - Equity - Initial Operating Deficit & Reserves - Working Capital - Operating Shortfall - Stored Materials

Credit Rating and Bank Capitalization Data Sources and Analysis:

- Kroll Bond Ratings, U.S. Banks Credit Ratings used first. o “C+” and above is acceptable o Data updated by Kroll quarterly o Ratings lag one quarter o Subscriber-based service – subscription required o Bank staff may call to receive their Kroll rating: 301-662-1011

- If no Kroll rating, or unacceptable Kroll rating, use Standard & Poor’s or

Moody’s Long-Term Issuer and Long-Term Senior Unsecured Debt Ratings. o Rating of “A” or better in both categories is acceptable o Data updated by rating agencies on an ongoing basis o Ratings available to public

Standard and Poor’s: 212-438-2400 Moody’s: 212-553-0377

- If no Standard and Poor’s or Moody’s Rating, use Fitch Long-Term Issuer

Rating. Rating of “A” or better is acceptable. o Data updated by rating agency on an ongoing basis o Ratings available to public: 800-893-4824

- For banks not rated by any of the above, use Fitch Scoring Model (for

non-rated banks) for Illinois banks. o 1-3 acceptable o Data updated by Fitch quarterly o Ratings lag at least one quarter o Subscriber-based service – subscription required

- Must have an acceptable rating by at least one of the four rating

agencies noted above.

- FDIC Financial Report

o Each bank and associated holding company reviewed o In all cases, IHDA’s total LOC exposure not to exceed 10% of the

bank in question’s total equity capital o Data updated annually

Timeline Considerations: For new LC requests:

- Finance will verify the bank rating and capitalization upon request of the Multifamily or Legal departments.

- If “not approved”, sponsor must either secure a letter of credit from

another bank or (if sponsor wishes to use bank which is not individually approved) receive a wrap from a bank which does carry an acceptable rating.

For existing LCs:

- Finance department will review all bank ratings on a quarterly basis or when a significant event occurs which alters a bank’s rating. In either case, should a bank rating decline below the threshold, that bank must be replaced or seek a wrap. Per the loan documents, project owners will have 15 days from the date of notice to replace or wrap the letter of credit.

- For a letter of credit expiring within one year, use Standard & Poor’s or Moody’s “Short Term” issuer and senior unsecured debt ratings. If S&P’s long-term rating is A+, a short-term rating may not exist. In these cases, the long–term rating is to be used. For Moody’s short-term ratings P-1 through P-3 is acceptable.

Any or all portions of the above procedures are subject to change without notice. Any questions regarding the procedures above should be directed to Christian Froelich ([email protected]) in the Finance Department.