99-346 C.M.R. ch. 16, § 6 - SCORING CRITERIA
The Applicant must complete all information and submit all documentation required to be eligible for points.
Project Characteristics
The Project site exhibits one or more of the following characteristics (1 point for each that applies):
or
The Project includes the rehabilitation of a certified historic structure using capital contributions generated from federal and state historic rehabilitation tax credits.
The Project provides a set-aside for at least 20%, but not less than 4 of the units, for Persons Experiencing Homelessness or persons who have disabilities, are victims of domestic violence, or have other special housing needs, to create permanent supportive housing for persons who require that level of intervention within the special needs populations.
The Applicant must set aside units for the specific population(s) that qualify for the set- aside, maintain a separate waiting list for these units and make appropriate, voluntary services available through a qualified third-party provider other than the resident service coordinator required under Section 5. J. Additional funding from the Housing Trust Fund and/or Project-based Vouchers will be made available as necessary.
The Project is for families and a minimum percentage of the Credit Units are two and/or three or more bedroom units as follows:
Project for Families with Minimum Percentage of Credit Units by Bedroom Size |
Points |
At least 50% of the Credit Units are two or more bedroom units and at least 20% of the Credit Units are three or more bedroom units |
6 points |
At least 70% of the Credit Units are two or more bedroom units |
3 points |
One (1) point for each unit that
Type of Project |
Maximum Points |
Projects providing Housing for Older Adults |
12 points |
Projects that are not specifically for Older Adults or Families, having only 1 BR and/or efficiency units |
9 points |
Family Projects |
6 points |
Financial Characteristics
The Applicant agrees to accept and use any funding from MaineHousing's National Housing Trust Fund program for the Project. Any funding award will require a certain number of units in the Project to be affordable to and occupied by Extremely Low Income households. Awarding points is not a commitment of funding from the National Housing Trust Fund.
Points are based on the percentage by which the acquisition costs are less than the average acquisition costs for a project of its type as follows:
Type of Project |
Average Acquisition Cost |
Acquisition and rehabilitation of existing housing |
$60,500 per unit |
New construction |
$7,500 per unit |
Adaptive Reuse |
$10,500 per unit |
For purposes of this subsection, acquisition costs include
The value of any project reserves transferred to the Project as part of the acquisition and included in the purchase price will not be included for purposes of this subsection.
Percentage of Project's Acquisition Cost as compared to Average Acquisition Cost |
Points |
0% to 1% (nominal) |
5 points |
>1% to 20% |
4 points |
>20% to 40% |
3 points |
>40% to 60% |
2 point |
>60% to 80% |
1 point |
Points are based on the percentage of the Project's annual incremental property tax revenue returned to the Applicant or foregone by the taxing authority as follows:
Percentage and Duration of Tax Benefit or Relief |
Points |
50% to <75% for at least 15 years |
1 point |
50% to <75% for at least 30 years |
2 points |
[GREATER THAN EQUAL TO] 75% for at least 15 years |
2 points |
[GREATER THAN EQUAL TO] 75% for at least 30 years |
3 points |
Only Tax Increment Financing, payment in lieu of taxes, abatement, or other property tax relief arrangement approved by the taxing authority and all other applicable governing entities is eligible. A Project that is either a) located in a jurisdiction that does not assess property taxes or b) exempt from property taxes will be awarded one (1) point.
Funding made possible by an Affordable Housing TIF will not be eligible unless the Applicant submits a complete application for the TIF at least 30 calendar days before the applicable Application deadline (Tuesday, August 20, 2024 for the 2025 State Ceiling and Tuesday, August 19, 2025 for the 2026 State Ceiling.
Project Location
Points are based on the need for the type of housing in an area as follows:
Projects providing Housing for Older Adults |
|||
Service Center Community |
Points |
||
Auburn |
Kennebunk |
Scarborough |
10 points |
Augusta |
Kittery |
Skowhegan |
|
Bangor |
Lewiston |
South Portland |
|
Bath |
Old Orchard Beach |
Topsham |
|
Biddeford |
Portland |
Waterville |
|
Brunswick |
Presque Isle |
Westbrook |
|
Falmouth |
Saco |
Windham |
|
Freeport |
Sanford |
Yarmouth |
|
Bar Harbor |
Dexter |
Norway |
8 points |
Belfast |
Dover-Foxcroft |
Oxford |
|
Blue Hill |
Ellsworth |
Rockland |
|
Brewer |
Fort Kent |
Rockport |
|
Bridgton |
Gardiner |
Rumford |
|
Camden |
Hallowell |
Southwest Harbor |
|
Caribou |
Madawaska |
Van Buren |
|
Damariscotta |
Mexico |
Wiscasset |
|
Bethel |
Farmington |
Millinocket |
6 points |
Bingham |
Greenville |
Newport |
|
Guilford |
Houlton |
Paris |
|
Boothbay Harbor |
Jackman |
Pittsfield |
|
Calais |
Limestone |
Rangeley |
|
Cornish |
Lincoln |
Stonington |
|
Danforth |
Mars Hill |
Thomaston |
|
Eastport |
Millbridge |
Winter Harbor |
Other Housing Projects (not specifically for Older Adults) |
|||
Service Center Community |
Points |
||
Auburn |
Farmington |
Scarborough |
10 points |
Augusta |
Lewiston |
Skowhegan |
|
Bangor |
Old Orchard Beach |
South Portland |
|
Bath |
Orono |
Waterville |
|
Biddeford |
Portland |
Westbrook |
|
Brewer |
Rumford |
Windham |
|
Brunswick |
Saco |
||
Caribou |
Sanford |
||
Bar Harbor |
Hallowell |
Norway |
8 points |
Blue Hill |
Houlton |
Paris |
|
Dexter |
Kittery |
Presque Isle |
|
Ellsworth |
Limestone |
Rockland |
|
Falmouth |
Madawaska |
Rockport |
|
Fort Kent |
Mexico |
Topsham |
|
Millinocket |
Yarmouth |
||
Gardiner |
Newport |
||
Ashland |
Danforth |
Stonington |
4 points |
Bethel |
Dover-Foxcroft |
Thomaston |
|
Lincoln |
Greenville |
Van Buren |
|
Bridgton |
Machias |
Winter Harbor |
|
Calais |
Oxford |
Wiscasset |
|
Columbia Falls |
Patten |
||
Cornish |
Rangeley |
||
Damariscotta |
Southwest Harbor |
For each QAP round, municipalities receive their Housing Need score from the immediately preceding QAP if that score was higher.
Two (2) points if the Project is located within the boundaries of and contributes to the revitalization goals and efforts identified in a Community Revitalization Plan.
Two (2) points if the Project is located in a QCT and at least 20% of the units are market rate.
One (1) extra point if the Project also involves the preservation of existing Affordable Housing.
Smart Growth Feature |
Points |
Access to Public Transportation. The Project is located within a Safe Walking Distance (½ mile or less) of a designated pick-up location for existing Fixed-route Public Transportation. |
5 points |
Demand Response Transportation. Demand Response Transportation is available to all tenants with no eligibility criteria that would limit or deny service. |
5 points |
Proximity to Activities Important to Daily Living. Activities Important to Daily Living are located within not more than a ½ mile of the Project. (1 point per Activity) |
Up to 5 points |
Sponsor Characteristics
MaineHousing must approve both the design to be submitted to the municipality and the State and the final design, including all plans, details and specifications. The Project and any Related Developments must have all
As of the Application date, the timeframe to appeal all such approvals must have expired with no appellate action being taken, or all appeals have been resolved.
Points are based on the development experience of the Applicant, any Principal thereof, or Affiliates of either as follows:
Successfully completed at least one multifamily rental housing project with MaineHousing funding or completed at least one LIHTC Project in another state(s). |
5 points |
Experience successfully developing and operating multifamily rental housing or experience managing Affordable Housing, and the Applicant has a contract with a qualified LIHTC consultant to develop the Project. |
4 points |
Experience successfully developing and operating multifamily rental housing. |
3 points |
Points reductions are based on the recent performance of the Applicant. MaineHousing may reject the Application if it determines outstanding deficiencies are not addressed, or require financial statements from the Applicant, Principals thereof, or Affiliates.
Has been 60 calendar days or more delinquent in the payment of any MaineHousing loan since September 22, 2014 (except delinquencies resulting from the delay or loss of Section 8 housing assistance payments), was declared in default by MaineHousing, or needed a financial workout for any project within the last 5 years. |
-2 points |
Had LIHTC Projects still in their Compliance Period had a year-end operating deficit, in the last full Fiscal Year, unless the operating deficit was fully funded by the Application deadline. |
-2 point |
Was (a) issued an IRS Form 8823 from owner non-performance; or (b) had an IRS audit finding resulting in a recapture event, since September 22, 2016. MaineHousing may consider, in its sole discretion, whether (a) or (b) resulted directly from: the Applicant's non-performance, the performance of an unaffiliated third-party, or something outside the control of any affiliated party provided it was corrected appropriately within a reasonable timeframe. |
-1 point |
The company that will manage the Project has at least
one (1) staff person with a minimum of three (3) years of experience successfully managing: (a) at least one (1) LIHTC Project; or (b) at least one (1) low income housing property developed under a Federal program that is substantially similar to LIHTC, to be determined at MaineHousing's sole discretion. |
1 point |
one (1) staff person with LIHTC training for every 150 units in LIHTC Project(s) the company plans to manage. |
1 point |
Management Companies which have shown instances of poor performance in their management of LIHTC Projects still in their Compliance Period may lose points as follows.
The average of the most recent physical plant inspection scores as of June 30 before the Application deadline is below Above Average. |
-1 point |
The average of Project Reports submission scores for the last reporting period as of June 30 before the Application deadline is below Above Average. |
-1 point |
The average of the most recent Management and Occupancy Review scores as of June 30 before the Application deadline is below Above Average. |
-1 point |
If more than one Application has the same score, the Application for the least amount of Credit and 0% deferred debt from MaineHousing per unit will have priority. If the Applications request the same amount of these resources, the Application with the most acceptable plan to convert the Project to affordable homeownership for the residents after the Extended Use Period will have priority. The plan must describe the process for transferring ownership to the residents, the purchase price or process for determining it, any financial assistance available for residents (including any reserves), how the affordability will be maintained, and must provide for homebuyer counseling and professional representation of the residents at the time of the conversion.
MaineHousing will notify each Applicant of its initial score in writing. If MaineHousing assigns a score in a scoring category which is lower than the score the Applicant assigned itself in the scoring category, the Applicant will have five business days from such written notice to demonstrate to MaineHousing that the Application as submitted should receive the higher score. MaineHousing will then make a final determination of scores and the ranking of Applications.
Notes
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