Utility Allowances: Texas and Everywhere Else #MAX17 #MAX17. Tuesday, October 3 10:45 am 11:45 am
|
|
- Myron Perry
- 6 years ago
- Views:
Transcription
1 Utility Allowances: Texas and Everywhere Else Tuesday, October 3 10:45 am 11:45 am
2 Meet the Experts Collin Campbell George McMannis Stephanie Naquin Anthony Phillips Business Development/Sales Manager Zappling/2rw Consultants Vice President of Compliance and Operations BWI, LLC Multifamily Compliance Novogradac & Company, LLC Utilities Manager Herman & Kittle Properties
3 Utility Allowances Treasury Regulation Federally approved methodologies Recently revised March 3, Audit Guide, Chapter 18 Identifies compliance Texas Administrative Code, Chapter 10, Subchapter F, TDHCA s rule that details how methodologies are implemented in Texas
4 Utility Allowances Include utilities paid by the resident Paid directly to the utility provider Paid to, or through, the owner of the building Is the billing based on the tenant s actual consumption (Submetering)? If the billing based on a Ratio Utility Billing System (RUBS)?
5 Utility Allowances Considered Alternative Utility Allowance Methods Utility Allowance Methodologies 1. Rural Housing Services (RHS) 2. Housing and Urban Development (HUD) 3. Public Housing Authority (PHA) 4. Written Local Estimate 5. HUD Utility Schedule Model 6. Energy Consumption Model 7. Actual Use Method/Agency Estimate
6 Utility Allowances RHS Assisted Buildings RHS! Buildings with RHS Assisted Tenants
7 Utility Allowances Project Based Section 8 Public Housing HOME Units HUD- Regulated Buildings No RHS! Note These are NOT all the programs that would make a HTC Building HUD-Regulated. These are just the most common.
8 Utility Allowances Other Buildings Public Housing Authority (PHA) Utility Provider Estimate/Written Local Estimate HUD Utility Schedule Model (HUM) Energy Consumption Model Agency Estimate/Actual Use Method
9 Utility Allowances Include any flat fees Must be the most applicable Housing Authority to the development PHA Energy Efficient, Correct Building Types, etc Publishes a utility allowance for the Section 8 Housing Choice Voucher (HCV) Program
10 Utility Allowances Utility Provider Estimate Must be issued from a residential utility provider that provides service to the residential buildings Estimate for units of similar size & construction in the same geographic area Signed by the Utility Provider and include all Component Charges
11 Utility Allowances HUD excel Workbook Green discounts available HUSM Webbased version available Rates used must be within 60 days of effective date Uses property s zip code to determine climate data
12 Utility Allowances Energy Consumption Model calculated by a properly licensed engineer or other qualified professional Take into consideration building specific factors Rates used must be within 60 days of effective date Licensed Mechanical Engineer in Texas ONLY unit size, building orientation, design and materials, mechanical systems, appliances, characteristics of the building location, and available historical data
13 Utility Allowances Agency Estimate Only method that uses the actual consumption data for the tenants of the building limited to the building s consumption data for the 12-month period In general, the rates in effect no eelier that 60 days prior to the beginning of the 90 day notification period are applied to the consumption averages Includes all applicable component charges Monthly base charges Cost per unit of measure (e.g. kwh, gallons, etc ) Taxes
14 Utility Allowances Combining Methodologies With the exception of RHS buildings and HUD regulated buildings, owners may combine methodologies Be careful different methods have different annual review requirements and effective dates!
15 Utility Allowances Effective Dates RHS/HUD PHA Alternative Utility Allowance Methods Date prescribed under the applicable RHS or HUD program 90 days after the change is made available Can be implemented sooner Rent due 90 days after the date of posting Must wait the 90 days before implementing
16 Utility Allowances When doe the 90-day notification period begin? Methodology Beginning of 90 Days Utility Provider Estimate Date of letter from Utility Provider HUD Utility Model Schedule Energy Consumption Model Date entered as Form Date 60 days after the end of the last month which data was used to compute the estimate Agency Estimate Date allowance is approved by the Agency
17 Utility Allowances Annual Review Requirements RHS / HUD PHA Alternative Methods Comply with RHS/HUD Program Requirements Must check periodically for change Once a Calendar Year Must post for residents Agency approval required
18 3 ways to vet alternative Utility Allowances 3 rd party vendors (like Collin) *for portfolios of all sizes In-house with existing Compliance staff (like George) *for small to mid-sized portfolios In-house with a dedicated UA staff (like myself at HKP) *for larger portfolios
19 Agency vs. Vendor Provided Services Public Housing Authority (PHA) Estimate State Housing Finance Agency Estimate Agency Provided Service Utility Company Estimate Energy Consumption Model (Engineered) Vendor Provided Service Actual Consumption Model HUD Utility Schedule Model (HUSM)
20 Engineered/Energy Consumption Model Utility Allowance Process Collect Building Plans Complete Simple Setup Form 15 Business Days to Complete and QA/QC Review Results with Owner Rep. Complete HFA Submission
21 2017 Result Comparisons Sample Location Birmingham, Alabama Miami, Florida Brookfield, CT Columbus, South Carolina Boston, MA Canton, Mississippi Albany, Georgia Denver, CO Elizabethtown, Kentucky Columbus, OH Public Housing Authority or HUD HUSM 1BR ($178), 2BR ($245), 3 BR ($336), 4BR ($424) Energy Consumption Model or Engineered Utility Allowance 1BR ($132), 2BR ($144), 3BR ($160), 4BR ($178) 2BR ($132), 3BR ($196) 2BR ($90), 3BR ($102) 2BR ($92), 2BR ($92) 2BR ($65), 2BR ($67) 2BR ($186), 3BR ($219) 2BR ($140), 3BR ($145) 1BR ($63), 2BR ($87), 3BR ($111) 2BR ($151), 3BR ($200), 4BR ($205) 1 BR ($45), 2BR ($55), 3BR ($67) 2BR ($95), 3BR ($123), 4BR ($161) 1BR ($48), 2BR ($57) 1 BR ($30), 2BR ($34) 1BR ($50), 2BR ($57), 3BR ($67) 1BR ($149), 2BR ($180), 3BR ($210), 4BR ($257) 1BR ($38), 2BR ($46), 3BR ($55) 1BR ($97), 2BR ($119), 3BR ($129), 4BR ($141) 3BR ($209), 3BR ($292) 3BR ($152), 3BR ($154) Average Additional Rent Revenue Per Month $142 per unit, $68 per unit, $28 per unit, $60 per unit, $31 per unit, $59 per unit, $21 per unit, $12 per unit, $78 per unit, $98 per unit,
22 Small Developer What are the costs?
23 Does it really matter? Bedroom Size Public Housing Authority Utility Allowance HUSM 1 Bedroom $98.00 $ Bedroom $ $68.00 Additional Rent Revenue Per Month $42 per unit, $63 per unit, One Bedroom: $55,440 Two Bedroom: $54,432
24 Implementation Three Step Process Step 1 HUSM Step 2 Energy Consumption Step 3 Portfolio Expansion and Maximization Partnerships State of Indiana (IHCDA) Industry Collaboration
25 Compare/Combine the Methods
26 Maintain the Schedule
27 Maintain the Process
28 The Results Current Utility Allowances vs. PHA HKP Portfolio as of Difference between UA implemented and PHA Utility Allowance Assumes: 100% Occupancy 12 Months use of UA Max Rents Tax Credit Properties: 106 Tax Credit Units: 9,340 UA Types: Electric, Water, Sewer, Natural Gas ~ $3.6MM in Potential Rental Revenue
29 The Results Current Utility Allowances vs. PHA HKP Portfolio as of Yearly $3,572,832 potential revenue $33,705 per property $383 per unit Monthly $297,736 potential revenue $2,808 per property $31.88 per unit Tax Credit Properties: 106 Tax Credit Units: 9,340
30 UA Methods: What the States Allow PHA Utility Allowance Utility Company Estimate HUD Utility Schedule Model Actual Consumption Estimate Engineer Estimate (Energy Consumption Model) Alabama YES YES YES NO YES Florida YES YES NO NO YES* Georgia YES YES YES YES YES Illinois YES YES YES YES YES Indiana YES YES YES YES YES Kansas YES YES YES YES YES Kentucky YES YES YES YES YES Louisiana YES YES YES YES YES Michigan YES YES YES YES YES Mississippi YES YES YES YES YES Ohio YES YES YES NO* YES Oklahoma YES YES YES NO YES South Carolina YES YES YES NO YES Texas* YES YES YES YES YES Wisconsin YES YES YES NO YES
31 Engineered Allowances by State
32 2017 Result Comparisons in Texas Location Public Housing Authority Utility Allowance Energy Consumption Model or Engineered Utility Allowance Average Additional Rent Revenue Per Month Dallas Area, TX 1BR ($94), 2BR ($124), 3BR ($174), 4BR ($214) 1BR ($84), 2BR ($109), 3BR ($136), 4BR ($159) $30 per unit, San Antonio Area, TX 1 BR ($94), 2BR ($124), 3BR ($174) 1BR ($83), 2BR ($109), 3BR ($136) $21 per unit, Fort Worth Area, TX 1 BR ($148), 2BR ($216), 3BR ($305) 1BR ($81), 2BR ($93), 3BR ($110) $128 per unit, Houston Area, TX 1BR ($113), 2BR ($126), 3BR ($137) 1 BR ($84), 2BR ($96), 3BR ($107) $29 per unit, Austin Area, TX 1BR ($47), 2BR ($61), 3BR ($74) 1BR ($22), 2BR ($23), 3BR ($25) $37 per unit,
33 Monthly And Annual Increases In Revenue Location (Number of Units) Average Additional Rent Revenue /Month Monthly Increase In Rent Revenue For Property Annual Increase In Rent Revenue For Property Dallas Area, TX (322) $30 per unit, $9,660/Month $115,920/Year San Antonio Area, TX (90) $21 per unit, $1,890/Month $22,680/Year Fort Worth Area, TX (140) $128 per unit, $17,920/Month $215,040/Year Houston Area, TX (96) $29 per unit, $2,784/Month $33,408/Year Austin Area, TX (140) $37 per unit, $5,180/Month $62,160/Year
34 Contact Us Collin Campbell George McMannis Stephanie Naquin Anthony Phillips tle.com
Utility Allowances
10.614 Treasury Regulation 1.42-10 Federally approved methodologies Recently revised March 3, 2016 8823 Audit Guide, Chapter 18 Identifies compliance 10TAC 10.614 TDHCA s rule that details how methodologies
More informationmemorandum utility allowance options gross rents in compliance Owners and Management Agents of Low Income Housing Tax Credit Developments to:
memorandum to: from: Owners and Management Agents of Low Income Housing Tax Credit Developments Masouda Omar, Manager, Multifamily Program Compliance, Asset Management date: Updated May 10, 2017 subject:
More informationTEXAS DEPARTMENT OF HOUSING AND COMMUNITY AFFAIRS January 1, 2016
TEXAS DEPARTMENT OF HOUSING AND COMMUNITY AFFAIRS January 1, 2016 TEXAS DEPARTMENT OF HOUSING AND COMMUNITY AFFAIRS TDHCA Governing Board Approved Draft of Proposed Amendments to the Compliance Monitoring
More informationBusiness Creation Index
Business Creation Index December 2016 National Association of REALTORS Research Department Introduction The new Business Creation Index (BCI) was created to monitor local economic conditions from the perspective
More informationThe Subject Section. Chapter 2. Property Address
Chapter 2 The Subject Section The SUBJECT section of the URAR introduces the appraisal assignment by presenting important information about the subject property. The SUBJECT section provides spaces for
More informationInvestor Presentation 2007
Investor Presentation 2007 1 Forward Looking Statements This presentation contains forward-looking statements within the meaning of the federal securities laws. These statements reflect management s current
More information(904) (904)
Press Release For more information: Media contact: Investor contact: Michelle Kersch Nancy Murphy (904) 854-5043 (904) 854-8640 michelle.kersch@lpsvcs.com nancy.murphy@lpsvcs.com LPS Home Price Index Report:
More informationMULTIFAMILY TAX SUBSIDY PROJECT INCOME LIMITS
MULTIFAMILY TAX SUBSIDY PROJECT INCOME LIMITS This chart is provided as a guide only for the following programs: Low Income Housing Tax Credit (LIHTC) Hula Mae Multi-Family Bonds (HMMF) Rental Housing
More informationVSIP POSITION LISTING American Federation of Government Employees
HQ Washington, DC Office of Public Housing Investments Public Housing Revitalization Specialist GS 15 11 Public Housing Revitalization Specialist GS 14 14 Public Housing Revitalization Specialist GS 13
More informationState Housing Trust Fund Revenues 2017
Center for Community Change Project www.housingtrustfundproject.org State Revenues 2017 State Revenue Sources Notes Alabama No revenue Arizona State Unclaimed Property Fund; net revenue from AHFA s single
More information(904) (904)
Press Release For more information: Media contact: Investor contact: Michelle Kersch Nancy Murphy (904) 854-5043 (904) 854-8640 michelle.kersch@lpsvcs.com nancy.murphy@lpsvcs.com LPS' April HPI Report:
More informationLPS Home Price Index Report: October Transactions U.S. Home Prices Up 0.3 Percent for the Month; Up 4.3 Percent Year-Over-Year
Press Release For more information: Media contact: Investor contact: Michelle Kersch Nancy Murphy (904) 854-5043 (904) 854-8640 michelle.kersch@lpsvcs.com nancy.murphy@lpsvcs.com LPS Home Price Index Report:
More informationREALTOR.COM MARKET OUTLOOK
REALTOR.COM MARKET OUTLOOK Realtor.com Economics May 2018 MOST COMPETITIVE SEASON ON RECORD Key expectations from realtor.com Existing Home Sales Struggle to Break Out Supply: Inventory, Prices, Affordability
More informationSources Consulted. International Association of Assessing Officers Standard on Ratio Studies (draft version). February.
Sources Consulted IAAO Publications International Association of Assessing Officers. 1999. Standard on Ratio Studies (draft version). February. Chicago International Association of Assessing Officers.
More informationUnderstanding Whom the LIHTC Program Serves
Understanding Whom the LIHTC Program Serves Data on Tenants in LIHTC Units as of December 31, 2014 U.S. Department of Housing and Urban Development Office of Policy Development and Research Understanding
More information(904) (904)
Press Release For more information: Media contact: Investor contact: Michelle Kersch Nancy Murphy (904) 854-5043 (904) 854-8640 michelle.kersch@lpsvcs.com nancy.murphy@lpsvcs.com LPS Home Price Index Report:
More informationU.S. Home Price Insights Report
U.S. Home Price Insights Report FEATURING CORELOGIC HPI Through September 2015 with Forecasts From October 2015 CoreLogic HPI National Overview With the September release, the CoreLogic HPI posted a gain
More informationThe Challenges of Managing Combined Funding Properties
Gwen Volk CPM, NAHP-e, FHC,SHCM, HCCP, FHC, RAM GWEN VOLK INFOCUS, INC. The information on the handout, on the slides, and presented verbally in this course is intended as a guide. Agency compliance manuals,
More informationI. The Affordability Problem in Boston II. What is Affordable? III.Housing Costs IV.Housing Production V. What Can Public Policy Do? I.
October 23, 2017 I. The Affordability Problem in Boston II. What is Affordable? III.Housing Costs IV.Housing Production V. What Can Public Policy Do? I. What is it Already Doing? II. Case Studies 2 West
More informationBlack Knight Home Price Index Report: June Transactions U.S. Home Prices Up 0.8 Percent for the Month; Up 5.5 Percent Year-Over-Year
For more information: Press Release Media contact: Michelle Kersch (904) 854-5043 michelle.kersch@bkfs.com Black Knight Home Price Index Report: June Transactions U.S. Home Prices Up 0.8 Percent for the
More informationFY 2013 Fair Market Rent Documentation System
Page 1 of 8 FY 2013 Fair Market Documentation System The Final FY 2013 Fort Bend County FMRs for All Sizes The following table shows the Final FY 2013 FMRs by unit bedrooms for Fort Bend County, Texas.
More informationNo Survey Required w/ Survey. Affidavit. Affidavit. Affidavit
STATE Purchase Residential Refinance Residential Additional Information Survey Required: Survey Required: Alabama AL No survey required w/ Survey w/survey Alaska AK Yes Survey Required Survey required
More informationNCSL TABLE REAL ESTATE TRANSFER TAXES
NCSL TABLE REAL ESTATE TRANSFER TAXES State Tax Description Rate Alabama Deeds: $0.50/$500 0.10% Mortgages: $0.15/$100 0.15% Alaska None N/A Arizona Flat real estate transfer fee: Flat fee $2.00 Arkansas
More informationBlack Knight Home Price Index Report: December Transactions U.S. Home Prices Down 0.1 Percent for the Month; Up 4.5 Percent Year-Over-Year
Press Release For more information: Media contact: Michelle Kersch 904.854.5043 michelle.kersch@bkfs.com Black Knight Home Price Index Report: December Transactions U.S. Home Prices Down 0.1 Percent for
More information4/1/2016. Your Instructor Today Is: Derek Antoine Maintenance and Management Clinic
Your Instructor Today Is: Derek Antoine Illinois Association of Housing Authorities 2016 Maintenance and Management Clinic 2015 The Nelrod Company, Fort Worth, Texas. All rights reserved. This on-line
More informationThe Sage Group
OF LARRY G. SAGE, MAI, CEA, ASA The Sage Group www.sageappraisal.com 904-215-6623 Member of The Appraisal Institute (MAI No. 9384): The Appraisal Institute conducts a mandatory program of continuing education
More informationServices Heights Venture is a full service architectural design firm. Whether your needs are for a small single tenant improvement or for large scale master site planning and development we are ready to
More informationCollateral Risk Network Review Panel Discussion
Collateral Risk Network Review Panel Discussion PRESENTATION BY FRANK O NEILL, JR., SRA CHIEF APPRAISER, STEWART VALUATION SERVICES GREG STEPHENS, SRA,CDEI CHIEF APPRAISER, SVP COMPLIANCE METRO-WEST APPRAISAL
More informationForeclosures Copyright 2014 Rogue Investor
Foreclosures www.rogueinvestor.com Copyright 2014 Rogue Investor Facts about foreclosures! 1.2 million homes are still in the process of foreclosure (January, 2014)! 2009: 1 in 84 homes were in foreclosure
More informationBlack Knight Home Price Index Report: October Transactions U.S. Home Prices Up 0.1 for the Month; Up 4.5 Percent Year-Over-Year
Press Release For more information: Media contact: Michelle Kersch 904.854.5043 michelle.kersch@bkfs.com Black Knight Home Price Index Report: October Transactions U.S. Home Prices Up 0.1 for the Month;
More informationThe U.S. Housing Confidence Index
March 2018 www.pulsenomics.com 2014-2018 Pulsenomics LLC Pulsenomics, Housing Confidence Survey, and Housing Confidence Index are trademarks of Pulsenomics LLC. HCI Each Housing Confidence Index (HCI)
More informationGrowing Demand for Smaller Industrial Properties
Growing Demand for Smaller Industrial Properties Moderator: Lew Friedland, Colony Capital Panelists: Rene Circ, CoStar Portfolio Strategy Brian Fiumara, CBRE Andrew Mele, Trammell Crow Company #crec15
More informationServices Heights Venture is a full service architectural design firm. Whether your needs are for a small single tenant improvement or for large scale master site planning and development we are ready to
More informationNAREIT Presentation June George Ellison, CEO Robin Lowe, CFO. welcome. home Front Yard Residential. All rights reserved.
NAREIT Presentation June 2018 George Ellison, CEO Robin Lowe, CFO welcome home. 2018 Front Yard Residential. All rights reserved. 1 Forward-looking Statements This presentation contains forward-looking
More informationJoint Center for Housing Studies. Harvard University
Joint Center for Housing Studies Harvard University Re-Weighting the Number of Households Undertaking Home Improvements in the 2013 American Housing Survey to Correct for Shifting Data Collection Periods
More informationMedicaid Prescription Reimbursement Information by State Quarter Ending June 2010
Medicaid Prescription Reimbursement Information by State Quarter Ending June 2010 ASP=average sale price, AWP=average wholesale price, WAC=wholesaler acquisition cost, NH=nursing home, FFS=fee for service
More informationVERMONT S RENTAL HOUSING AFFORDABILITY GAP CONTINUES TO GROW The Average Vermont Renter Can t Afford a Modest 2-Bedroom Apartment
vermont affordable housing coalition FOR IMMEDIATE RELEASE: June 13, 2016 CONTACT: Erhard Mahnke, 802.233.2902, erhardm@vtaffordablehousing.org Renée Sarao, 802.660.9484, renee.vahc@gmail.com VERMONT S
More informationYour Guide to Real Estate Customs by State
Your Guide to Real Estate Customs by State First American Title Real Estate Customs by State Yes No State Title Insurance Rates Form of Conveyance State Encumbrance Forms Attorney State or Deed Transfer
More informationNaturally Occurring Affordable Housing
Naturally Occurring Affordable Housing NAAHL Annual Conference December 1, 2016 page 1 Slicing And Dicing Rental Housing U.S. Rental Housing Inventory By Units Rent Subsidized 3.3 Million 8% Market Rate
More informationReport on Nevada s Housing Market
May Report on Nevada s Housing Market This series of reports on Nevada s Housing Market is presented by the Lied Institute for Real Estate Studies at the University of Nevada, Las Vegas. These reports
More informationTO: Rural Development State Directors
RD AN No. 4603 (1924-A) October 28, 2011 TO: Rural Development State Directors ATTN: Rural Housing Program Directors Rural Development Area and Local Offices State Architects, Engineers, Construction Analysts
More informationBlack Knight Home Price Index Report: December Transactions U.S. Home Prices Up 0.1 Percent for the Month; Up 8.4 Percent Year-Over-Year
Press Release For more information: Michelle Kersch Black Knight Financial Services 904.854.5043 michelle.kersch@bkfs.com Black Knight Home Price Index Report: December Transactions U.S. Home Prices Up
More informationTDHCA PROGRAM BROCHURE
TDHCA PROGRAM BROCHURE Through the programs outlined below, the Texas Department of Housing and Community Affairs ( TDHCA ) provides funds to local organizations to help lower income Texas households in
More informationAdministration > Exemption Certificate Validity Periods
Administration > Exemption Certificate Validity Periods State Exemption Certificate Validity Periods Comments Citation CCH Alabama Valid as long as no change in character of purchaser's operation and the
More informationCBRE INDUSTRIAL & LOGISTICS SPECIAL PROPERTIES GROUP
CBRE INDUSTRIAL & LOGISTICS SPECIAL PROPERTIES GROUP 48+ REAL ESTATE EXPERTS 36 OFFICES U.S. & CANADA 27 SUCCESSFUL YEARS THE SPECIAL PROPERTIES GROUP provides specialized acquisition, disposition and
More informationAn Affordable Housing Owner s Guide to Utility Allowances
An Affordable Housing Owner s Guide to Utility Allowances Overview of federal program requirements and tips for considering utility allowance adjustments as part of your energy efficiency financing strategy
More informationMultifamily Production - 40 Marietta Street, 12 th Floor, Atlanta, GA
Multifamily Production - 40 Marietta Street, 12 th Floor, Atlanta, GA 30303 1 CONCEPT MEETINGS Multifamily Production - 40 Marietta Street, 12 th Floor, Atlanta, GA 30303 2 Southeast Region Concept Meeting
More informationMultifamily Market Commentary February 2017
Multifamily Market Commentary February 2017 Affordable Multifamily Outlook Incremental Improvement Expected in 2017 We expect momentum in the overall multifamily sector to slow in 2017 due to elevated
More informationYour Guide to. Real Estate. Customs by State
Your Guide to Real Estate Customs by First American Title National Commercial Services Real Estate Customs by Title Insurance Rates Form of Conveyance Encumbrance Forms Attorney or Commitment Deed Transfer
More informationProject Based Voucher Checklist. PBV Property Information. Date Reviewer. Number of PBV Units. PBV Project Name. Property Address
Project Based Voucher Checklist PHA Date Reviewer PBV Property Information PBV Project Name Number of PBV Units Property Address Date AHAP Date HAP Contract Total Project Configuration Total Project Based
More informationQuality of Life and Environment Committee. June 12, David Cossum, Director Sustainable Development & Construction
Park Land Dedication Overview Quality of Life and Environment Committee June 12, 2017 David Cossum, Director Sustainable Development & Construction Willis Winters, Director Park and Recreation Overview
More informationAlabama. Alaska. Arizona. Arkansas. California. Colorado
Alabama Alaska Arizona Arkansas California Colorado Escheat In general, gift certificates are presumed abandoned three years after being sold, however, gift certificates issued by retailers are exempt
More informationMultifamily Owners: Including Utilities May Be Killing Your Profits Learn how to protect your NOI
ARTICLE P.O. Box 51356 Colorado Springs, CO 80949 1356 Tel: (877) 410 0167 Fax: (719) 599 4057 www.amcobi.com Multifamily Owners: Including Utilities May Be Killing Your Profits Learn how to protect your
More informationPACE LAW SCHOOL LAND USE & SUSTAINABLE DEVELOPMENT CONFERENCE
PACE LAW SCHOOL LAND USE & SUSTAINABLE DEVELOPMENT CONFERENCE PRESENTED BY: WILLIAM V. CUDDY, JR. December 8, 2016 Multifamily Residential Development as a driver and consequence of economic development
More informationThe 2018 Land Market Survey
The 2018 Land Market Survey REALTORS Land Institute National Association ofrealtors Released in January 2019 President s Message As the 2018-2019 National President of the REALTORS Land Institute (RLI),
More informationMultifamily Housing Development Notice of Funding Availability
Multifamily Housing Development Notice of Funding Availability A Briefing to the Housing Committee Housing/Community Services Department December 5, 2016 Purpose Discuss the Notice of Funding Availability
More informationApril 2015, Volume 24 Issue 4. Q Round Up
April 2015, Volume 24 Issue 4 Q1 2015 Round Up Wayne Williams President, ALN Apartment Data, Inc. Wayne@alndata.com Evan Takacs Account Executive 1.800.643.6416 x 220 Evan@alndata.com Laura Reese-Williams,
More informationAPPLICATION FOR LEASE OF APARTMENT EQUAL HOUSING OPPORTUNITY
Property Name: Address: Phone Number: APPLICATION FOR LEASE OF APARTMENT EQUAL HOUSING OPPORTUNITY TDD Phone Number: YOU MUST ANSWER ALL QUESTIONS. DO NOT LEAVE ANY SPACES BLANK; WRITE NONE OR N/A WHERE
More information(904) (904)
Press Release For more information: Media contact: Investor contact: Michelle Kersch Nancy Murphy (904) 854-5043 (904) 854-8640 michelle.kersch@lpsvcs.com nancy.murphy@lpsvcs.com LPS Home Price Index Report:
More informationCHAPTER 1 LIHTC PROPERTY MANAGEMENT
Contents CHAPTER 1 LIHTC PROPERTY MANAGEMENT 19 1.01 Overview 19 1.02 Importance of a Good Property Manager 20 1.03 Minimum Set-Asides 20 1.04 Documentation 23 1.05 Proper Tenant File Retention Techniques
More informationProperty Management and Operation of Permanent Supportive Housing. Sponsored by State of Florida Department of Economic Opportunity May 22, 2018
Property Management and Operation of Permanent Supportive Housing Sponsored by State of Florida Department of Economic Opportunity May 22, 2018 Permanent Supportive Housing Webinar Series Today: Part 2:
More informationOffice of the City Auditor. Audit Report
CITY OF DALLAS Dallas City Council Mayor Laura Miller Office of the City Auditor Audit Report Mayor Pro Tem Donald W. Hill Deputy Mayor Pro Tem Dr. Elba Garcia Audit of the Dallas Central Appraisal District
More informationList of 2009 Round Allocations
List of 2009 Round Allocations CDFI 601 Thirteenth Street, NW, Suite 200, South, Washington, DC 20005 (202) 622-8662 9 10 CDFI 601 Thirteenth Street, NW, Suite 200, South, Washington, DC 20005 (202) 622-8662
More informationSPECIAL PROPERTIES GROUP INDUSTRIAL SERVICES
SPECIAL PROPERTIES GROUP INDUSTRIAL SERVICES CBRE LIMITED INDUSTRIAL SERVICES WWW.CBRE.COM/SPG SPECIAL PROPERTIES GROUP The Special Properties Group provides specialized acquisition, disposition and consulting
More informationReport on Nevada s Housing Market
August 216 Report on Nevada s Housing Market This series of reports on Nevada s Housing Market is presented by the Lied Institute for Real Estate Studies at the University of Nevada, Las Vegas. These reports
More informationCity Plan Commission. November 9, Ryan O Connor, Program Manager Park and Recreation
Park Land Dedication Overview City Plan Commission November 9, 2017 Ryan O Connor, Program Manager Park and Recreation Overview Background Fee Methodology Additional Ordinance Components Questions Appendix
More informationWhat Is Proper Tax Policy for Smokeless Tobacco Products?
What Is Proper Tax Policy for Smokeless Tobacco Products? Fiscal Fact No. 120 by Gerald Prante March 26, 2008 (This paper is an updated version of Tax Foundation Fiscal Fact No. 65, available at http://www.taxfoundation.org/publications/show/23045.html)
More informationOUR DETAIL IS RETAIL.
OUR DETAIL IS RETAIL. GILBERT GROUP ADVANTAGE Rooted with local knowledge and experience strengthened by national reach. PROPERTY MANAGEMENT PROJECT LEASING TENANT REPRESENTATION GILBERT GROUP ABOUT US
More informationBank of america reo division
P ford residence southampton, ny Bank of america reo division Find information on foreclosures, real estate owned (REO) and bank-owned homes and properties from Bank of America's Real Estate Center. Get
More informationCurriculum Vitae Mary Conlan, CPM 387 Seminole Dr. NE, Marietta GA Cell:
Mary Conlan, CPM 387 Seminole Dr. NE, Marietta GA 30060 Marylconlan1@gmail.com, Cell: 678-643-8266 Summary of Qualifications Experienced property management professional with 30 years of experience in
More information2017 Uniform Multifamily Application Templates
2017 Uniform Multifamily Application Templates 221 East 11 th Street Austin, TX 78701 Table of Contents Template Overview... 3 Using the Templates... 4 Public Notification Template... 5 Twice the State
More informationClick Here ->> 101 Ways To A Six Figure Income As A Real Estate Agent Toolkit - Product Details
Double wide mobile homes for sale in san diego, real estate agent jobs edinburgh, real estate market trends tucson az, real estate agent license alberta. Click Here ->> 101 Ways To A Six Figure Income
More informationNational Foreclosure Report
National Foreclosure Report FEBRUARY 2016 2.6% In February, the foreclosure inventory was down 2.6 percent from January 2016, representing 52 months of consecutive year-overyear declines. Job creation
More informationReport on Nevada s Housing Market
June Report on Nevada s Housing Market This series of reports on Nevada s Housing Market is presented by the Lied Institute for Real Estate Studies at the University of Nevada, Las Vegas. These reports
More informationWhat is Proper Tax Policy for Smokeless Tobacco Products?
September 22, 2006 What is Proper Tax Policy for Smokeless Tobacco Products? by Gerald Prante Fiscal Fact No. 65 While there exist a large literature and extensive policy discussion on the issue of cigarette
More informationReport on Nevada s Housing Market
July Report on Nevada s Housing Market This series of reports on Nevada s Housing Market is presented by the Lied Institute for Real Estate Studies at the University of Nevada, Las Vegas. These reports
More informationRESI Update 4 th Quarter 2016
RESI Update 4 th Quarter 2016 Supplemental Investor Information George Ellison, CEO Robin Lowe, CFO 2017 Altisource Residential Corporation. All rights reserved. Forward Looking Statements This presentation
More informationU.S. Foreclosure Activity Increases 2 Percent in July Boosted by 6 Percent Increase in Foreclosure Starts
August 13, 2013 By RealtyTrac Staff U.S. Foreclosure Activity Increases 2 Percent in July Boosted by 6 Percent Increase in Foreclosure Starts Bank Repossessions Up 4 Percent From Previous Month, 29 States
More informationWHO? WHERE? WHAT? WHO? Gen Yers and Boomers: The Future of the Apartment Industry. Who is the renter?
Gen Yers and Boomers: The Future of the Apartment Industry Mark Humphreys, CEO Humphreys & Partners Architects, L.P. February 8, 2012 WHO? WHERE? WHAT? WHO? Who is the renter? 70 % home ownership to 60%
More informationFederal Rental Assistance Provides Affordable Homes for Vulnerable People in All Types of Communities
820 First Street NE, Suite 510 Washington, DC 20002 Tel: 202-408-1080 Fax: 202-408-1056 center@cbpp.org www.cbpp.org November 9, 2017 Federal Rental Assistance Provides Affordable Homes for Vulnerable
More informationPUBLIC HOUSING RENT. Under the income-based rent formula as established by regulations, a family's Total Tenant Payment is the highest of:
PUBLIC HOUSING RENT Rent Choice In the Public Housing program, families have the choice of paying either an income-based rent or a market-based Flat Rent which cannot be lower than 80% of the HUD-determined
More informationReport on Nevada s Housing Market
October Report on Nevada s Housing Market This series of reports on Nevada s Housing Market is presented by the Lied Institute for Real Estate Studies at the University of Nevada, Las Vegas. These reports
More informationPaper for presentation at the 2005 AAEA annual meeting Providence, RI July 24-27, 2005
NEXT YEAR ON THE U.S. FARMLAND MARKET: AN INFORMATIONAL APPROACH Charles B. Moss, Ashok K. Mishra, And Kenneth Erickson Paper for presentation at the 2005 AAEA annual meeting Providence, RI July 24-27,
More informationOpportunity Zones Funds Directory
Opportunity Zones s Directory Name Manager Target Size ($mil) Investment Footprint (Geographical Focus) Investment Focus Area 1787 Capital Opportunity Zone 1787 Capital $50 Mid-Atlantic and Southeast Partnering
More informationBilling Code: p DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT. [Docket No. FR-5557-D-05]
This document is scheduled to be published in the Federal Register on 06/20/2012 and available online at http://federalregister.gov/a/2012-15071, and on FDsys.gov Billing Code: 4210-67p DEPARTMENT OF HOUSING
More informationPublic Housing Assessment System (PHAS) Reform Discussion
Section Eight Public Housing Assessment Systems: Public Housing Assessment System (PHAS) Reform Discussion U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT September 2016 Rationale For Change Address Interim
More informationIAAO COURSE CALENDAR (updated 7/24/2018)
IAAO COURSE CALENDAR (updated 7/24/2018) Please contact the individual coordinator listed below each state s Offerings by Location for enrollment/registration information. OFFERINGS BY LOCATION Alabama
More informationRequest for Proposals HQS Inspection Services May 21,
MAILING ADDRESS: Arlington Housing Authority 4 Winslow Street Arlington, MA 02474 ATTENTION: John J. Griffin Executive Director REQUEST FOR PROPOSALS Inspectional Services for Housing Choice Voucher Program
More informationFTC S BUSINESS OPPORTUNITY RULE REDUCED DISCLOSURE BUT INCREASED COVERAGE
FTC S BUSINESS OPPORTUNITY RULE REDUCED DISCLOSURE BUT INCREASED COVERAGE 2015 Keith J. Kanouse Kanouse & Walker, P.A. One Boca Place, Suite 324 Atrium 2255 Glades Road Boca Raton, Florida 33431 Telephone:
More informationStrategic Research Associates, LLC
Strategic Research Associates, LLC DATE: FROM: TO: SUBJECT: Thursday, May 24, 2018 Strategic Research Associates,LLC Susan Spataro MLS to Austin A poll of registered voters in Austin, Texas finds that
More informationGoomzee Corporation Fall MLS Platforms. America s MLS Platform Vendors & Market Distribution. Goomzee Research
Fall 2009 MLS Platforms America s MLS Platform Vendors & Market Distribution Goomzee s MLS Vendor Market Research Over 500 MLS organizations were polled in this research report. This was initially an internal
More informationGood design makes a difference
Good design makes a difference Architects together, helping each other create better places in which to live, work, worship, and play. Since 1857, The American Institute of Architects has represented the
More informationTarget Market Analysis - Background
Target Market Analysis - Background Ø A primary tool for Placemaking analysis Ø Qualitative measure of market potential Ø Use of Cluster Analysis to determine likely target markets (ESRI: Tapestry & Experian:
More informationCity Housing Trust Fund Revenues 2018
City Revenues 2018 Project Center for Community Change www.housingtrustfundproject.org City Revenue Sources Notes Juneau, Alaska General and State Capital Budget Tucson, Arizona MF rental conversion fee;
More informationREQUIRED WITNESSES FOR A MORTGAGE OR DEED OF TRUST
Document Systems, Inc. 20501 South Avalon Boulevard, Suite B Carson, CA 90746 Phone: 800-649-1362 Fax: 800-564-1362 Website: www.docmagic.com Email: compliance@docmagic.com REQUIRED WITNESSES FOR A MORTGAGE
More informationFrequently Asked Questions on Transferring Budget Authority under Section 8(bb)(1)
BUDGET NEUTRALITY Frequently Asked Questions on Transferring Budget Authority under Section 8(bb)(1) December 19, 2016 (Supersedes the FAQs published on April 22, 2016) 1. How does HUD determine the maximum
More informationAGRICULTURAL CONSERVATION EASEMENT PROGRAM AGRICULTURAL LAND EASEMENTS
AGRICULTURAL CONSERVATION EASEMENT PROGRAM AGRICULTURAL LAND EASEMENTS OVERVIEW The Agricultural Conservation Easement Program (ACEP) is a voluntary federal conservation program implemented by the USDA
More informationIRVINE, Calif. May 8, 2014
ALL-CASH SHARE OF U.S. RESIDENTIAL SALES REACHES NEW HIGH IN FIRST QUARTER EVEN AS INSTITUTIONAL INVESTOR SHARE OF SALES DROPS TO LOWEST LEVEL SINCE Q1 2012 May 5, 2014 By RealtyTrac Staff All-Cash Purchases
More information