Cokey Southside App

8/6/2019 Cokey Southside App

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Print Preview - FinalApplicationTax Credits, RPP Loans, and/or Tax Exempt Bond Loans

roject Description

oject Name: Cokey/Southside Apartments

dress: 150 Parrish Court

ty: Rocky Mount County: Edgecombe Zip:

ensus Tract: 202.0 Block Group: 4025

project in Qualified Census Tract or Difficult to Develop Area? Yes

olitical Jurisdiction: City Of Rocky Mount

risdiction CEO Name:First:Stephen Last:Draper

Title: City Manager

risdiction Address: 331 S. Franklin Street, PO Box 1180

risdiction City: Rocky Mount Zip:

risdiction Phone:

e Latitude:

e Longitude:

oject Type: Rehab

this project a previously awarded tax credit development? No

If yes, what is the project number: Is this a request for supplementalcredits?

w Construction/Adaptive Reuse:his project a follow-on (Phase II, etc) to a previously-awarded tax credit development project?

If yes, list names of previous phase(s):

ehab:

umber of residents holding Section 8 vouchers: 0

l the project meet Energy Star standards as defined in Appendix B? No

es a community revitalization plan exist? No

ll the project use steel and concrete construction and have at least 4 stories? No

ll the project include a Community Service Facility under IRS Revenue Ruling 2003-77?o

ttps://www.nchfa.org/Rental/RTCApp/(S(mwaoso55...8B915BFAE&SNID=5693B05C279D498690E98FEE59CB9EA7 (1 of 29)9/17/2008 10:30:06 AM

27801

27802-1180

(252)972-1325

35.923

-77.784


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If yes, please describe:

rget Population:Family

ll the project be receiving project based federal rental assistance? Yes

If yes, provide the subsidy source: HUD and number of units:

icate below any additional targeting for special populations proposed for this project:

Mobility impaired handicapped: 5% of units comply with QAP Section IV(F)(3) (in addition to the units required by other federal andstate codes.)

Number of Units:

Persons with disabilities or homeless populations: the greater of 5 units or 10% of the total units.

Number of Units:

Remarks:


125

0

0


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pplicant Information

icate below an individual or a validly existing entity (a corporation, nonprofit, limited partnership or LLC) as the official applicant. UndeP Section III(C)(5) only this individual or entity will be able to make decisions with regard to this application. If awarded the applicant

come part of the ownership entity. The applicant will execute the signature page for this application.

pplicant Name: Cokeyside Limited Partnership

dress: 124 Fletcher Street, Suite 1

ty: Kennebunk State: ME Zip:

ontact: First: Drew Last:Fitch Title:President

lephone:

Phone:

x:

mail Address:

OTE: Email Address above will be used for communication between NCHFA and Applicant.


04043

(207)467-8230

(207)756-9136

(207)467-8240

[email protected]


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te Description

al Site Acreage: Total Buildable Acreage:

If buildable acreage is less than total acreage, please explain:

Portion of the site in a flood hazard zone. Buildable acreage is an estimate.

ntify utilities and services currently available (and with adequate capacity) for this site:

Storm Sewer Water Sanitary Sewer Electric

he demolition of any buildings required or planned? No

If yes, please describe:

e existing buildings on the site currently occupied? Yes

If yes:(a) Briefly describe the situation:

All units are currently occupied and will remain so during rehabilitation. No relocation will be necessary asthe work can be done with residents staying in their apartments.

(b) Will tenant displacement be temporary? No(c) Will tenant displacement be permanent? No

he site directly accessed by an existing, paved, publicly maintained road? Yes

If no, please explain:

any portion of the site located inside the 100 year floodplain? Yes

If yes:(a) Describe placement of project buildings in relation to this area:

None of the existing buildings are in the 100yr floodplain, nor will any new structures be built in the


17.13 16


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floodplain.

(b) Describe flood mitigation if the project will have improvements within the 100 year floodplain:



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oning

esent zoning classification of the site:R-6MFA

multifamily use permitted?Yes

e variances, special or conditional use permits or any other item requiring a public hearing needed to develop this proposal?No

If yes, have the hearings been completed and permits been obtained?

If yes, specify permit or variance required and date obtained. If no, describe permits/variances required and schedule for obta

them:

e there any existing conditions of historical significance located on the project site that will require State Historic Preservation office re

If yes, describe below:

e there any existing conditions of environmental significance located on the project site?No

If yes, describe below:



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wnership Entity

wner Name: Cokeyside Limited Partnership

dress: 124 Fletcher Street, Suite 1

y: Kennebunk State:ME Zip:

deral Tax ID Number of Ownership Entity: (If assigned)

ote: Do not submit social security numbers for individuals.

tity Type: Limited Partnership

tity Status: Already Formed

the applicant requesting that the Agency treat the application as Non-Profit sponsored? No

the applicant requesting that the Agency treat the application as CHDO sponsored? No

st all general partners, members,and principals. Specify nonprofit corporate general partners or members.ck [Add] to add additional partners, members, and principals.

Org: Cokeyside Management LLC

st Name: Drew Last Name: Fitch Function: Managing General Partnerddress: 124 Fletcher Street, Suite 1

ty: Kennebunk State: ME Zip: 04043

one: Fax:

Mail: Nonprofit: No

Org: Cokeyside Management LLC

st Name: Greg Last Name: Tulloch Function: Principal

ddress: 124 Fletcher Street, Suite 1

ty: Kennebunk State: ME Zip: 04043

one: Fax:

Mail: Nonprofit: No


04043

26-0488027

(207)467-8230 (207)467-8240

[email protected]

(207)467-8230 (207)467-8240

[email protected]


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oject Includes:Separate community building - Sq. Ft. (Floor Area):

Community space within residential bulding(s) - Sq. Ft. (Floor Area):

Elevators - Number of Elevators:

uare Footage Information

oss Floor Square Footage:

tal Net Sq. Ft. (All Heated Areas):

tes

Please refer to the Income Limits and Maximum Housing Expense Table to ensure that Total Monthly Tenant Expenses for low inc

units are within established thresholds.

ttps://www.nchfa.org/Rental/RTCApp/(S(mwaoso5...B915BFAE&SNID=5693B05C279D498690E98FEE59CB9EA7 (10 of 29)9/17/2008 10:30:06 AM

2,053

118,131

109,775
http://www.nchfa.com/lib/html/rental/Median%20Income%20Charts/income_limits.htmhttp://www.nchfa.com/lib/html/rental/Median%20Income%20Charts/income_limits.htm


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argeting

ecify Low Income Unit Targeting in table below. List each applicable targeting combination in a separate row below. Click [Add] to cother row. Click "X" (at the left of each row) to delete a row. Add as many rows as needed.

BRs Units %

targeted at percent of median income affordable to/occupied by




tal Low Income Units:

te: This number should match the total number of low income units in the Unit Mix section.


16 60

51 60

46 60

12 60

125


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unding Sources

Source AmountNon-

Amortizing*Rate(%)

Term(Years)

Amort.Period(Years)

AnnualDebt

Service

Bank Loan

RPP Loan

Local Gov. Loan - Specify:

RD 515 Loan

RD 538 Loan - Specify:

AHP Loan

Other Loan 1 - Specify:



Tax Exempt Bonds

State Tax Credit(Loan)

State Tax Credit(Direct Refund)

Equity: Federal LIHTC

Non-Repayable Grant

Equity: Historic Tax Credits

Deferred Developer Fees

Owner Investment

Other - Specify:

Total Sources**

"Non-amortizing" indicates that the loan does not have a fixed annual debt service. For these items, you must fill in 20-year debt serbelow.

Total Sources must equal total replacement cost in Project Development Cost (PDC) section.

timated pricing on sale of Federal Tax Credits: $0.

emarks concerning project funding sources:ease be sure to include the name of the funding source(s))

e proposal is to obtain FHA 221(d)4 credit enhancement on the tax-exempt bonds. A portion of


5,250,000 5.50 40 40 324,935

0 30 30 0

2,540,942

484,414

8,275,356

92


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e debt service on the bonds will be paid by Section 236 Interest Reduction Payments ("IRP").ese payments total approxximately $48,000 on average over the next 6 years. The debt supported these payments will amortize co-termninus with the IRP payments.



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evelopment Costs

Item Cost Element TOTAL COSTEligible Basis

30% PV 70% PV

1 Purchase of Building(s) (Rehab / Adaptive Reuse only)

2 Demolition (Rehab / Adaptive Reuse only)

3 On-site Improvements

4 Rehabilitation

5 Construction of New Building(s)

6 Accessory Building(s)

7 General Requirements

8 Contractor Overhead

9 Contractor Profit

10 Construction Contingency

11 Architect's Fee - Design (11 + 12 = max 3% lines 2-10)

12 Architect's Fee - Inspection

13 Engineering Costs

SUBTOTAL (lines 1 through 13)

14 Construction Insurance (prorate)

15 Construction Loan Orig. Fee (prorate)

16 Construction Loan Interest (prorate)

17 Construction Loan Credit Enhancement (prorate)

18 Construction Period Taxes (prorate)

19 Water, Sewer and Impact Fees

20 Survey

21 Property Appraisal

22 Environmental Report

23 Market Study

24 Bond Costs

25 Bond Issuance Costs

26 Placement Fee

27 Permanent Loan Origination Fee

28 Permanent Loan Credit Enhancement

29 Title and Recording


2,762,000 2,762,000

161,397 16

1,749,292 1,749

114,691 114

38,214 38

121,520 12

131,104 13

40,000 40

19,000 19

30,000 30

5,167,218

21,851 2

0

278,322 27

48,829 48

15,000 15

7,500 7

10,000 10

7,500 7

0

147,877

78,750

0

31,250


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30 Real Estate Attorney

31 Other Attorney's Fees

32 Tax Credit Application Fees (Preliminary and Full)

33 Tax Credit Allocation Fee (0.58% of line 59, minimum $7,500)

34 Cost Certification / Accounting Fees

35 Tax Opinion

36 Organizational (Partnership)

37 Tax Credit Monitoring Fee


38 Furnishings and Equipment

39 Relocation Expense

40 Developer's Fee

41

42

43 Rent-up Expense

44

45


46 Rent up Reserve

47 Operating Reserve

48

49

50 DEVELOPMENT COST (lines 1-49)

51 Less Federal Financing

52 Less Disproportionate Standard

53 Less Nonqualified Nonrecourse Financing

54 Less Historic Tax Credit (residential)

55 TOTAL ELIGIBLE BASIS

56 Applicable Fraction (percentage of LI Units)

57 Basis Before Boost

58 Boost for QCT/DDA (if applicable, enter 130%)

59 TOTAL QUALIFIED BASIS


646,879

100,000 75

25,000

2,200

21,000

15,000

30,000

68,750

261,950

1,422,980 110,480 1,312

Other Basis Expense (s

Other Basis Expense (s

Other Non-basis Expen

Other Non-basis Expen

1,422,980

413,329

Other Reserve (specify)

Other Reserve (specify)

7,912,356 2,872,480 3,93

6,803,761 2,872,480 3,93

100.00% 100% 1

6,803,761 2,872,480 3,93

100.00% 130

7,983,145 2,872,480 5,110


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60 Tax Credit Rate

61 Federal Tax Credits at Estimated Rate

62 Federal Tax Credits at 8.5% or 3.75%

63Max Federal Tax Credits (With Energy Star - Lesser of $8,500 per unitor $800,000, w/o - Lesser of $8,000 per unit or $800,000)

64 Federal Tax Credits Requested

65 Land Cost

66 TOTAL REPLACEMENT COST

FEDERAL TAX CREDITS IF AWARDED

Comments:

Total Replacement Cost per unit:59,992

Federal Tax Credits (line 62) per unit:4,337


3.46

276,217 99,388 176

542,125 107,718 434

800,000

276,216 99,387 176

363,000

8,275,356

542,124


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arket Study Information

ase provide a detailed description of the proposed project:

okey/Southside is a 125 unit family development orginally constructed in the early 1970's. Cokey wasveloped using FHA Section 236 funding, while Southside was financed with a 221(d)3 loan. All units haveoject-based Section 8 HAP contracts providing rent subsidies to the tenants. These HAP contract willmain indefinitely. The reahb plans call for a general modernization to include new kitchens, bathrooms,or covering, appliances, plumbing fixtures,and heat pumps. Where needed, new roofs, windows, andndscaping will be installed.

nstruction (check all that apply):

Brick Vinyl Wood HardiPlank Balconies/Patios Sunrooms Front Porches

Front Gables or Dormers Wide Banding or Vertical/Horizontal Siding

Other:

ve you built other tax credit developments that use the same building design as this project?No

If yes, please provide name and address:

e Amenities:

n-site management office, laundry, playgrounds, commumity room.

site Activities:

ndscaping Plans:



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e site has mature landscaping and green lawn that is in good condition. New landscaping will consist ofw plantings and sod where needed.

erior Apartment Amenities:

ew kitchens, bathrooms, flooring, HVAC

you plan to submit additional market data (market study, etc.) that you want considered? No

If yes, please make sure to include the additional information in your pre-application packet.



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pplicant's Site Evaluation

efly describe your site in each of the following categories:

EIGHBORHOOD CHARACTERISTICS

end and direction of real estate development and area economic health. Physical condition of buildings andprovements. Concentration of affordable housing.

he neighborhood is fully developed with a mixture of single family and multifamily residences.

he property is close to downtown and major highways.

URROUNDING LAND USES AND AMENITIES

itability of surrounding development. Land use pattern is residential in character (single and multifamilyusing) with a balance of other uses (particularly retail and amenities). Effect of industrial, large-scale

stitutional or other incompatible uses, including but not limited to: wastewater treatment facilities, high trafficrridors, junkyards, prisons, landfills, large swamps, distribution facilities, frequently used railroad tracks,

wer transmission lines and towers, factories or similar operations, sources of excessive noise, and sitesth environmental concerns (such as odors or pollution). Amount and character of vacant, undevelopednd. Surrounding streets are typical secondary residential streets. Traffic counts are relatively low. Access toutes 43, 97, and 64 are within easy access.

TE SUITABILITY

equate traffic controls (stop lights, speed limits, turn lanes, etc.). Burden on public facilities (particularlyads). Access to mass transit (if applicable). Visibility of buildings and/or location of project sign(s) in relationtraffic corridors. No additional burden should be expected. The subject site is fully developed and noditional units will be added, so their will be absolutely no net impact.

egree of on-site negative features and physical barriers that will impede project construction or adverselyect future tenants; for example: power transmission lines and towers, flood hazards, steep slopes, largeulders, ravines, year-round streams, wetlands, and other similar features (for adaptive re-use projects-

itability for residential use and difficulties posed by the building(s), such as limited parking, environmentaloblems or the need for excessive demolition).

one Expected.

milarity of scale and aesthetics/architecture between project and surroundings.

milar to surrounding community.

r each applicable neighborhood feature, enter distance from project in miles.

Grocery StoreCommunity/Senior

Center


.5


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Mall/Strip Center Hospital

Outdoor Athletic Fields Pharmacy

Day Care/After School Basic Health Care

Schools Medical Offices

Public Transportation

opBank/Credit Union

Convenience Store Restaurants

Basketball/Tennis Courts Professional Services

Public Parks Movie Theater

Gas Station Video Rental

LibraryPublic Safety (Fire/

Police)

Fitness/Nature Trails Post Office

Public Swimming Pools

her facilities or services:

ose proximity to downtown and local services.


6 3.9

2 .6

6 .7

7 .7

4.7

.4

2 .7

2 3.1

4 1.6

9.4

0 1.1

0


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evelopment Team

ovide contact information for development team members below:

nagement Agent

ompany: Housing Management Resources

dress: 500 Victory Road

ty: North Quincy State: MA Zip:

one Email:

ontact Name: First: Richard Last: Pierce

chitect

ompany: Smith Norwood Architecture

dress: PO Box 18161

ty: Raleigh State: NC Zip:

one Email:

ontact Name: First: Jill Last: Smith

orney

ompany: Nixon Peabody, LLP

dress: 401 9th Street NW, Suite 900

ty: Washington State: DC Zip:

one Email:

ontact Name: First: Steve Last: Wallace

estor

ompany: Alliant Capital Ltd

dress: 21600 Oxnard Street, Suite 1200

ty: Woodland Hills State: CA Zip:

one Email:

ontact Name: First: Joel Last: Hauenstein

nsultant/Application Preparer (if different from developer)

ompany:

dress:

ty: State: Zip:

one Email:

ontact Name: First: Last:


02171

(617)471-7666 [email protected]

27619


20004


91367



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neral Contractor Identity of Interest?

ompany: Empire Construction Corp.

dress: PO Box 51786

ty: Knoxville State: TN Zip:

one Email:

ontact Name: First: Rick Last: Cheverton


37950



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rojected Operating Costs

Project Operations (Year One)

Administrative Expenses

Advertising

Office Salaries

Office Supplies

Office or Model Apartment Rent

Management Fee

Manager or Superintendent Salaries

Manager or Superintendent Rent Free Unit

Legal Expenses (Project)

Auditing Expenses (Project)

Bookkeeping Fees/Accounting Services

Telephone and Answering Service

Bad Debts

Other Administrative Expenses (specify):

SUBTOTAL

Utilities Expense

Fuel Oil

Electricity (Light and Misc. Power)

Water

Gas

Sewer

SUBTOTAL

Operating and Maintenance Expenses

Janitor and Cleaning Payroll

Janitor and Cleaning Supplies

Janitor and Cleaning Contract

Exterminating Payroll/Contract

Exterminating Supplies

Garbage and Trash Removal

Security Payroll/Contract

Grounds Payroll


2,776

20,779

11,360

33,638

30,000

0

3,500

6,500

4,500

2,500

4,000

119,553

1,758

30,061

10,617

15,863

58,299

42,318

3,469


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Grounds Supplies

Grounds Contract

Repairs Payroll

Repairs Material

Repairs Contract

Elevator Maintenance/Contract

Heating/Cooling Repairs and Maintenance

Swimming Pool Maintenance/Contract

Snow Removal

Decorating Payroll/Contract

Decorating Supplies

Other (specify):

Miscellaneous Operating & Maintenance Expenses

SUBTOTAL

Taxes and Insurance

Real Estate Taxes

Payroll Taxes (FICA)

Miscellaneous Taxes, Licenses and Permits

Property and Liability Insurance (Hazard)

Fidelity Bond Insurance

Workmen's Compensation

Health Insurance and Other Employee Benefits

Other Insurance:

SUBTOTAL

Supportive Service Expenses

Service Coordinator

Service Supplies

Tenant Association Funds

Other Expenses (specify):

SUBTOTAL

Reserves

Replacement Reserves

SUBTOTAL


56,591

80,272

4,127

186,777

37,414

8,060

36,246

3,224

8,400

93,344

0

43,750

43,750


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TOTAL OPERATING EXPENSES

ADJUSTED TOTAL OPERATING EXPENSES(Does not include taxes, reserves and resident support services) *

TOTAL UNITS(from total units in the Unit Mix section)

PER UNIT PER YEAR


501,723

420,559

125

3,364


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2. "Total Operating Expenses" comes from 1st-year cash flow, then it is escalated by 4% per year.3. "Debt Service" is the sum of "regular/amortized loan debt service + non-amortizing annual service" as entered by user from

Funding Sources section.4. "Net Cash Flow" is "Net Rental/Other Income" minus "Total Operating Expenses" minus "Debt Service".5. "Debt Coverage Ratio" is ("Net Rental/Other Income" minus "Total Operating Expenses") divided by "Debt Service".



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inimum Set-Asides

NIMUM REQUIRED SET ASIDES (No Points Awarded):

Select one of the following two options:

20% of the units are rent restricted and occupied by households with incomes at or below 50% of the median income (Note: NCredit Eligible Units in the the project can exceed 50% of median income)

40% of the units are rent restricted and occupied by households with incomes at or below 60% of the median income (Note: NCredit Eligible Units in the the project can exceed 60% of median income)

If requesting RPP funds:40% of the units are occupied by households with incomes at or below 50% of median income.

State Tax Credit and QAP Targeting Points:Low Income County:

At least forty percent (40%) of qualified units will be affordable to households with incomes at or below fifty percent (50%) of comedian income.At least forty percent (40%) of qualified units will be affordable to and occupied by households with incomes at or below fifty pe(50%) of county median income.

Tax Exempt BondsThreshold requirement (select one):At least ten percent (10%) of qualified units will be affordable to and occupied by households with incomes at or below fifty per(50%) of county median income.At least five percent (5%) of qualified units will be affordable to and occupied by households with incomes at or below forty per(40%) of county median income.

Eligible for targeting points (select one):At least twenty percent (20%) of qualified units will be affordable to and occupied by households with incomes at or below fiftypercent (50%) of county median income.At least ten percent(10%) of qualified units will be affordable to and occupied by households with incomes at or below forty per(40%) of county median income.



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ull Application Checklist

PLEASE indicate which of the following exhibits are attached to your application. Others may be required as noted.

A Nonprofit Organization Documentation or For-profit Corporation Documentation

B Current Financial Statements/Principals and Owners (signed copies)

C Ownership Entity Agreement, Development Agreement or any other agreements governing development services

D Management Agent Agreement

E Owner and Management Experience & Management Questionnaire (Appendix C)

F Letters from State Housing Agencies or designated monitoring agent verifying out of state experience

G Completed IRS Form 8821 (Appendix I)

H Local Government Letter or Letter from Certified Engineer or Land Surveyor Confirming Floodplain Designation with Mapshowing all flood zones (original on letterhead, no fax or photocopies)

I Local Government Letter Confirming Zoning including any pending notices or hearings (original on letterhead, no fax orphotocopies)

J Letters from Local Utility Providers regarding availability and capacity (original on letterhead, no fax or photocopies)

K Documentation from utility company or local PHA to support estimated utility costs

L Appraisal (required for land costs greater than $15,000 and for all Adaptive Re-use and Rehab projects)

M Site plan, floor plans and elevations for all projects. Scope of work for Adaptive Re-use and Rehab projects. (Full Size, 24

inches)

N Hazard and structural inspection and termite reports (Adaptive Re-use and Rehab projects only)

O Copy of certificate of occupancy or proof of placed-in-service date (Rehabs Only)

P Proposed Relocation Plan including relocation budget and copies of notices. Required for all Rehabs and any projectsinvolving existing occupants of any dwell ings to be rehabbed or demolished.

Q Evidence of Permanent Loan Commitment and other sources of funds ( i.e. Equity letter, AHP, RD and local governmentfunds). For Rehabs with existing loans provide 1) copies of loan documents, 2) current loan balances from existing lenderreserve balances, 3) letter from lender that outlines assumption requirements.

R Local Housing Authority Agreement and Project Based Rental Assistance Letter, if applicable (Sample letters provided inAppendix I). For projects with existing PBRA contracts, provide a copy of the current contract and bank statement or otherdocumentation verifying reserve balances and annual reserve contribution requirements.

S Statement regarding terms of Deferred Developer Fee. If a nonprofit is involved, a resolution from their board approvingdeferral of fee is required.

T Inducement Resolution (Tax-Exempt Bond Financed Projects only)

Documents

Cokey Southside App