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What Can Go Wrong:Some Trouble Signs and How to
Address Themby
Brad Elphick, CPA, Novogradac & Company LLP
Overview Danger Signals Consequences of Danger Signals Responding to Danger Signals The Players and Value over Time
Danger Signals
• Delays in Reporting• Lower Rental Income
– Slow Lease-up
– Lower Rental Rates
– High Turnover Rates
– High Vacancy Rates
Danger Signals
• Higher Operating Expenses– Larger Operating Expenses
– Missing Operating Expenses
– Lower Operating Expenses?
• Balance Sheet Items– Unexpected GP Loans or Capital Contributions
– Unidentified Accounts• Suspense/Other/Unlocated Differences
– Large Payables and Accrued Expenses
Danger Signals
• Receiving Forms 8823• Poor Communication• Unavailable for Site Visits• Other Projects Have Problems
– The Rumor Mill
Consequences of Danger Signals• Slow Lease-Up
– Tax Credit Adjusters• 1st Year• Year 10 to 15• State Tax Credit Delay
– Higher Interest Costs• Delay in lower permanent loan rate• Delay in LP take-out equity• Tax-Exempt Bonds – Negative Arbitrage
– GP Loans / Capital Contributions• Interest? • Credit for Amounts Advanced?
Consequences of Danger Signals• Negative Cash Flow
– Overall Financial Viability• Cash Shortfall Funding
• State Mandated Lower Rents?
– LIHC – Minimum Gain / 704(b) Issues
– Reviewing the Numbers
Consequences of Danger Signals• Negative Cash Flow (cont.)
– Reviewing the Numbers
– The Original Projections• Basic Assumptions
• Net Operating Income
• Taxable Income/(Loss) and Credits
• Minimum Gain Calculations
Consequences of Danger Signals• Negative Cash Flow (cont.)
– The Revised Projections
– The Income Tax Effect of the Negative Cash Flow• Quicker to Negative Capital Accounts
• Larger GP Loans
• Minimum Gain Problems
Consequences of Danger Signals• Forms 8823
– Responding to State Housing Agencies
– Responding to the Internal Revenue Service• Mail Notices
• Field Audits
Responding to Danger Signals
• What is Causing the Problem– Real Estate Market?
• Location• New Competition• Changes in AMGI• Expense Cost Spikes
– Property Manager?• Corporate• Site Manager
Responding to Danger Signals
• What is Causing the Problem– Construction
• Design Flaw
• Construction Flaw
Responding to Danger Signals
• The Players and Value over Time– Who will lead the response?
• Developer/Asset Manager• Equity Investor• Lender
Straight 8% Transaction
0
500,000
1,000,000
1,500,000
2,000,000
2,500,000
3,000,000
3,500,000
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
Years
Bldg Cost
LIHC Value
NOI Cap Value
Debt Balance
Credi t Recap.
Credi t Recap (w/ int.)
www.taxcredithousing.com
Conclusion
www.taxcredithousing.com
Danger Signals Consequences of Danger Signals Responding to Danger Signals Additional Questions?