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FOR DEVELOPERS

 

OED provides gap financing for the development and preservation of income-restricted housing throughout Denver. Financing at favorable, below-market terms is available for both rental projects serving households earning to 80% AMI, and for-sale projects serving households earning up to 100% AMI.

Financing is also available for land acquisition for affordable housing development, and to support income-restricted units in mixed-income (partially market-rate) projects. 

OED gap financing for the development and preservation of income-restricted housing is invested through a set of Affordable Housing Financing Products. (OED financing is also available under competitive RFPs for specific projects.) Each financing product is designed to be responsive to gaps in market financing available for different types of affordable housing projects. Applications for gap financing must specify which financing product the project is applying for.

Review OED’s 2017 Affordable Housing Financing Products

Review Frequently Asked Questions about OED’s Financing Products

OED prioritizes investment in projects that meet key affordable housing policy priorities. These priorities relate to both the location of the proposed project as well as characteristics of the project itself. OED’s housing loan application requires applicants to respond to questions about how the proposed project meets specific OED priorities. Prior to being accepted for underwriting, applications for OED financing will be evaluated according to how well they meet the following priorities.

Location-Specific Priorities include:

  • Affordable housing in neighborhoods with access to transportation
  • Housing that supports OED’s anti-displacement efforts in neighborhoods vulnerable to gentrification 
  • Affordable housing in neighborhoods with high “access to opportunity” factors such as high quality education, proximity to good paying jobs, and other services and amenities such as parks, libraries, recreation centers, child care, health care, and grocery stores

Project-Specific Qualifications include:

  • Affordable housing within mixed-income developments
  • Affordable housing for very low income (30% AMI) households
  • Affordable housing for special populations and accompanying amenities or services as needed
  • High quality, sustainable housing development
  • Development that includes services or amenities that support economic mobility of residents

Read in more detail about OED’s affordable housing priorities.

Projects applying for OED financing must also meet minimum readiness to proceed criteria, including:

  • Site control
  • Completed environmental assessment
  • Correct zoning designation
  • Conditional commitments from other financing sources

Once an application is accepted by OED, all requests for financing are subject to underwriting, approval by OED’s Loan Review Committee, and City Council approval where applicable.

OED has a streamlined application process for projects that are also applying for low-income housing tax credits (LIHTC) through the Colorado Housing and Finance Authority (CHFA). To the greatest extent possible, OED underwrites financing requests from LIHTC projects by utilizing materials that have been submitted to CHFA.

OED’s application form requests a summary of the project in a format that is useful to OED reviewers, and a minimal number of additional attachments. Projects that are not applying for LIHTC must submit additional supporting attachments, including an underwriting spreadsheet. Application materials can be found under “Forms & Documents” below.

For projects that are applying for competitive tax credits, applications are due to OED on the same deadline that tax credits applications are due to CHFA. For the February 2017 4% + State round only, OED applications will be due March 1. OED will schedule site visits with all competitive tax credit applicants in Denver and will submit a project ranking to CHFA based on the priorities and criteria posted on this page. Once tax credit awards are announced, OED will accept the applications that were submitted by successful projects. Applicants will have an opportunity to submit updated materials as needed.

For all other projects, OED will accept and review applications on a quarterly basis:

  • Applications can be submitted at any time.
  • OED will review all applications for completeness at the time of submission and notify applicants of any missing items.
  • At the end of each quarter, OED will competitively evaluate all applications received throughout the quarter (e.g., applications received January 1 - March 31 will be evaluated in the first week of April) based on completeness and how well the application addresses the priorities and criteria published on this page. Incomplete applications will have a grace period of five business days to submit any missing items.
  • As part of OED’s application review, OED may schedule a site visit to your project site as appropriate.
  • Following this review, OED will either accept your application for underwriting or give feedback on how your application can be updated and resubmitted in a later quarter to better address housing priorities and criteria.

Once an application is accepted by OED, all requests for financing are subject to underwriting, approval by OED’s Loan Review Committee, and City Council approval where applicable.

OED recommends that you plan for a minimum three-month turnaround time from the acceptance of your application until financial closing. This timeline assumes no significant negotiation of any documents (including a subordination agreement), minimum environmental review requirements, and a minimum City Council review period. There are a number of factors that may extend the process, many of which are outside of OED’s control and/or under the control of the borrower.

Review the OED Housing Loan Process with typical time frames for each step.

2017 Income & Rent Limits by AMI 

2017 Price Sheet

OED Affordable Housing Financing Products  – overview of financing terms available for different types of affordable housing projects, including new development and preservation or both rental and for-sale housing, and acquisition of vacant land or existing property

OED Financing Products FAQ  – Questions and answers on how OED invests through its financing products

OED Housing Priorities  – Overview of the priorities that OED uses to evaluate applications for financing

OED Housing Loan Application Form & Checklist  – Must be completed by all applicants for OED financing

OED Housing Loan Application Spreadsheet – Must be completed by applicants for OED financing that are not also seeking LIHTC

OED Housing Loan Process – A high-level timeline of the process you can expect once your application is accepted by OED

OED Form of Subordination – Your senior lender may request that junior lenders, including OED, sign a Subordination Agreement expressly subordinating junior liens and payment priority

Information about Denver’s Affordable Housing Development Fee – starting on January 1, 2017, Denver began collecting a development fee on commercial and residential development that provides funding for the City’s affordable housing programs. Development projects that include affordability restrictions above the threshold required in the enabling ordinance will be exempt from the fee. 

Rules & Regulations Linkage Fee - FINAL