Form 8823 (Rev. 12-2019)
Page 3
Line 11e. For buildings placed in service after July 30,
2008, report any federal grant used to finance any costs
that were included in the eligible basis of any building.
Report changes in common areas when they become
commercial, when fees are charged for facilities, etc. For
buildings placed in service after July 30, 2008, report any
obligation the interest on which is exempt from tax under
section 103 that is or was used (directly or indirectly) with
respect to the building or its operation during the
compliance period and that was not taken into account
when determining eligible basis at the close of the first
year of the credit period.
Line 11f. Failure to satisfy the minimum set-aside
requirement for the first year of the credit period results in
the permanent loss of the entire credit.
Failure to maintain the minimum set-aside requirement
for any year after the first year of the credit period results
in recapture of previously claimed credit and no allowable
credit for that tax year. No low-income housing credit is
allowable until the minimum set-aside is restored for a
subsequent tax year.
In 2018, Congress revised section 42(g) to add a third
minimum set-aside: the average income test. See section
42(g)(1)(C) for more information about the requirements of
the average income test.
Line 11h. All units in the building must be for use by the
general public (as defined in Regulations section 1.42-9
and further clarified in section 42(g)(9)), including the
requirement that no finding of discrimination under the
Fair Housing Act occurred for the building. Low-income
housing credit properties are subject to Title VIII of the
Civil Rights Act of 1968, also known as the Fair Housing
Act. The Act prohibits discrimination in the sale, rental,
and financing of dwellings based on race, color, religion,
sex, national origin, familial status, and disability. See 42
U.S.C.A. sections 3601 through 3619.
It also mandates specific design and construction
requirements for multifamily housing built for first
occupancy after March 13, 1991, in order to provide
accessible housing for individuals with disabilities. The
failure of low-income housing credit properties to comply
with the requirements of the Fair Housing Act will result in
the loss of the low-income housing credit.
Individuals with questions about the accessibility
requirements can obtain the Fair Housing Act Design
Manual through www.huduser.org.
Line 11i. The owner must rent to low-income tenants all
comparable units that are available or that subsequently
become available in the same building in order to
continue treating the over-income unit(s) as a low-income
unit. All units affected by a violation of the available unit
rule may not be included in qualified basis. When the
percentage of low-income units in a building again equals
the percentage of low-income units on which the credit is
based, the full availability of the credit is restored. Thus,
only check the “Noncompliance corrected” box when the
percentage of low-income units in the building equals the
percentage on which the credit is based.
Line 11k. Section 42(h)(6) requires owners of low-income
housing credit properties to enter into an extended use
agreement with the state agency that allocated the
credits to the project. Building owners must agree to a
long-term commitment beginning on the first day of the
15-year compliance period and ending on the later of (1)
the date specified by the state agency in the agreement,
or (2) the date that is 15 years after the close of the
15-year compliance period.
The extended use agreement must (1) specify that the
applicable fraction for the building for each year in the
extended use period will not be less than the applicable
fraction specified in the extended use agreement and
prohibit the eviction or the termination of tenancy (other
than for good cause) of an existing tenant of any low-
income unit or any increase in the gross rent with respect
to such unit not otherwise permitted under section 42, (2)
allow individuals (whether prospective, present, or former
occupants) who meet the income limitations applicable to
the building under section 42(g) the right to enforce in state
court the requirements and prohibitions under section 42
(h)(6)(B)(i) throughout the extended use period, (3) prohibit
the disposition to any person of any portion of the building
unless all of the building is disposed of to that person, (4)
prohibit the refusal to lease to section 8 voucher holders
because of the status of the prospective tenant as such a
holder, and (5) provide that the agreement is binding on all
successors of the taxpayer. The extended use agreement
must be recorded as a restrictive covenant with respect to
the property under state law.
Noncompliance should be reported if an extended use
agreement is not executed and recorded as a restrictive
covenant with respect to the property under state law or
the owner failed to correct the noncompliance within the
1-year correction period provided by section 42(h)(6)(J).
The 1-year correction period begins when the agency
notifies the owner in writing that an extended use
agreement is not recorded as a restrictive covenant with
respect to the property under state law. A copy of the
notification letter should be included as an attachment to
Form 8823 when filed with the IRS.
Line 11q. Check this box for noncompliance events other
than those listed on lines 11a through 11p. Attach an
explanation. For projects with allocations from the
nonprofit set-aside under section 42(h)(5), report the lack
of material participation by a non-profit organization (that
is, regular, continuous, and substantial involvement) that
the housing credit agency learns of during the compliance
period.
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information on this form to carry out the Internal Revenue
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with these laws and to allow us to figure and collect the
right amount of tax.
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information are confidential, as required by section 6103.