The Executive Office of Housing and Livable Communities (EOHLC) released a January 2026 memo that makes targeted changes to the current 2025–2026 QAP, which sets the state’s guidelines for awarding Low-Income Housing Tax Credits (LIHTC).
The memo extends the 2025–2026 QAP through 2027 so the same overall framework stays in place longer, with the goal of maintaining “as much consistency as possible” during an “ongoing period of unprecedented challenges.” It also clarifies that, aside from the specific amendments described in the memo and its attachments, the rest of the 2025–2026 QAP remains in full effect.
Key Changes
- Accessibility: The memo adds a new requirement for new construction elevator projects by requiring sponsors to include at least 10% fully accessible units, and it strongly urges sponsors of adaptive re-use and/or moderate rehabilitation projects to include more fully accessible units than code or statute requires.
- Green building standards (EGC and alternatives): The memo keeps Enterprise Green Communities Certification Standards (EGC) as the baseline sustainability requirement for LIHTC projects, but allows sponsors to request a written waiver to use a widely accepted comprehensive alternative standard, with LEEDv cited as an example.
- Passive House documentation: For sponsors pursuing Passive House certification, the memo allows an architect self-certification stating the project will meet EGC or an HLC-approved alternative, and it specifies that if Passive House is not achieved, the sponsor must still submit an architect certification that EGC or the approved alternative is met.
- Fees (Attachment #1): The memo states the LIHTC fee schedule has not changed for approximately 15 years and that HLC will require modest increases, with the modified fee schedule provided in Attachment #1.
- Federal changes (“The Reconciliation Bill”): The memo cites July 2025 federal legislation affecting 9% and 4% LIHTC, including approximately $3 million in additional 9% authority for Massachusetts during 2026 and 2027, and it notes that revised 4% LIHTC language is included in Attachment #2 and is effective immediately.
- Competition timing: The memo provides an updated schedule for funding rounds, including a first 2026 competition beginning with One Stop applications due March 19, 2026, an anticipated second 2026 competition with a NOFA in August 2026, and an anticipated 2027 high-readiness competition with deadlines to be announced later.
Next Steps
Members of the public who want to weigh in can contact Christopher LaGrutta at [email protected] to request the virtual hearing link and access instructions, participate in the 11:00 AM January 29, 2026 virtual hearing, and/or submit written comments before the hearing and for five business days afterward.