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ACRONYMS: Affordable Housing Development ACA Affordable Care Act ACC Annual Contribution Contract ADA Americans with Disabilities Act ADU ADWAS Accessory Dwelling Unit Abused & Deaf Women’s’ Advocacy Services AFR AHAB Applicable Federal Rate Affordable Housing Advisory Board AHMA AHP AHW Affordable Housing Management Association Affordable Housing Program AIDS Housing of Washington AI AMI ARCH ARRA Analysis of Impediments to Fair Housing Choice Area Median Income A Regional Coalition for Housing American Recovery and Reinvestment Act AWHA BHA Association of Washington Housing Authorities Bellingham Housing Authority BOP Energy Star Builders Option Package BWCHA CDBG Bellingham/ Whatcom County Housing Authority Contract Administration Community Action Council of Lewis, Mason, and Thurston Counties Central Area Development Association Council for Affordable and Rural Housing Catholic Charities Housing Services of the Diocese of Yakima Community Development Block Grant CDC Community Development Corporation CDE Community Development Entity CDFI CFPB CFR CHAS Community Development Financial Institution Consumer Financial Protection Bureau Code of Federal Regulations Comprehensive Housing Affordability Strategy CHDO CHG Community Housing Development Organization Consolidated Homeless Grants CHH CHMHA Capitol Hill Housing Community House Mental Health Agency CHOC Community Home Ownership Center CA CACLMTC CADA CARH CCHS Revised-January 2015 Beacon Development Group 206-860-2491 United States federal statute representing a significant regulatory overhaul of the country’s healthcare system Annual contracts with Public Housing Authorities for payments toward rent, financing debt service, and financing for modernization Federal civil rights law prohibiting discrimination based on disability Mother-in-law apartment Service provider for deaf women fleeing abusive homes in King County but serving a state wide client group Rate set by U.S. Treasury for imputing interest Board appointed by governor to advise on state housing policy Trade group of property managers Financing program of FHLB Non-profit housing and services providers (Seattle); changed name to Building Changes Document HUD requires of block grant recipients that identifies fair housing barriers in the community HUD’s income tables adjusted for family size Funding coalition of East King County Cities An economic stimulus package enacted in February 2009. Trade association of Public Housing Authorities Public housing authority, joint operations with Whatcom County Housing Authority Energy efficient appliances package for which funding may be available from energy providers in a given area Public Joint housing authority, Sponsor (Bellingham and Whatcom County) Management of contracts Non-profit Sponsor, developer and service provider for the three county area (Tumwater) Non-profit Sponsor (Seattle) Rural Housing Trade Association Non-profit Sponsor (Yakima; Central WA) Block grant from HUD to local entitlement communities and states A non-profit corporation which is governed by a board from a specific community whose purpose and funding is directed to the development of that community. Entity certified by U.S. Treasury as eligible to receive allocation of New Markets Tax Credits Specialty financial institution certified by U.S. Treasury Listing of U.S. federal regulations Required HUD document of PJ’s which articulates their affordable housing needs and plans A private non-profit corporation meeting specific requirements outlined in HOME regulations Combines state homeless resources into a single grant opportunity to county governments Non-profit public development authority (Seattle) Non-profit mental health service provider and Sponsor (Seattle) Home ownership resource center 1 CHSWW CIP CLS Catholic Housing Services of Western WA Community Investment Program Columbia Legal Services CLT Community Land Trust CNA Capital Needs Assessment Commerce Washington State Department of Commerce CPD Community, Planning & Development CRA Community Reinvestment Act DASH DCR Downtown Action to Save Housing Debt Coverage Ratio DDA Difficult Development Areas DESC DPA DSHS EHA EIS Downtown Emergency Service Center Down Payment Assistance Department of Social and Health Services Eastside Housing Association Environmental Impact Statement EIV Enterprise Income Verification ESA Endangered Species Act ESAP ESG ESIC EZ/ EC/ RC/CEZ FAF Emergency Shelter Assistance Program Emergency Shelter Grant Enterprise Social Investment Corporation Empowerment Zone/ Enterprise Community/ Renewal Community/Community Empowerment Zone Financial Adjustment Factor FDIC FHA FHFA Federal Deposit Insurance Corporation Federal Housing Administration Federal Housing Finance Agency FHLB Federal Home Loan Bank FMR Fair Market Rent FSA GMA Financial Security Assurance Growth Management Act GNMA GO Government National Mortgage Association (Ginnie Mae) General Obligation GSE Government Sponsored Enterprises HAC Housing Assistance Council HAMP HAP HARP HAWK HB 2060 Home Affordable Modification Program Housing Assistance Payment Home Affordable Refinance Program Homeowners Armed with Knowledge House Bill 2060 Revised-January 2015 Beacon Development Group 206-860-2491 Provides a favorably-priced source of wholesale funds State wide program for providing legal and advocacy services for low income households and organizations Land which is purchased as a trust for current and future owners to maintain its affordability Report on physical needs for planning for rehab and reserves WA State-Department responsible for administering State level housing programs including the Trust Fund Division of HUD responsible for CDBG, HOME, McKinney, HOPWA Federal law requiring banks to help meet the credit needs of the local communities in which they are chartered Non-profit Sponsor (Eastside of King County) Net Operating Income divided by debt service for operating proforma Annually designated areas by HUD which receive tax credit boost Non-profit services provider and sponsor (Seattle) WA State department responsible for funding services Sponsor (Bellevue) Study that must be prepared when SEPA process identifies potentially harmful environmental impacts Federal database that provides quick, easy access to resident income information Federal law protecting endangered and threatened species State program funding emergency shelter activities HUD block grant for shelter services Investor / Foundation HUD/RHS designation of geographic area for targeting special tax incentives to encourage economic development Regulator and conservator of Fannie Mae, Freddie Mac, and the regulator of the 12 Federal Home Loan Banks HUD’s Office of Housing provides mortgage insurance on loans made by FHAapproved lenders Provides targeted grants twice a year to financial institutions to invest in housing initiatives. Area rent levels published by HUD and used in determining Section 8 payment standards Legislation enacted to control urban sprawl and limit location and type of growth throughout the State Common type of bond secured by a government's pledge to use legally available resources, including tax revenues, to repay bond holders Group of financial services corporations created to enhance the flow of credit to targeted sectors of the economy Farm worker and Rural housing Provider trade group and technical assistance provider Contract for project-based Section 8 assistance Bill that authorized supplemental recording fees to fund 2 HB 2163 House Bill 2163 HC HCV HDC HEN Housing Credit Housing Choice Vouchers Housing Development Consortium of Seattle/ King County Homeless Essential Needs HERA Housing and Economic Recovery Act of 2008 HFA HFC HFU Housing Finance Agency Housing Finance Commission Housing Finance Unit HHF HOF HOME HOPE VI HOEPA Hardest Hit Fund Housing Opportunity Fund (King County) HOME Investment Partnership Homeownership & Opportunity for People Everywhere VI Home Ownership and Equity Protection Act HOPWA HQS HSF Housing Opportunities for People with AIDS Housing Quality Standards Home Security Fund HTF Housing Trust Fund HUD ICDA Housing and Urban Development Interim Community Development Association IDIS Integrated Disbursement Information System IERR Inland Empire Residential Resources IHBG iMAX Indian Housing Block Grant Integrated Multifamily Access eXchange IRR IRS Internal Rate of Return Internal Revenue Service KCHA KCHFP LEED LIHEAP King County Housing Authority King County Housing Finance Program LIHI Low Income Housing Institute LIHTC Low-Income Housing Tax Credit LISC Local Initiative Support Corporation LO COMP LOC Loan Officer Compensation Letter of Credit MA Municipal Advisor local affordable housing efforts and statewide housing operating subsidy Bill authorized in 2004 legislation which provides for an additional $10 per document recording fee which is dedicated to Tenant based rental vouchers Association of nonprofit developers/ sponsors Formerly Disability Lifeline that helps provides rental assistance and other essential needs Through the Federal Housing Administration (FHA) borrowers in will be able to refinance into more affordable government-insured mortgages State bond and tax credit allocating agency, e.g., WSHFC Same as WSHFC Division of Washington State Department of Commerce responsible for Housing Trust Fund King County’s local funding source for housing HUD’s housing block grant program HUD program for revitalization of severely distressed public housing Amends the Truth in Lending Act, or TILA,to respond to abusive lending practices in the home-equity lending market HUD program for housing persons living with AIDS HUD standards for physical condition of rental units Supports government homeless prevention and housing assistance programs. Washington State program through Department of Commerce for funding housing U.S. Dept. ofInternational District in Seattle based CDC, housing developer, operator and service provider provides HUD with current information regarding the program activities underway across the Nation Non-profit sponsor and service provider focused on households with disabilities (Spokane) Block grant to TDHEs through NAHASDA HUD program designed as a replacement for the TRACSMail subsystem of Tenant Rental Assistant Certification System Method investors use of calculating investment return Agency responsible for tax collection and tax law enforcement including LIHTC Public Housing Authority for King County Funding resource for King County projects Leadership in Energy and Environmental Design Standards for green building developed by USGBC Low Income Home Energy Assistance Program Federal program designed to assist low income households in meeting their immediate home energy needs Non-profit sponsor, service provider and consultant in Western Washington Federal tax credit to encourage investment in low income housing; managed by the WSHFC Nationwide community development support organization and Investor. Revised-January 2015 Beacon Development Group 206-860-2491 A letter from a bank guaranteeing that a buyer's payment to a seller will be received on time and for the correct amount 3 MBS MCC Mortgage-Backed Security Mortgage Credit Certificate MCDC MHTA MID MIF MOR Municipalities Continuing Disclosure Cooperation Initiative Mobile Home Tenants Association Mortgage Interest Deduction Mortgage Insurance Fund Management and Occupancy Review MOU Memorandum of Understanding MPC Mortgage Participation Certificates MRB Mortgage Revenue Bonds MSA Metropolitan Statistical Area NAAH NAHASDA Native American Affordable Housing Native American Housing and Self Determination Act National Association of Home Builders NAHB NDC National Association of Housing and Redevelopment Officials National Development Council NEF National Equity Fund NEPA National Environmental Protection Act NHDC National Housing Development Corporation NIBP New Issue Bond Program NIMBY “Not In My Back Yard” NLIHC NMHC/ NAA NMTC National Low Income Housing Coalition National Multi Housing Council and National Apartment Association New Markets Tax Credit NOFA NOI Notice of Funding Availability Net Operating Income NSP Neighborhood Stabilization Program O&M OCAF OCC OFM OH Operation and Maintenance Operating cost Adjustment Factor Office of the Comptroller of the Currency Office of Financial Management Office of Housing, Seattle ORFH POWER Office of Rural & Farmworker Housing Parents Organizing for Welfare and Economic Right Performance-Based Contract Administration NAHRO PBCA Revised-January 2015 Beacon Development Group 206-860-2491 a certificate issued by governments that allows a taxpayer to claim a tax credit for some portion of the mortgage interest paid Organization of mobile home park associations pays the lender if the mortgagor defaults Verifies compliance of the property with the terms of the Housing Assistance Payments (HAP) Describing a bilateral or multilateral agreement between parties A pass-through security that represents ownership in a pool of conventional mortgages put together by Freddie Mac Tax-exempt bonds that governments issue through HFAs to help fund below-market-interest-rate mortgages for first-time qualifying homebuyers A metropolitan or micropolitan statistical area's geographic delineation Federal funding program for Native Housing Law reforming HUD’s funding of Indian housing Trade Association mostly of for-profit single-family homebuilders. National Trade Association for Public Housing Authorities and public housing officials National non-profit provider of technical assistance to local and state governments Investor related to LISC and funder of Impact Capital predevelopment loan funds National process for assessing environmental impact of governmental decisions and projects A not-for-profit corporation that focuses on improving the quality of life for low-income families by stabilizing and revitalizing neighborhoods via acquisition and preservation of the nation’s affordable housing stock. Provide temporary financing for HFAs to issue new mortgage revenue bonds. Term used to refer to neighbors who oppose a housing project National organization of local housing advocacy groups National Trade Association for multi-family builders, funders and managers. Federal tax credit to encourage investment in low-income communities (not housing) Publication of application for funding by a public source Rent & other revenue minus operating expenses but not debt service HUD program established to purchase and redevelop foreclosed and abandoned homes and residential properties Annual factors used to adjust Section 8 rents. State office responsible for state budget Manager of Seattle Levy funding and all Seattle housing programs Housing consultant based in Yakima Administering Project-Based Section 8 HAP contracts 4 PCHA PHA PHADA PIS Pierce County Housing Authority Public Housing Authorities PITI Principal, Interest, Taxes & Insurance PJ PMI Participating Jurisdiction PPMPDA PRAC PSRC QAP Pike Place Market Public Development Authority QCT Qualified Census Tracts QHWRA QM QRM RAC Quality Housing & Work Responsibility Act Qualified Mortgage Qualified Residential Mortgage Reservation and Allocation Contract RAD Rental Assistance Demonstration RCAC Rural Community Assistance Corporation RD Rural Development REAC REET Real Estate Assessment Center Real Estate Excise Tax REMIC Real Estate Mortgage Investment Conduit REO RESPA Real Estate Owned Real Estate Settlement Procedures Act RFP RFQ Request for Proposals Request for Qualifications RHS SAFE Act Rural Housing Service Secure and Fair Enforcement Mortgage Licensing Act SAIL State Apartment Incentive Loan Program SCIDPDA SEC SEED SEPA Seattle Chinatown/ International District Public Development Authority Securities and Exchange Commission South East Effective Development State Environmental Protection Act SHA Seattle Housing Authority SHOP SHP Self-Help Homeownership Opportunities Program Supportive Housing Program SHPO State Historic Preservation Officer SLIHC Spokane Low Income Housing Coalition County wide public housing authority for Pierce County Local housing authorities Public Housing Authorities Directors Association Placed in Service Private Mortgage Insurance Project Rental Assistance Contract Puget Sound Regional Council Qualified Allocation Plan Revised-January 2015 Beacon Development Group 206-860-2491 The date when property is in a state of readiness and is available for a specific use. Housing costs used in calculating affordability for homeowners HOME block grant recipient communities Insurance to offset losses in the case where a mortgagor is not able to repay the loan and the lender is not able to recover its costs. Non-profit Sponsor (Seattle) Rent subsidy with Section 202 and 811 projects Details the selection criteria and application requirements for housing tax credits and tax-exempt bonds. Federally determined census tracks (Section 42 of the Internal Revenue Code) which get a boost in tax credits Law reforming HUD’s funding of PHAs Documents which allocated tax credits to individual projects by the Washington State Housing Finance Commission Allows proven financing tools to be applied to at-risk public and assisted housing National farm worker and rural developer, technical assistance provider and consultant US Department of Agriculture- Provides consultations, assistance and funding opportunities for, individuals and businesses located in rural communities. Tax on purchase price of land and buildings, potential source of affordable housing revenue Used for the pooling of mortgage loans and issuance of mortgage-backed securities Class of property owned by a lender, usually in workout Consumer protection statute to help consumers become better shoppers for settlement services Competitive process for soliciting proposals Competitive process for selecting contractors and consultants without fee proposals Manage housing programs for US Dept. of Agriculture Designed to enhance consumer protection and reduce fraud through the setting of minimum standards for the licensing and registration of state-licensed mortgage loan Provides low-interest loans on a competitive basis to affordable housing developers Non-profit CDC and Sponsor (Seattle) Non-profit CDC and Sponsor (Seattle) State Process for assessing environmental impact of governmental decisions and projects Public Housing Authority of Seattle, sponsor and service provider HUD program for land/ infrastructure subsidy on self-help housing HUD program for homeless housing which provides service dollars as well as rent subsidy State contact for State Historic Preservation Office and liaison with National Historic process Trade Association for Eastern Washington Housing 5 SNAP Spokane Neighborhood Action Programs SPAN SPRAC SRO Statewide Poverty Action Network Senior Project Rental Assistance Contracts Single Room Occupancy TA Technical Assistance TANF Temporary Assistance for Needy Families TBA TBRA TCAP To Be Announced Tenant Based Rental Assistance Tax Credit Assistance Program TCEP Tax Credit Exchange Program TCLP Temporary Credit and Liquidity Program TDC Total Development Cost TDHE Tribal Designated Housing Entity TDR Transfer of Development Rights THA Tacoma Housing Authority THOR Transitional Housing Operations and Rent TIF Tax Increment Financing TILA TOD TRACS Truth in Lending Act Transit Oriented Development Tenant Rental Assistance Certification System TRID TU UA UPCS URA USDA USDA RD USGBC TILA-RESPA Integrated Disclosure Tenants Union Utility Allowance Uniform Physical Condition Standards Uniform Relocation Assistance & Real Property Acquisition Act U.S. Dept. of Agriculture U.S. Dept. of Agriculture Rural Development U.S. Green Building Council VA Veterans Affairs VASH VCFT VHA Veterans Affairs Supportive Housing Value Capture Finance Tool Vancouver Housing Authority VOC Volatile organic compounds VRDO Variable Rate Demand Obligation WCRA Washington Community Reinvestment Assn. WFF Washington Families Fund Revised-January 2015 Beacon Development Group 206-860-2491 sponsors and advocacy organizations (Spokane) Non-profit service provider and sponsor (Spokane) A single room living unit without its own bathroom and/or kitchen facilities Project, organization and development assistance provided by consultants or HUD-funded intermediaries Federal welfare program, replaced Aid to Families with Dependent Children (AFDC) Rent subsidies that a tenant can take from unit to unit Provides grant funding for capital investment in Low Income Housing Tax Credit (LIHTC) projects via a formula-based allocation to State housing credit allocation agencies Administered by the Treasury Department and is designed to help stalled LIHTC programs move forward Temporary bond purchase and liquidity program designed to help state and local housing finance agencies Sum of acquisition, construction and development costs in a project – hard and soft costs Entity selected by tribes to receive IHBG under NAHASDA A program that allows owners of land in certain areas to sell development rights to developers in other areas Public Housing Authority of Tacoma, sponsor and service provider State program providing rental assistance to homeless families Financing today with anticipated future tax revenue from the increased value of property improved by the funding Higher density developments around transit hubs a computer system created by HUD that enables owners to electronically submit their monthly tenant certifications and voucher information to CHFA Advocacy and service group serving low income tenants Designed to help tenants cover costs in addition to rent Regulations that come into effect when households or businesses are displaced by federally-assisted activities Housing department of USDA National land initiator of Green Building standards Provides patient care and federal benefits to veterans and their dependents. VA programs for homeless vets Public Housing Authority of Vancouver, WA, service provider and sponsor Paints and finishes with low amounts of VOC to comply with sustainable building programs Debt security which bears interest at a floating (variable) rate adjusted at specified intervals. Consortium of private lenders who provide permanent financing to affordable housing projects Gates Foundation and publicly-funded source for homeless family housing services within Washington State outside of the Pierce/ King/ Snohomish counties 6 WIC Women, Infants, Children WLIHA Washington Low Income Housing Alliance WSHFC WA State Housing Finance Commission WSHTF WA State Housing Trust Fund WWHA Walla Walla Housing Authority Revised-January 2015 Beacon Development Group 206-860-2491 area served by the Sound Families program. Provides federal grants to states for food, health care and nutritional education for women, infants and children up to age five State advocacy group created by the merger of Washington Low Income Housing Network (WLIHN) and Washington Low Income Housing Congress (WLIHC) State agency that manages the low income housing tax credit funding process in Washington State. CTED/ HFU – Principal State of Washington funding source for developing affordable housing Public Housing Authority of Walla Walla, sponsor and service provider 7