View List of Questions and Answers

Selected Questions by Category

General Application Questions

Will the TIF bonds still be offered for sale if DHCD doesn't receive a base number of applicants? 

The NOFO will be used to help demonstrate the demand for TIF Funds so that the City will be able to sell the bonds.  

If a house in the TIF district is in fact occupied, can the homeowner apply for TIF funds to do the repairs so that the property can get a U/O? Or did DHCD actually make sure all the houses listed were unoccupied? 

There are some properties included in the TIF District that are occupied.  These properties are used to support the increment needed to sell the bonds.  TIF Funds cannot be used to repair occupied properties.  

If I recently obtained a U&O for a building that had a VBN, is there a way to apply retroactive benefit? 

No.  TIF Funds cannot be used to reimburse work that is completed.  

How can I go about getting a TIf application to apply for the program. My properties are in the TIF zone. 

You can read the application on line here: AHTIF NOFO 09102025.pdf.  The application will need to completed and submitted using the Neighborly Platform. A link to the Neighborly platform will be found here on September 19: Affordable Housing TIF | Baltimore City Department of Housing & Community Development. 

Is there a registry or list of contractors that could be provided to do some of the renovations required for the property, or is it solely up to the developer to source this  information? 

DHCD does not publish contractor registries.  

For more specific questions, is there anyone at DHCD who would be a good resource or who would be available to call or schedule a meeting for more clarification? 

We advise you to use the resources on DHCD’s website for TIF information: Affordable Housing TIF | Baltimore City Department of Housing & Community Development 

Application Requirements and Scoring

On the application it requires a building permit. How will I be able to get a permit without owning or being awarded a property to fix? 

Building permits are required before construction can begin and as a condition to requesting reimbursement of funds.  You do not need to submit a building permit with your application if you do not have one. 

How could it be possible to work on a detailed work schedule without looking at the inside of the houses? 

Applicants should provide the best information at the time an application is submitted and note if they have access to the building or plans.  Final schedules will be required as a condition for an award of funds and executing a grant agreement with DHCD.  

I have not received any "Threshold Requirements"; what are these? 

Threshold Requirements are described in Section 7 of the Notice of Funding Opportunity.  

For the financial statements/ audited financials, it says if the company's "annual budget" is less than $200,000, we need a "recent budget". Would you please define "budget"? Do you mean the company's annual revenue? Do you mean the budget for the renovation of the proposed project? The budgets for all of the properties that we did in the prior year? "Budget" is not really clear in this context. 

Provide the most recent company/organizational budget for your business, not a project budget.  

In Section 2, the NOFO says: "Funding requests that are part of a LDA or the Developer Registry will be evaluated based on meeting Threshold Requirements and will not be scored, as these projects/applicants were previously approved through a competitive process.  Applications requesting funds for privately owned properties will be evaluated for Threshold Requirements and will be scored."  I am on the Developer Registry; do I still submit the regular application? 

Yes.  Please complete the full application that will be available on the Neighborly Platform beginning on September 19th.  

Applicant Eligibility

Nonprofit Eligibility: Can nonprofit organizations apply for TIF funding to redevelop vacant properties into housing specifically for homeless women? 

Properties that are included in the City-Wide Affordable Housing TIF District are eligible to be considered as an award of funds.  Proposed uses must meet zoning and other requirements to be considered for an award of funds.  

LLC Eligibility: Are limited liability companies (LLCs) permitted to request TIF funds for the purpose of rehabilitating properties to be used as rental housing? 

Properties that are included in the City-Wide Affordable Housing TIF District are eligible as rental properties and can be included in an application and evaluated for an award of funds.   

Individual Resident Eligibility: Can individual residents apply for TIF funds to rebuild a vacant property for their own personal residence? 

Individual residents who meet the requirements outlined in the Notice of Funding Opportunity and application are eligible to submit an application requesting City-Wide Affordable Housing Funds.  Residents can occupy the property for their residence providing their annual household income does not exceed 115% of the area median income, provide verification of income.  Owner occupants will be required to sign an affidavit that they will remain in their property for a minimum of 5 years.  If a property is being used as rental, tenants will be required to provide verification of income and the property owner will be required to sign an affidavit that the property will remain affordable for 5 years. and sign an affidavit that they will occupy the property for 5 years as the owner occupant.  

Eligible Properties

Our current property is qualified as a TIF property according to the map and was purchased from the City of Baltimore as a VBN property. We are in construction about 75% completed and have received all inspections todate, including mechanical, plumbing, electrical and gas. Our next level of inspections will be for closing up the walls, site work, the finish work and final inspections. Would this inspection still qualify or do we need to get a 3rd party inspection before the final U&O? 

In order to qualify for TIF Funds, work should not be underway until a Grant Agreement is executed with DHCD. 

Some of the properties that I saw when I drove by were under construction. How will I be able to determine properties that are not assigned to others? 

Please use the property locater application found here Baltimore Affordable Housing TIF to determine if a property is eligible to qualify for TIF Funds.  There are properties located in the TIF District where construction may be underway.  Those properties would not qualify for funds.  

I checked the website and it’s showing me that my house isn’t eligible for the TIF program, but I see the house right next-door to me is how does that work? 

TIF funds are one tool DHCD uses to ensure mixed-income neighborhoods.  Not every vacant property was included in the TIF District to ensure a range of uses and affordability.  

If I apply for a property, does this mean that it has to be in one of the Impact Investment Areas that I have been approved for? 

In order to qualify for TIF Funds, the property must be included in the City-Wide Affordable Housing TIF District.  Please use this link Baltimore Affordable Housing TIF, and enter your address in the Search Box.  If your property appears with a green dot it eligible for TIF Funds.  

Is there a limit as to how many properties I can do?  

No.  There is no limit on the number of properties that can be included in an application, however properties included in the application must be listed in the TIF District and applications must demonstrate that work on of the properties can be complete, receive a Use and Occupancy permit and be occupied within 12 months of executing a grant agreement with DHCD.  

If a property has a vacant building notice, and is on the same block as a property eligible for TIF funds, Will that property be eligible? Ex, 602 Claymont is eligible for TIF funds, But what about the rest of the vacant homes on the block? 

In order to qualify for TIF Funds, properties must be listed in the City-Wide Affordable Housing TIF District.  You can use the app found here to determine if your property is eligible: https://dhcd.baltimorecity.gov/affordable-housing-tif.  Type your address into the search bar, if your property has a green dot, it eligible to be considered for TIF Funds.  

Also, if a property is in the process of being renovated, and it's Eligible to receive TIf funds, can I apply for Reimbursement? 

Only properties included in the City-Wide Affordable Housing TIF District, are eligible to be considered for an award of TIF Funds.  You can use the app found here to determine if your property is eligible: https://dhcd.baltimorecity.gov/affordable-housing-tif.  Type your address into the search bar, if your property has a green dot, it eligible to be considered for TIF Funds.   

Eligible properties that have received a Building Permit and are under construction are not likely to qualify for TIF funds. 

Can addresses be added to the TIF Grant List?  

All TIF Districts must be approved by the City Council.  The City-Wide Affordable Housing TIF District was approved by the City Council in December 2024 and can only be changed by the City Council.  

Budget and Financing

To develop vacant land owned by the city requires architectural and engineering services, site development-Civil, excavation and landscaping, city utilities, permitting cost, etc. All of the cost above makes up the total capital cost for a project. In the TIF Program, is only the architectural and engineering cost excluded? 

TIF Funds can only be used for hard construction costs such as roofs, framing, flooring, electrical, HVAC and plumbing.  A more complete list can be found in the NOFO.  Applicants are responsible for identifying other sources of funds needed to complete their project.  

The NOFO says that we must demonstrate that: "TIF Funds are necessary to fill an appraisal gap." How would you like us to demonstrate this? 

An appraisal gap can be shown in the Homeownership Tab of the Budget.  This is where the applicant will document that the cost to renovate the property exceeds what the home can be sold for.   

How does a small business get financing up front, to be able get the work completed, then get reimbursed? 

TIF funds are provided through a reimbursement process. Applicants are required to source their own funds to get completed and will be reimbursed eligible cost.  

Is there a safe/healthy range developers should stay within for requesting funds necessary for a single row home? 

Development budgets should reflect the most realistic costs that are known at the time of submission.  Costs will need to be verified and DHCD will review an executed construction contract prior to executing a grant agreement.  

Award and Grant Agreements

After choosing the properties that are eligible to receive TIF Funds, how will I be able to know I will be awarded the one that I chose. 

Applicants who are awarded funds will receive an Award Letter that includes the amount of TIF Funds being awarded and eligible properties.  

You mention that some hard construction costs, such as paint, flooring, and kitchen cabinets (this last one wasn't specifically included or excluded), may not be included and would be determined later. Should we go ahead and apply for the grant including these items (but outlining them specifically) so that they may be considered? 

Applicants are encouraged to request TIF Funds for hard construction costs that are specifically highlighted on the budget form.  These are costs that are already considered to be eligible for reimbursement by TIF Funds and could result in a faster review and payment.  Costs that require additional review and determination could result in a determination of ineligibility and the applicant would not receive reimbursement.  

Based on the language in Section 9 of the NOFO, it looks like only two draws may be requested during the construction process. Is this correct? How will this work with the inspections? For example, if I am doing plumbing, electrical, and HVAC rough-ins, I will need to have an inspector come out prior to closing the walls. I will then, at a minimum, need another inspection when the property is complete. For most of my projects, I usually have 4-5 draws and inspections.

Grantees will have 2 options for requesting reimbursement:  

• When the project is complete and has received a Use and Occupancy Permit OR 
• Based on the following draw schedule:
  • 1 or 2 draw requests that total 90% of the construction costs approved for reimbursement
  • 1 draw request when the property has received its Use and Occupancy Permit 
  • 1 draw request when the property is occupied 

Grantees will be responsible for coordinating and scheduling inspections with their Grant Manager  to schedule inspections to ensure that work can be reviewed and approved for reimbursement.  

If the inspector works for the hard money lender (i.e. Is an employee), will that satisfy the "independent inspector" requirement or does it need to be hired from an outside agency? 

Grantees can use inspectors required by their lender but will be required to execute a separate contract with that inspector for the TIF-Funded work that will need to be approved.  Costs associated with TIF-related inspections can be included in your budget and could be eligible for reimbursement.  

If my project repairs are going to be funded with a Credit Card will the principal and interest accrued on the card be reimbursed through the TIF reimbursement? 

No.  TIF Funds cannot be used for the actual construction costs and not for costs associated with financing such as interest.  

I know that all the work done on the properties must be inspected by a third party inspector but does all the work have to be completed by a licensed general contractor/licensed contractors or can work be completed by handymen and then inspected by licensed contractors? 

Before any work begins, all Grantees are required to have an approved Building Permit.  Grantees will be required to provide copies of valid licenses for their general contractor and subcontractors as required by the Building Permit.  A list of work that is required to be completed by licensed contractors and subcontractors can be found HERE.

Is there a possibility of the application cycle opening again, subsequent to October 3rd? 

DHCD anticipates that there will be multiple application rounds for TIF Funds.  At this time, no dates have been determined when additional Notices of Funding Opportunities will be posted.

Based on the details, I interpret: that the application must show site control through sufficient documentation at the time of the application to move forward within 30 days of the Notice of Award. Improvements are made and reimbursements submitted and paid at benchmarks. The entire project must be completed within 12 months and able to get UO permit. If sold the buyer's income must be below 115% AMI at the time or that of the renter at the time of rental

Applicants who have a Purchase Agreement for properties they are purchasing privately can include the Purchase Agreement with their application.  Evidence of ownership (copy of title or the State Department of Assessments and Taxation website) will be required before a Grant Agreement can be executed. 

Applicants who are awarded funds will have 12 months from the time they execute a Grant Agreement with DHCD to complete their construction, obtain a Use and Occupancy permit and sell, rent or occupy their property.  

The maximum qualifying household income for residents that occupy a property that received TIF Funds is 115% of the area median income (AMI) as determined by household size.  Please use the link to retrieve this information.

If someone gets an award, completes a property/project and then rents it out Sept 1, 2026 and the grant agreement ends Dec 31, 2026...it's now April 2027 (grant agreement expired) does that mean that property is free and clear (no reporting & compliance) to rent or sell over 115% AMI? 

Both homeownership and rental properties should be affordable to households earning at or below 115% of the AMI when the property is initially occupied.  Homeowners will be required to sign an affidavit that they will remain as the owner-occupant for 5 years from the time they purchase the property.   

Rental property owners will be responsible for confirming that tenants income does not exceed 115% of the AMI each time a unit is leased for 5 years beginning from the time of the initial occupancy.  The property owner will also be required to sign an affidavit that they will only rent to income-qualified for the 5-year period beginning with the initial tenants. 

If I have a TIF approved property, and I do the reconstruction, can I use the property for coliving/pad split rental? Does that model fit into the rental qualifications of the program? Would i be reimbursed for the construction costs? This property needs a full reconstruction and would cost 160k. 

Reimbursement for costs will be based on review and approval of the work completed by a third-party inspector, confirmation that the costs requested are the actual costs of the work completed, and review and approval of a Request for Reimbursement.  

With construction cost the way they are and the $18 million dollar budget there are only 180 awards @$100,000  a piece being given out on average. What happens if someone doesn’t get reimbursed do they get priority for the next TIF round of funding? Or are they out of luck. 

DHCD strongly recommends that no work is undertaken or costs incurred until award letters have been issued and grant agreements are executed.  Applicants who begin work and incur costs run the risk of not being approved for reimbursement.  

How did you go about declaring a property as being part of the TIF region? (I ask because some of the properties on the map are not actually vacant and there are vacant properties that are not in the TIF region) 

The City-Wide Affordable Housing TIF District includes two types of properties.  Slightly more than 4,000 of the properties are formerly vacant buildings that were redeveloped, received a Use and Occupancy permit and are now occupied.  The increased property tax revenue generated by these redevelopments is needed to help the City sell the TIF Bonds that will be used to fund the grants that will be awarded through this Notice of Funding Opportunity.   

There are an additional approximately 4,000 vacant properties that have been issued a Vacant Building Notice that could be eligible to be awarded TIF Funds through this or a future Notice of Funding Opportunity 

How come there are vacant properties not included on the TIF that are neighboring properties that are? 

The City-Wide Affordable Housing TIF is one piece of Mayor Scott’s $3 billion, 15-year plan to end vacancy in Baltimore.  The Vacancy Reduction Initiative is designed to create mixed-income neighborhoods that offer a range of housing types that are affordable to all income levels.   

The City-Wide Affordable Housing TIF is one source of funds to help achieve this goal by providing a balance between affordable and market rate units that are available on a block. 

For solo entities and emerging developers, where this would be their first property, are there guidelines or first steps provided on where to start to make the application process as smooth as possible? 

There are several resources on DHCD’s TIF webpage to assist you in this application process. Please find the link here, Affordable Housing TIF | Baltimore City Department of Housing & Community Development. 

Do individuals need to have an LLC in place prior to submission? 

If applicants who are considering establishing a LLC or similar entity, do not need to have their organizational documents complete at the time of application, but will need to be registered with the State of Maryland and provide organizational documents before executing a grant agreement with DHCD. 

Will there be additional rounds of funding and if so roughly when will those take place? 

DHCD anticipates issuing multiple Notices of Funding Opportunity for the Affordable Housing TIF Bonds, but does not have dates when they might be available.