| (a) General Provision. A Market Analysis prepared for
the Department must evaluate the need for decent, safe, and sanitary
housing at rental rates or sales prices that eligible tenants can
afford. The analysis must determine the feasibility of the subject
Development rental rates or sales price, and state conclusions as
to the impact of the Development with respect to the determined housing
needs. The Market Analysis must include a statement that the report
preparer has read and understood the requirements of this section.
The Market Analysis must also include a statement that the person
or company preparing the Market Analysis is a disinterested party
and will not materially benefit from the Development in any other
way than receiving a fee for performing the Market Analysis, and that
the fee is in no way contingent upon the outcome of the Market Analysis.
The report must also include the following statement, "any person
signing this Report acknowledges that the Department may publish the
full report on the Department's website, release the report in response
to a request for public information and make other use of the report
as authorized by law."
(b) Self-Contained. A Market Analysis prepared for
the Department must allow the reader to understand the market data
presented, the analysis of the data, and the conclusions derived from
such data. All data presented should reflect the most current information
available and the report must provide a parenthetical (in-text) citation
or footnote describing the data source. The analysis must clearly
lead the reader to the same or similar conclusions reached by the
Market Analyst. All steps leading to a calculated figure must be presented
in the body of the report.
(c) Market Analyst Qualifications. A Market Analysis
submitted to the Department must be prepared and certified by an approved
Qualified Market Analyst. (§2306.67055) The Department will maintain
an approved Market Analyst list based on the guidelines set forth
in paragraphs (1) - (2) of this subsection.
(1) The approved Qualified Market Analyst list will
be updated and published annually on or about November 1st. If not
listed as an approved Qualified Market Analyst by the Department,
a Market Analyst may request approval by submitting items in subparagraphs
(A) - (F) of this paragraph at least 30 calendar days prior to the
first day of the competitive tax credit Application Acceptance Period
or 30 calendar days prior to submission of any other application for
funding for which the Market Analyst must be approved. An already
approved Qualified Market Analyst will remain on the list so long
as at least one (1) Market Analysis has been submitted to the Department
in the previous 12 months or items (A), (B), (C) and (E) are submitted
prior to October 1st. Otherwise, the Market Analyst will automatically
be removed from the list. Submission items include:
(A) Franchise Tax Account Status from the Texas Comptroller
of Public Accounts (not applicable for sole proprietorships);
(B) A current organization chart or list reflecting
all members of the firm who may author or sign the Market Analysis.
A firm with multiple offices or locations must indicate all members
expected to be providing Market Analysis;
(C) Resumes for all members of the firm or subcontractors
who may author or sign the Market Analysis;
(D) General information regarding the firm's experience
including references, the number of previous similar assignments and
timeframes in which previous assignments were completed;
(E) Certification from an authorized representative
of the firm that the services to be provided will conform to the Department's
Market Analysis Rules and Guidelines, as described in this section,
in effect for the Application Round in which each Market Analysis
is submitted; and
(F) A sample Market Analysis that conforms to the Department's
Market Analysis Rules and Guidelines, as described in this section,
in effect for the year in which the sample Market Analysis is submitted.
(2) During the underwriting process each Market Analysis
will be reviewed and any discrepancies with the rules and guidelines
set forth in this section may be identified and require timely correction.
Subsequent to the completion of the Application Round and as time
permits, staff or a review appraiser will re-review a sample set of
submitted market analyses to ensure that the Department's Market Analysis
Rules and Guidelines are met. If it is found that a Market Analyst
has not conformed to the Department's Market Analysis Rules and Guidelines,
as certified to, the Market Analyst will be notified of the discrepancies
in the Market Analysis and will be removed from the approved Qualified
Market Analyst list.
(A) In and of itself, removal from the list of approved
Market Analysts will not invalidate a Market Analysis commissioned
prior to the removal date and at least 90 days prior to the first
day of the applicable Application Acceptance Period.
(B) To be reinstated as an approved Qualified Market
Analyst, the Market Analyst must amend the previous report to remove
all discrepancies or submit a new sample Market Analysis that conforms
to the Department's Market Analysis Rules and Guidelines, as described
in this section, in effect for the year in which the updated or new
sample Market Analysis is submitted.
(d) Market Analysis Contents. A Market Analysis for
a rental Development prepared for the Department must be organized
in a format that follows a logical progression and must include, at
minimum, items addressed in paragraphs (1) - (13) of this subsection.
(1) Title Page. Include Development address or location,
effective date of analysis, date report completed, name and address
of person authorizing report, and name and address of Market Analyst.
(2) Letter of Transmittal. The date of the letter must
be the date the report was completed. Include Development's address
or location, description of Development, statement as to purpose and
scope of analysis, reference to accompanying Market Analysis report
with effective date of analysis and summary of conclusions, date of
Property inspection, name of persons inspecting subject Property,
and signatures of all Market Analysts authorized to work on the assignment.
Include a statement that the report preparer has read and understood
the requirements of this section.
(3) Table of Contents. Number the exhibits included
with the report for easy reference.
(4) Market Analysis Summary. Include the Department's
Market Analysis Summary exhibit.
(5) Assumptions and Limiting Conditions. Include a
description of all assumptions, both general and specific, made by
the Market Analyst concerning the Property.
(6) Identification of the Real Estate. Provide a statement
to acquaint the reader with the Development. Such information includes
street address, tax assessor's parcel number(s), and Development characteristics.
(7) Statement of Ownership. Disclose the current owners
of record and provide a three year history of ownership for the subject
Development.
(8) Primary Market Area. A limited geographic area
from which the Development is expected to draw most of its demand.
The size and shape of the PMA should be reflective of proximity to
employment centers, services and amenities and contain the most significant
areas from which to draw demand. All of the Market Analyst's conclusions
specific to the subject Development must be based on only one PMA
definition. The Market Analyst must adhere to the methodology described
in this paragraph when determining the market area. (§2306.67055)
(A) The PMA will be defined by the Market Analyst as:
(i) geographic size based on a base year population
no larger than necessary to provide sufficient demand but no more
than 100,000 people;
(ii) boundaries based on U.S. census tracts; and
(iii) the population of the PMA may exceed 100,000
if the amount over the limit is contained within a single census tract.
(B) The Market Analyst's definition of the PMA must
include:
(i) a detailed narrative specific to the PMA explaining:
(I) How the boundaries of the PMA were determined with
respect to census tracts chosen and factors for including or excluding
certain census tracts in proximity to the Development;
(II) Whether a more logical market area within the
PMA exists but is not definable by census tracts and how this subsection
of the PMA supports the rationale for the defined PMA;
(III) What are the specific attributes of the Development's
location within the PMA that would draw prospective tenants from other
areas of the PMA to relocate to the Development;
(IV) What are the specific attributes, if known, of
the Development itself that would draw prospective tenants currently
residing in other areas of the PMA to relocate to the Development;
(V) If the PMA crosses county lines, discuss the different
income and rent limits in each county and how these differing amounts
would affect the demand for the Development;
Cont'd... |
