STATE LIHTC RESEARCH

Maryland
QAP scoring guide.

Maryland Department of Housing and Community Development (DHCD), Community Development Administration (CDA) · 2026 QAP

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● Verified guideChecked Sep 12, 2026View source QAP ↗

THE POINT TABLE

Competitive scoring

23 categories

Historical data point only (from the prior, 2025 QAP/Guide cycle, which used a 203-point scale rather than the 2026 Guide's 221-point scale): per DHCD Multifamily Housing Notice 25-14 (Spring/Summer 2025 Competitive Funding Round awards, Oct. 9, 2025), the 21 applications that passed threshold and were rated/ranked scored 143.18 to 190.54 (average ~174); the 10 projects awarded from the general competitive pool (excluding the Infill/Redevelopment Pool and PSH Set-Aside awards) all scored 181.80 or higher. No comparable results have yet been published under the 2026 (221-point) scale.

Select a category to read its scoring criteria.

4.1.1 Development Team Experience

42 pts

Points for the Developer's, General Contractor's, Architect's, and Property Manager's demonstrated 5-year track record on similar-scope projects (18/9/6/9 max points respectively for a consistent, successful record).

4.1.2 Deductions from Team Experience Score

-10 pts

Negative points (up to -6 Developer, -4 Property Manager) for recent processing delays, construction-management failures, or compliance/asset-management violations.

4.1.3 Developer Financial Capacity

18 pts

Points based on net worth and net liquid assets of the Developer/Sponsor/GP/Managing Member and of the Guarantor, each measured as a percentage of Total Development Cost.

4.1.4 Nonprofits (NPs), PHAs, and Local Small Businesses

14 pts

Points for material ownership interest, Primary Development Team role (GC/architect/property manager), or Secondary Development Team/service-provider role held by a qualified nonprofit, public housing authority, or certified Maryland local small business.

4.2.1 Community Impact Projects

16 pts

For projects in a Qualified Census Tract or Difficult Development Area that contribute to a locally-adopted concerted community revitalization plan. Mutually exclusive with 4.2.2 and 4.2.3 - a project may receive points under only one of the three.

4.2.2 Communities of Opportunity

16 pts

For family projects located in a DHCD-designated 'Community of Opportunity' (per the Composite Opportunity Index of community health/economic/educational-opportunity data) or in a court-ordered/consent-decree fair-housing settlement area. Mutually exclusive with 4.2.1 and 4.2.3.

4.2.3 Defined Planning Areas and Opportunity Zones

16 pts

For projects (that did not score under 4.2.1/4.2.2) in rural areas, Certified Heritage Areas, Sustainable Communities, Empowerment/Enterprise Zones, Main Street Maryland communities (12 pts), plus an additional 4 pts if also in a designated federal Opportunity Zone. Mutually exclusive with 4.2.1 and 4.2.2.

4.3 Transit Oriented Development (TOD)

8 pts

Points for proximity to a state-designated TOD, rail/bus transit stops, demand-responsive transit access, and a WALK Score-based sliding scale.

4.4.1 Income Targeting

15 pts

5 points if at least 10% of restricted units are at or below 30% AMI (compliance-period restricted or PBV-supported); up to 10 additional points on a sliding scale based on the weighted-average AMI targeted per restricted bedroom (best score at 32.00% AMI weighted average or below).

4.4.2 Targeted Populations

10 pts

Points (formula-based, up to a 10%-of-affordable-units set-aside) for permanent, income/rent-restricted (≤30% AMI) units serving PWDs, persons experiencing homelessness, PSH residents, foster-care youth aging out, crime/trafficking survivors, veterans, formerly incarcerated persons, or persons in substance-abuse recovery.

4.4.3 Family Housing

8 pts

Points on a sliding scale for non-age-restricted projects with higher shares of 2BR-plus and 3BR-plus units (e.g., 8 points for ≥60% units at 2BR+ and ≥30% at 3BR+).

4.4.4 Tenant Services

8 pts

Points for resident-services commitments beyond the Threshold minimum - partner MOUs/service location (3 pts), tenant-population fit (1 pt), funding plan (up to 2 pts), outcome goals (1 pt), feedback/privacy protocols (1 pt); OR full 8 points for CORES (or comparable) certification of the service provider.

4.4.5 Mixed Income Housing

10 pts

Formula points based on the ratio of unrestricted market-rate units to affordable units in the project.

4.4.6 Policy Incentives

4 pts

Discrete incentive points (1-2 pts each) for qualifying 9%/4% 'twinning' deals, top Communities-of-Opportunity projects in the Baltimore/DC metro region, projects in specified rural counties, HUD Choice Neighborhood projects, MDOT/WMATA joint-development sites, and large (75+ unit) projects meeting Housing Starts Now.

4.5.1 Direct Leveraging

15 pts

Points on a sliding scale (percentage of leveraged funds ÷ .06667, or ÷.06 and capped at 15 for rural projects) based on the share of Total Development Cost funded by non-State resources (local contributions, historic tax credits, Opportunity Zone capital, private financing, etc.).

4.5.2 Operating Subsidies

10 pts

Points based on the 10-year average per-affordable-unit value of project-based rental assistance, PILOTs/tax abatements, and other qualifying operating subsidies.

4.5.3 Construction or Rehabilitation Cost Incentives

-8 pts

Point deduction (up to -8 large projects / -6 small projects) proportional to the amount a project's per-square-foot construction cost exceeds DHCD's published cost limits.

4.6.1 Sustainability Features (Green Features)

10 pts

10 points for committing to full third-party green building certification (Enterprise Green Communities, LEED, ICC-700, EarthCraft, Green Globes); 8 points for meeting the certification scorecard without pursuing formal certification; or up to 6 points (1 pt each) for itemized sustainable-design features (paving/stormwater, recycled/renewable materials, reflective roofing/paving, healthy flooring, dark-sky lighting, etc.).

4.6.2 Energy Efficiency

6 pts

Points for rehab projects committing to 20-30%+ energy-conservation-measure savings verified by audit (2-4 pts), plus 2 points for alternative energy use and 2 points for heat-pump water heating.

4.6.3 Project Durability and Enhancements

13 pts

1 point each (2 for exterior masonry) for a checklist of durability/design features - site accessibility and security, architectural detailing, paving specifications, adequate unit/closet sizing, visitable half-bath, durable flooring/countertops/hardware, in-unit washer/dryer, masonry exterior, etc.

4.6.4 Lovable Places

4 pts

2 points for community-oriented walkable design plus at least 3 of 5 listed shared community spaces (lobby, fitness center, outdoor social area, community garden, telework space); 4 points instead for including a qualifying LIHTC-eligible community service facility (child care, public library, or fresh-food retail).

4.7 Housing Starts Now

10 pts

Points based on project readiness/entitlement status at application - full site plan approval (10 pts new construction/adaptive reuse), preliminary site plan approval (6 pts), or zoned for intended use (4 pts new construction, 2 pts acquisition/rehab).

4.8 State Bonus Points

10 pts

Discretionary DHCD points (up to 10, or up to 15 for intergenerational/elderly/PSH projects) awarded outside the 221-point scale to balance award distribution by project type/region, respond to urgent needs, or advance other State priorities; requires a pre-bonus score of at least 120 points; capped at 20% of total competitive LIHTC/RHFP funds awarded per round.

Scoring source

2026 Multifamily Rental Financing Program Guide (Appendix A to the Maryland QAP), Chapter 4 "Competitive Scoring Criteria" (Guide internal pp. 52-90 / PDF pp. 57-95 of https://dhcd.maryland.gov/HousingDevelopment/Documents/rhf/2026-Multifamily-Rental-Financing-Program-Guide.pdf); Scoring Summary Table at Guide p.54 (PDF p.59); MBP/RHW and Infill/Redevelopment Pool minimum-score terms at Guide pp.52-53 (PDF pp.57-58); PSH Set-Aside scoring at QAP §F.3 (QAP PDF pp.20-22); set-asides/pools at QAP §F (QAP PDF pp.18-22).

MODEL ASSUMPTIONS

Underwriting parameters

2026 Multifamily Rental Financing Program Guide (Appendix A to the Maryland QAP), Chapter 3 "Threshold Criteria," §3.9 "Underwriting Standards" (Guide internal pp. 29-37 / PDF pp. 34-42 of https://dhcd.maryland.gov/HousingDevelopment/Documents/rhf/2026-Multifamily-Rental-Financing-Program-Guide.pdf), specifically §3.9.1 Maximum Rents, §3.9.2 Vacancy, §3.9.3 Operating Expenses, §3.9.4 Reserves for Replacement, §3.9.5 Operating Reserves, §3.9.6 Trending, §3.9.7 Debt Service Coverage Ratio, §3.9.8 Development Costs and Fees (3.9.8.1 Acquisition, 3.9.8.2 Syndication Costs, 3.9.8.3 Professional Fees). Fee amounts from the companion "DHCD Multifamily Program Fees" schedule (updated Jan. 12, 2026).

OPERATING ASSUMPTIONS

Utility allowance

Preferred method: None mandated among the four owner-choice options (PHA schedule / utility company estimate / HUD USM / energy consumption model) for buildings with no RHS or HUD-regulated status; but a mandatory, non-optional hierarchy overrides owner choice when applicable — RHS-assisted building or RHS tenant assistance = RHS utility allowance (Methods 1-2), HUD-regulated building (HUD reviews rents/UA annually) = HUD-set allowance (Method 3), with RHS status superseding HUD status if both apply.

Maryland DHCD, "Low Income Housing Tax Credit Utility Allowance Policy" (in effect since June 14, 2010; current document as of the 2026 cycle, cross-referenced from the Multifamily Housing Development Document Library alongside the 2026 QAP and 2026 MRFP Guide), Section 3 "Methodologies for Determining Utility Allowance Estimates," Methods 1-4 and Options A-D

YOUR NEXT STEPS

Development guides for Maryland

PHASE 1Site sourcing and screening PHASE 2Site control and due diligence PHASE 3Entitlement pathway election PHASE 4Program election (9% vs. 4% vs. hybrid)PHASE 5Rents, income limits, and the operating pro forma PHASE 6Cost, construction type, and the labor package PHASE 7Maryland runs the gap money itself — but there is no state tax credit to layer on top PHASE 8One package, 221 points, and no published cutoff for the general pool PHASE 9A 12-month Affidavit, and a Covenant that runs longer than the QAP's own definition PHASE 10Construction through placed-in-service PHASE 11Compliance, Year 15, and Maryland's 40-year (competitive) / 30-year (non-competitive) extended-use floor — not 55

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