U.S. Income Tax Return for Estates and Trusts

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Instructions for Form 8609
(Rev. December 2025)

Low-Income Housing Credit Allocation and Certification
Section references are to the Internal Revenue Code unless
otherwise noted.

Future Developments

For the latest information about developments related to
Form 8609 and its instructions, such as legislation enacted
after they were published, go to IRS.gov/Form8609.

Reminders

Qualified disaster zones. The Taxpayer Certainty and
Disaster Tax Relief Act of 2020 extends the deadlines for
meeting the 10% and placed-in-service requirements under
section 42(h)(1)(E) for designated buildings located in a
qualified disaster zone. See Line 5b and also Allocation of
credit under Purpose of Form, later.
Notice 2021-12. The instructions have been updated
throughout, as needed, to reflect the temporary relief
provided in Notice 2021-12, 2021-6 I.R.B. 828 (at
IRS.gov/pub/irs-drop/n-21-12.pdf), as clarified by Notice
2021-17, 2021-14 I.R.B. 984 (at IRS.gov/pub/irs-drop/
n-21-17.pdf), and as amended by Notice 2022-5, 2022-5
I.R.B. 457 (at IRS.gov/pub/irs-drop/n-22-05.pdf).
Revenue Ruling 2021-20. As a result of Revenue Ruling
2021-20, 2021-51 I.R.B. 875 (at IRS.gov/pub/irs-drop/
rr-21-20.pdf) as clarified by Revenue Procedure 2021-43,
2021-51 I.R.B. 882 (at IRS.gov/pub/irs-drop/rp-21-43.pdf),
the 4% floor in section 42(b)(3) does not apply to certain
arrangements. See Line 2, later.

General Instructions
Purpose of Form

Owners of residential low-income rental buildings are allowed
a low-income housing credit for each qualified building
annually over a 10-year credit period. Form 8609 can be
used to obtain a housing credit allocation from the housing
credit agency. A separate Form 8609 must be issued for each
building in a multiple building project. Form 8609 is also used
to certify certain information.
Housing credit agency. This is any state or local agency
authorized to make low-income housing credit allocations
within its jurisdiction.
Building identification number (BIN). This number is
assigned by the housing credit agency. The BIN initially
assigned to a building must be used for any allocation of
credit to the building that requires a separate Form 8609 (see
Multiple Forms 8609, later). For example, rehabilitation
expenditures treated as a separate new building shouldn’t
have a separate BIN if the building already has one. Use the
number first assigned to the building.

Aug 8, 2025

Regarding (3) and (4) (carryover allocations), see sections
42(h)(1)(E) and 42(h)(1)(F); Taxpayer Certainty and Disaster
Act of 2020, sections 301(2) and 305(a)(3); and Regulations
section 1.42-6.
The agency can only make an allocation to a building
located within its geographical jurisdiction. Once an
allocation is made, the credit is allowable for all years during
the 10-year credit period. A separate Form 8609 must be
completed for each building to which an allocation of credit is
made.
Note: Regarding (3) (carryover allocations), if the last day
for an owner of a building with a carryover allocation to meet
the 10% test is:
• On or after April 1, 2020, and before 2022, the deadline is
extended to the original deadline plus 2 years;
• On or after January 1, 2021, and before December 31,
2022, the deadline is extended to December 31, 2022.
If the original placed-in service deadline for a building
meeting the 10% test is one of the following, use the
placed-in-service deadline provided.
• If December 31, 2020, the last day for the owner to place
the building in service is December 31, 2022.

Instructions for Form 8609 (Rev. 12-2025) Catalog Number 52385A
Department of the Treasury Internal Revenue Service www.irs.gov

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Minimum credit rate. The Taxpayer Certainty and Disaster
Tax Relief Act of 2020 set a new minimum applicable credit
percentage of 4% for certain buildings. See Line 2 and
Line 9a, later.

Allocation of credit. For an owner to claim a low-income
housing credit on a building (except as explained under
Tax-exempt bonds, later), the housing credit agency must
make an allocation of the credit by the close of the calendar
year in which the building is placed in service, unless:
1. The allocation is the result of an advance binding
commitment by the housing credit agency made not later
than the close of the calendar year in which the building is
placed in service (see section 42(h)(1)(C));
2. The allocation relates to an increase in qualified basis
(see section 42(h)(1)(D));
3. The allocation is made for a building placed in service
no later than the second calendar year following the calendar
year in which the allocation is made if the building is part of a
project in which the taxpayer’s basis as of the date that is 1
year after the date that the allocation was made is more than
10% of the project’s reasonably expected basis as of the end
of that second calendar year (for certain calendar year 2021
or 2022 allocations to buildings in qualified disaster areas
replace “second calendar year” with “third calendar year” and
“1 year” with “2 years” (see your housing credit agency and
the Taxpayer Certainty and Disaster Tax Relief Act of 2020,
sections 301(2) and 305(a)(3), for more information)) (also
see the Note below for other extensions); or
4. The allocation is made for a project that includes more
than one building if:
a. The allocation is made during the project period,
b. The allocation applies only to buildings placed in
service during or after the calendar year in which the
allocation is made, and
c. Each building in the project to which the allocation
applies is identified by a separate building identification
number (BIN).

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• If December 31, 2021, and the original deadline for the
10% test in section 42(h)(1)(E)(ii) was before April 1, 2020,
the placed-in-service deadline again is December 31, 2022.
• If December 31, 2021, and the original deadline for the
10% test in section 42(h)(1)(E)(ii) was on or after April 1,
2020, and on or before December 31, 2020, then the
placed-in-service deadline is December 31, 2023.
• If December 31, 2022 (and thus the original deadline for
the 10% test was in 2021), then the placed-in-service
deadline is December 31, 2023.
See Notice 2021-12, section IV(A) and (C), as amended by
Notice 2022-5, section IV(A) and (C).

Tax-exempt bonds. No housing credit allocation is required
for any portion of the eligible basis of a qualified low-income
building that is financed with tax-exempt bonds taken into
account for purposes of the volume cap under section 146 if
principal payments on the financing are applied within a
reasonable period to redeem obligations the proceeds of
which were used to provide the financing, or the financing is
refunded as described in section 146(i)(6). An allocation isn’t
needed when 50% or more of the aggregate basis of the
building and the land on which the building is located
(defined below) is financed with tax-exempt bonds described
in the preceding sentence. However, the owner must still get
a Form 8609 from the appropriate housing credit agency
(with the applicable items completed, including an assigned
BIN).
Land on which the building is located. This includes
only land that is functionally related and subordinate to the
qualified low-income building. (See Regulations sections
1.103-8(a)(3) and 1.103-8(b)(4)(iii) for the meaning of
“functionally related and subordinate.”)

Filing Requirement
Housing credit agency. Complete and sign Part I of Form
8609 and make copies of the form. Submit a copy with Form
8610, Annual Low-Income Housing Credit Agencies Report,
and keep a copy for the records. The agency must send the
original, signed Form 8609 (including instructions) to the
building owner.
Building owner. You must make a one-time submission of
Form 8609 to the Low-Income Housing Credit (LIHC) Unit at
the IRS Philadelphia campus address below. After making a
copy of the completed original Form 8609, file the original of
the form with the unit no later than the due date (including
extensions) of your first tax return with which you are filing
Form 8609-A, Annual Statement for Low-Income Housing
Credit.
Where to file Form 8609. Send the properly completed
and signed form(s) to:
Department of the Treasury
Internal Revenue Service Center
Philadelphia, PA 19255-0549
Note: The housing credit agency may require you to
submit a copy of Form 8609 with a completed Part II to the
agency. You should contact the agency to obtain agency
2

Building Owner’s Recordkeeping

Keep the following items in your records for 3 years after the
due date (including extensions) of the owner’s tax return for
the tax year that includes the end of the 15-year compliance
period.
• A copy of the original Form 8609 received from the
housing agency and all related Forms 8609-A (or
predecessor Schedules A (Form 8609)), Forms 8586, and
any Forms 8611, Recapture of Low-Income Housing Credit.
• If the maximum applicable credit percentage allowable on
line 2 reflects an election under section 42(b)(1)(A)(ii) (or
former section 42(b)(2)(A)(ii) for buildings placed in service
before July 31, 2008), a copy of the election statement.
• If the binding agreement specifying the housing credit
dollar amount is contained in a separate document, a copy of
the binding agreement.
• If the housing credit dollar amount allocated on line 1b
reflects an allocation made under section 42(h)(1)(E) or
section 42(h)(1)(F), a copy of the allocation document.

Specific Instructions
Part I—Allocation of Credit
Completed by Housing Credit Agency Only
Addition to qualified basis. Check this box if an allocation
relates to an increase in qualified basis under section 42(f)
(3). Enter only the housing credit dollar amount for the
increase. Don’t include any portion of the original qualified
basis when determining this amount.
Amended form. Check this box if this form amends a
previously issued form. Complete all entries and explain the
reason for the amended form. For example, if there is a
change in the amount of initial allocation before the close of
the calendar year, file an amended Form 8609 instead of the
original form.
Item A. Identify the building for which this Form 8609 is
issued when there are multiple buildings with the same
address (for example, BLDG. 6 of 8).
Line 1a. Generally, where Form 8609 is the allocating
document, the date of the allocation is the date the Form
8609 is completed, signed, and dated by an authorized
official of the housing credit agency during the year the
building is placed in service and mailed to the owner of the
qualified low-income building.
However, if an allocation is made under section 42(h)(1)
(E) or 42(h)(1)(F), the date of allocation is the date the
authorized official of the housing credit agency completes,
signs, and dates the section 42(h)(1)(E) or 42(h)(1)(F)
document used to make the allocation. If 50% or greater of
the building is financed by tax-exempt bonds, no allocation is
required, and you will leave line 1a blank.
Line 1b. Enter the housing credit dollar amount allocated to
the building for each year of the 10-year credit period. The
amount should equal the percentage on line 2 multiplied by
Instructions for Form 8609 (12-2025)

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Multiple Forms 8609. Allocations of credit in separate
calendar years require separate Forms 8609. Also, when a
building receives separate allocations for acquisition of an
existing building and for rehabilitation expenditures, a
separate Form 8609 must be completed for each credit
allocation.

filing requirements. The copy of Form 8609, Part II, that you
submit to the agency should match the Form 8609, Part II,
filed with the IRS.
Also, file Form 8609-A for each year of the 15-year
compliance period. The credit is claimed on Form 8586,
Low-Income Housing Credit. See the forms for filing
instructions.

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Line 2. The maximum applicable credit percentage
allowable is determined in part by the date the building was
placed in service. Follow the instructions pertaining to the
date the building was placed in service.
Enter the maximum applicable credit percentage
allowable to the building for the month the building was
placed in service or, if applicable, for the month determined
under section 42(b)(1)(A)(ii). This percentage may be less
than the applicable percentage published by the IRS monthly
in the Internal Revenue Bulletin.
A minimum applicable credit percentage of:
• 4% is in effect for new federally subsidized buildings, and
for existing buildings, placed into service after 2020. For the
minimum 4% rate to apply, a building must also receive an
allocation of housing credit dollar amount after 2020, or have
a portion of the building financed with an obligation described
in section 42(h)(4)(A) that is issued after 2020. If these
circumstances apply, don’t enter less than 4% on line 2. See
section 42(b)(3) and the Taxpayer Certainty and Disaster Tax
Relief Act of 2020, section 201. Also, see the Caution next.
• 9% is in effect for new non-federally subsidized buildings
placed in service after July 30, 2008. The 9% minimum
applies to new non-federally subsidized buildings even if the
taxpayer made an irrevocable election under former section
42(b)(1)(A)(ii). If this circumstance applies, don’t enter less
than 9% on line 2. See section 42(b)(2).
Caution: As a result of Revenue Ruling 2021-20, 2021-51
I.R.B. 875 (at IRS.gov/pub/irs-drop/rr-21-20.pdf) as clarified
by Revenue Procedure 2021-43, 2021-51 I.R.B. 882 (at
IRS.gov/pub/irs-drop/rp-21-43.pdf), the 4% floor in section
42(b)(3) does not apply to:
• A building that is financed in part with a draw-down exempt
facility bond issue that was issued in 2020 and on which one
or more draws are taken after 2020;
• A building that is financed in part with proceeds of an
exempt facility bond issue that was issued in 2020 and in part
with proceeds of a different exempt facility bond issue that
was issued in a minimal amount after 2020; or
• A building that receives an allocation of housing credit
dollar amount in 2020 and a minimal additional allocation
after 2020.
When requirements of Regulations section 1.42-8
must be met. If an election was made under section 42(b)
(1)(A)(ii) to use the applicable percentage for a month other
than the month in which a building is placed in service, the
requirements of Regulations section 1.42-8 must be met. The
agency must keep a copy of the binding agreement. The
applicable percentage is published monthly in the Internal
Revenue Bulletin. For new buildings that aren’t federally
subsidized under section 42(i)(2)(A) and are placed in
service after July 30, 2008, use the applicable percentage for
the 70% present value credit, but don’t enter less than 9%,
unless the housing credit agency determines that a lesser
amount is necessary to assure project feasibility. For new
buildings that are federally subsidized, or for existing
buildings, use the applicable percentage for the 30% present
value credit, but don’t enter less than 4% if they meet the
Instructions for Form 8609 (12-2025)

criteria in Line 2 above for the 4% percentage. See Line 6,
later, for the definition of “federally subsidized” and the time
period for which the definition applies. A taxpayer may elect
under section 42(i)(2)(B) to reduce eligible basis by the
proceeds of any tax-exempt obligation in order to obtain the
higher credit percentage.
Additions to qualified basis. For allocations to buildings
for additions to qualified basis under section 42(f)(3), don’t
reduce the applicable percentage even though the building
owner may only claim a credit based on two-thirds of the
credit percentage allocated to the building.
Line 3a. Enter the maximum qualified basis of the building.
In computing qualified basis, the housing credit agency
should use only the amount of eligible basis necessary to
result in a qualified basis that, when multiplied by the
percentage on line 2, equals the credit amount on line 1b.
Persons filing Form 8609-A should see the Caution at the end
of this section.
However, the housing credit agency isn’t required to
reduce maximum qualified basis and can lower the maximum
applicable percentage on line 2. Generally, to compute
qualified basis, unless limited as stated above, multiply the
eligible basis of the qualified low-income building by the
smaller of:
• The fractional number of low-income units to all residential
rental units in the building (the “unit fraction”), or
• The fractional amount of floor space of the low-income
units to the floor space of all residential rental units in the
building (the “floor space fraction”).
But see the Tip at the end of this section.
Generally, the term “low-income unit” means any unit in a
building if the unit is rent restricted and the individuals
occupying the unit meet the income limitation applicable to
the project of which the building is a part. See section 42(i)(3)
(A). Generally, a unit isn’t treated as a low-income unit unless
it’s suitable for occupancy and used other than on a transient
basis. Section 42(i)(3)(B) provides for certain exceptions (for
example, units that provide for transitional housing for the
homeless may qualify as low-income units). See sections
42(i)(3) and 42(c)(1)(E) for more information. If individuals
are medical personnel or other essential workers (as defined
by state or local governments) who provided services during
the COVID-19 pandemic, then, for purposes of emergency
housing provided from April 1, 2020, to December 31, 2022,
owners of low-income housing projects may treat these
individuals as if they were “displaced individuals.” That is,
owners could have provided emergency housing for these
individuals during this period pursuant to the provisions of
Revenue Procedure 2014-49, 2014-37 I.R.B. 535 (at
IRS.gov/pub/irs-drop/rp-14-49.pdf), and Revenue Procedure
2014-50, 2014-37 I.R.B. 540 (at IRS.gov/pub/irs-drop/
rp-14-50.pdf), as applicable. See Notice 2021-12,
section V(E), as amended by Notice 2022-5, section V(E).
Except as explained in Line 3b next, the eligible basis for a
new building is its adjusted basis as of the close of the first
tax year of the credit period. For certain existing buildings, the
eligible basis is its acquisition cost plus capital improvements
through the close of the first tax year of the credit period. See
Line 3b next and section 42(d) for other exceptions and
details.
Caution: For persons filing Form 8609-A, the qualified
basis on Form 8609-A, line 3, is limited to the maximum
qualified basis shown on Form 8609, line 3a, for the
low-income building if, in computing qualified basis, the
housing credit agency uses only the amount of eligible basis
3

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the amount on line 3a. The housing credit agency is required
to allocate only the amount necessary to assure project
feasibility. To accomplish this, the agency can, to the extent
permitted by the Code and regulations, lower the percentage
on line 2 and the amount on line 3a. See Line 2 next and
Line 3a, later, for the limits that apply. For tax-exempt bond
projects for which no allocation is required, enter the housing
credit dollar amount allowable under section 42(h)(4).

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Line 3b. Special rule to increase basis for buildings in
certain high-cost areas. If the building is located in a
high-cost area (that is, “qualified census tract” or “difficult
development area”), the eligible basis may be increased as
follows.
• For new buildings, the eligible basis may be up to 130% of
such basis determined without this provision.
• For existing buildings, the rehabilitation expenditures under
section 42(e) may be up to 130% of the expenditures
determined without regard to this provision.
Enter the percentage to which eligible basis was
increased. For example, if the eligible basis was increased to
120%, enter “120.”
Section 42(d)(5)(B)(v) permits a similar increase in basis
for any non-federally subsidized building designated by the
state agency to need the basis increase to be financially
feasible as part of a qualified low-income housing project.
Tip: See section 42(d)(5)(B) for the definitions of qualified
census tract and difficult development area, and for other
details.
Note: Before it is increased, the eligible basis must be
reduced by any federal subsidy that the taxpayer elects to
exclude from eligible basis. For buildings placed in service
after July 30, 2008, the eligible basis can’t include any costs
financed with federal grant proceeds.
Line 4. Enter the percentage of the aggregate basis of the
building and land on which the building is located that is
financed by certain tax-exempt bonds. If this amount is zero,
enter -0-. Don’t leave this line blank.
Line 5a. The placed-in-service date for a residential rental
building is the date the first unit in the building is ready and
available for occupancy under state or local law.
Rehabilitation expenditures treated as a separate new
building under section 42(e) are placed in service at the
close of any 24-month period over which the expenditures
are aggregated, whether or not the building is occupied
during the rehabilitation period.
However, for purposes of section 42(e)(3)(A)(ii), if the last
day of the 24-month period for a building is:
• On or after April 1, 2020, and before December 31, 2021,
the last day to incur the minimum rehabilitation expenditures
for the building is postponed to the original deadline plus 18
months;
• On or after January 1, 2022, and on or before June 30,
2022, then that deadline is extended to June 30, 2023;
• On or after July 1, 2022, and before 2023, then that
deadline is extended to the original date plus 12 months; or
• On or after January 1, 2023, and before December 30,
2023, then that original deadline is extended to December
31, 2023.
See Notice 2021-12, section IV(B), as amended by Notice
2022-5, section IV(B).
4

Note: The placed-in-service date for an existing building is
determined separately from the placed-in-service date of
rehabilitation expenditures treated as a separate new
building.
Line 5b. Check this box if the date of allocation on line 1a is
in calendar year 2021 or 2022, the building is located in a
qualified disaster zone, and the allocation is discussed in the
parenthetical in (3) under Allocation of credit in Purpose of
Form, earlier.
Note: If you have checked the box on line 5b of your Form
8609, include on Form 8610, line 7a, the credit amount
allocated by your Form 8609.
Line 6. Not more than 90% of the state housing credit ceiling
for any calendar year can be allocated to projects other than
projects involving qualified nonprofit organizations. A project
involves a qualified nonprofit organization if that qualified
nonprofit organization owns an interest in the project (directly
or through a partnership) and materially participates (within
the meaning of section 469(h)) in the development and
operation of the project throughout the compliance period.
See section 42(h)(5) for more details.
Generally, no credit is allowable for acquisition of an
existing building unless substantial rehabilitation is done. See
sections 42(d)(2)(B)(iv) and 42(f)(5) that were in effect on the
date the allocation was made. Don’t issue Form 8609 for
acquisition of an existing building unless substantial
rehabilitation under section 42(e) is placed in service.
Lines 6a and 6d. A building is treated as federally
subsidized if at any time during the tax year or prior tax year
there is outstanding any tax-exempt bond financing, the
proceeds of which are used (directly or indirectly) for the
building or its operation. If a building is federally subsidized,
then box 6a or 6d must be checked regardless of whether the
taxpayer has informed the housing credit agency that the
taxpayer intends to make the election under section 42(i)(2)
(B) to reduce the eligible basis by the proceeds of any
tax-exempt obligation.

Part II—First-Year Certification
Completed by Building Owner With Respect to
the First Year of the Credit Period

Caution: By completing Part II, you are certifying the date
the building is placed in service corresponds to the date on
line 5a. If the Form 8609 issued to you contains the wrong
date or no date, obtain a new or amended Form 8609 from
the housing credit agency.
Line 7. Enter the eligible basis (in dollars) of the building.
Eligible basis doesn’t include the cost of land. Determine
eligible basis at the close of the first year of the credit period
(see sections 42(f)(1), 42(f)(5), and 42(g)(3)(B)(iii) for
determining the start of the credit period).
For new buildings, the eligible basis is generally the cost of
construction or rehabilitation expenditures incurred under
section 42(e).
For existing buildings, the eligible basis is the cost of
acquisition plus rehabilitation expenditures not treated as a
separate new building under section 42(e) incurred by the
close of the first year of the credit period.
If the housing credit agency has entered an increased
percentage in Part I, line 3b, multiply the eligible basis by the
increased percentage and enter the result.

Instructions for Form 8609 (12-2025)

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necessary to result in a qualified basis that, when multiplied
by the credit percentage on Form 8609, line 2, equals the
credit amount on Form 8609, line 1.
Tip: If the close of the first year of the credit period with
respect to a building is on or after April 1, 2020, and before
2023, then, for purposes of section 42(f)(3)(A)(ii), the
qualified basis for the building for the first year of the credit
period is calculated by taking into account any increase in the
number of low-income units by the close of the 6-month
period following the close of that first year. See Notice
2021-12, section IV(E), as clarified by Notice 2021-17, and
amended by Notice 2022-5, section IV(E).

Residential rental property may qualify for the credit even
though part of the building in which the residential rental units
are located is used for commercial use. Don’t include the
cost of the nonresident rental property. However, you may
generally include the basis of common areas or tenant
facilities, such as swimming pools or parking areas, provided
there is no separate fee for the use of these facilities and they
are made available on a comparable basis to all tenants in
the project. If an amenity or common area in a low-income
building or project was temporarily unavailable or closed
during some or all of the period from April 1, 2020, to
December 31, 2022, and the unavailability or closure was in
response to the COVID-19 pandemic and not because of
other noncompliance for section 42 purposes, then this
temporary unavailability or closure does not result in a
reduction of the eligible basis of the building. See Notice
2021-12, section V(C), as amended by Notice 2022-5,
section V(C).
During the above period for common areas, an agency
may deny any application of the above waiver or, based on
public health criteria, may limit the waiver to partial closure, or
to limited or conditional access of an amenity or common
area. See Notice 2021-12, section V(C), as amended by
Notice 2022-5, section V(C).
The eligible basis shall not include any costs paid by the
proceeds of a federal grant. Also, reduce the eligible basis by
the entire basis allocable to non-low-income units that are
above average quality standard of the low-income units in the
building. You may, however, include a portion of the basis of
these non-low-income units if the cost of any of these units
doesn’t exceed by more than 15% the average cost of all
low-income units in the building and you elect to exclude this
excess cost from the eligible basis by checking the “Yes” box
on line 9b. See section 42(d)(3).
You may elect to reduce the eligible basis by the proceeds
of any tax-exempt obligation to obtain a higher credit
percentage. To make this election, check the “Yes” box in Part
II, line 9a. Reduce the eligible basis by the obligation
proceeds before entering the amount on line 7. You must
reduce the eligible basis by such obligation proceeds before
multiplying the eligible basis by the increased percentage in
Part I, line 3b.
Line 8a. Multiply the eligible basis of the building shown on
line 7 by the smaller of the unit fraction or the floor space
fraction as of the close of the first year of the credit period
and enter the result on line 8a. Low-income units are units
occupied by qualifying tenants, while residential rental units
are all units, whether or not occupied. See Line 3a, earlier.
Line 8b. Each building is considered a separate project
under section 42(g)(3)(D) unless, before the close of the first
calendar year in the project period (defined in section 42(h)
(1)(F)(ii)), each building that is (or will be) part of a multiple
building project is identified by attaching the statement
described below.
The statement must be attached to this Form 8609 and
include:
• The name and address of the project and each building in
the project,
• The BIN of each building in the project,
• The aggregate credit dollar amount for the project, and
• The credit allocated to each building in the project.
Notwithstanding a checked “Yes” box on line 8b, failure to
attach a statement providing the above required information
will result in each building being considered a separate
Instructions for Form 8609 (12-2025)

project under section 42(g)(3)(D). The minimum set-aside
requirement (see Line 10c, later) is a project-based test.
Two or more qualified low-income buildings may be
included in a multiple building project only if they:
• Are located on the same tract of land (including contiguous
parcels), unless all of the dwelling units in all of the buildings
being aggregated in the multiple building project are
rent-restricted units (see section 42(g)(7));
• Are owned by the same person for federal tax purposes;
• Are financed under a common plan of financing; and
• Have similarly constructed housing units.
A qualified low-income building includes residential rental
property that is an apartment building, a single-family
dwelling, a townhouse, a row house, a duplex, or a
condominium.
Line 9a. Follow the instructions that apply for the date the
building was placed in service.
You may elect to reduce the eligible basis by the proceeds
of any tax-exempt obligation and claim the 70% present value
credit on the remaining eligible basis. However, if you make
this election, you may not claim the 30% present value credit
on the portion of the basis that was financed with the
tax-exempt obligation.
Caution: The 9% and 4% minimum applicable credit
percentages described in Line 2, earlier, still apply.
Line 9b. See Line 7, earlier.
Line 10a. You may elect to begin the credit period in the tax
year after the building is placed in service. Once made, the
election is irrevocable.
Note: Section 42(g)(3)(B)(iii) provides special rules for
determining the start of the credit period for certain multiple
building projects.
Line 10b. A partnership with 35 or more partners is treated
as the taxpayer for purposes of recapture unless an election
is made not to treat the partnership as the taxpayer. Check
the “Yes” box if you don’t want the partnership to be treated
as the taxpayer for purposes of recapture. Once made, the
election is irrevocable.
Line 10c. You must meet the minimum set-aside
requirements under section 42(g)(1) for the project by
electing one of the following tests. Once made, the election is
irrevocable.
• 20-50 test. Twenty percent (20%) or more of the
residential units in the project must be both rent restricted
and occupied by individuals whose income is 50% or less of
the area median gross income.
• 40-60 test. Forty percent (40%) or more of the residential
units in the project must be both rent restricted and occupied
by individuals whose income is 60% or less of the area
median gross income. But see New York City projects, later.
• Average income test. Forty percent (40%) or more (25%
or more in the case of a project described in section 142(d)
(6)) of the residential units in the project must be both rent
restricted and occupied by individuals whose income does
not exceed the imputed income limitation designated by the
taxpayer with respect to the respective unit. The average of
the imputed income limitations designated must not be more
than 60% of the area median gross income. The designated
imputed income limitation of a unit can only be 20%, 30%,
40%, 50%, 60%, 70%, or 80% of the area median gross
income.The average income test is only available for
elections made after March 23, 2018.
5

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Line 10d. The deep rent skewed 15-40 election isn’t an
additional test for satisfying the minimum set-aside
requirements of section 42(g)(1). The 15-40 test is an
election that relates to the determination of a low-income
tenant's income. Generally, a continuing resident’s income
may increase up to 140% of the applicable income limit.
• If the 20-50, 40-60, or 25-60 test under the minimum
set-aside rules described, earlier, in Line 10c has been
elected, the applicable income limit generally is 50% or less
or 60% or less of the area median gross income (or, when
applicable, national non-metropolitan median income).
• If the average income test in Line 10c has been elected,
the applicable income limit generally is the imputed income
limitation designated by the taxpayer with respect to the
respective unit. The average of the imputed income
limitations designated must not exceed 60% of the area
median gross income (or, when applicable, national
non-metropolitan median income). Also, the designated
imputed income limitation of any unit must be in 10%
increments between the range of 20% and 80% of the area
median gross income (or, when applicable, national
non-metropolitan median income).
When the deep rent skewed election is made, the income
of a continuing resident may increase up to 170% of the
applicable income limit. If the deep rent skewed election is
made, at least 15% of all low-income units in the project must
be occupied at all times during the compliance period by
tenants whose income is 40% or less of the area median
gross income (or, when applicable, national non-metropolitan
median income). A deep rent skewed project itself must meet

6

the requirements of section 142(d)(4)(B). Once made, the
election is irrevocable.
Privacy Act and Paperwork Reduction Act Notice. We
ask for the information on this form to carry out the Internal
Revenue laws of the United States. Claiming this credit is
voluntary; however, if you do claim the credit, sections 42,
6001, and 6011 require you to provide this information.
Section 6109 requires you to provide your taxpayer
identification number (SSN, EIN, or ITIN). We need this
information to ensure that you are complying with the revenue
laws and to allow us to figure and collect the right amount of
tax. We may disclose this information to the Department of
Justice for civil or criminal litigation, and to cities, states, the
District of Columbia, and U.S. commonwealths and territories
for use in administering their tax laws. We may also disclose
this information to other countries under a tax treaty, to
federal and state agencies to enforce federal nontax criminal
laws, or to federal law enforcement and intelligence agencies
to combat terrorism. Failure to provide this information may
delay or prevent processing of your claim. Providing false
information may subject you to penalties.
You are not required to provide the information requested
on a form that is subject to the Paperwork Reduction Act
unless the form displays a valid OMB control number. Books
or records relating to a form or its instructions must be
retained as long as their contents may become material in the
administration of any Internal Revenue law.
The time needed to complete and file the form will vary
depending on individual circumstances. The estimated
average time is:
Learning about the law or the form . . . . . . . .
Recordkeeping . . . . . . . . . . . . . . . . . . . .
Preparing and sending the form to the IRS . . .

4 hr., 10 min.
10 hr., 45 min.
4 hr., 31 min.

If you have comments concerning the accuracy of these
time estimates or suggestions for making these forms
simpler, we would be happy to hear from you. You can send
your comments through IRS.gov/FormsPubs. Click on “Help
with Forms and Instructions” and then on “Give us feedback.”
Or you can send your comments to the Internal Revenue
Service, Tax Forms and Publications, 1111 Constitution Ave.
NW, IR-6526, Washington, DC 20224. Do not send the tax
form to this office. Instead, see Filing Requirement, earlier.

Instructions for Form 8609 (12-2025)

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New York City projects. Owners of buildings in projects
located in New York City may not use the 40-60 test. Instead,
they may use the 25-60 test. Under the 25-60 test, 25% or
more of the residential units in the project must be both rent
restricted and occupied by individuals whose income is 60%
or less of the area median gross income (see section 142(d)
(6)).
Rural projects. For purposes of the 20-50, 40-60,
average income, and 25-60 tests, “national non-metropolitan
median income” will be used for determining income if it
exceeds “area median gross income,” but only for
determinations of income made after July 30, 2008, and
buildings with an allocation of credit. See section 42(i)(8) for
details.
Deadline for meeting minimum set-aside
requirements. The minimum set-aside requirement is a
project-based test and must be met by the close of the first
year of the credit period in order to claim any credit for the
first year or for any subsequent years.