Every deadline that matters in 2026
This page is the practitioner-facing calendar of affordable housing finance deadlines for calendar year 2026. It covers federal LIHTC and bond cap deadlines that apply universally, the 9% QAP application cycles for the five flagship states (CA, NY, TX, FL, NJ), and the principal compliance deadlines that recur every year at the project level. Dates listed are based on each state's most recently published 2026 cycle calendar; practitioners should verify the relevant deadline with the issuing agency before relying on it.
Federal deadlines that apply universally
| Deadline | Date | Statutory cite |
|---|---|---|
| 9% LIHTC per-capita ceiling published | ~September 2026 (Rev. Proc.) | IRC § 42(h)(3)(C); Rev. Proc. |
| PAB volume cap annual reset | January 1, 2026 | IRC § 146(d) |
| PAB carryforward election (Form 8328) | February 15, 2027 (for unused 2026 cap) | IRC § 146(f); 26 CFR § 1.146-1 |
| LIHTC Form 8609 filing | With first-year tax return filing date for placed-in-service year | IRC § 42(l); Form 8609 instructions |
| 10% test (carryover allocation) | By 6 months after carryover allocation or end of second calendar year | IRC § 42(h)(1)(E) |
| Placed-in-service deadline (carryover allocation) | December 31, 2028 (for 2026 carryover allocations) | IRC § 42(h)(1)(E)(i) |
| Annual income certification (existing LIHTC tenants) | Annually on tenant move-in anniversary | IRC § 42(g); Rev. Proc. 94-65 |
| Form 8703 (annual bond-financed property report) | March 31 annually | IRC § 142(d)(7) |
California (TCAC + CDLAC) — 2026 cycle
California operates TCAC for LIHTC allocation and CDLAC for PAB allocation, with formal coordination between the two. The state operates multiple competitive rounds per year for 9% LIHTC and a continuous application process for 4% bond + LIHTC.
- 9% LIHTC, Round 1 application deadline: approximately March 2026 (verify with TCAC).
- 9% LIHTC, Round 2 application deadline: approximately July 2026 (verify with TCAC).
- CDLAC PAB rounds: approximately quarterly, with continuous tax-exempt bond application acceptance subject to volume cap availability.
- 2026 QAP and PAB MOR updates: typically adopted in late 2025 / early 2026 for the new cycle year.
New York (HCR + HPD/HDC) — 2026 cycle
- HCR 9% LIHTC application deadlines: typically two rounds per year (spring and fall), specific 2026 dates to be confirmed on HCR's published QAP calendar.
- HCR 4% LIHTC + bond financing: continuous through HCR's Multifamily Finance applications.
- NYC HPD/HDC term sheets: rolling acceptance through HPD's Office of Development; HDC bond issuances on quarterly calendar.
- SLIHC (state LIHTC) allocation: coordinated with federal LIHTC application cycles.
Texas (TDHCA + BRB) — 2026 cycle
- 9% LIHTC pre-application: typically January 2026 with full application by March 2026 (verify TDHCA QAP).
- 9% LIHTC awards: typically July 2026 board meeting.
- BRB 4% bond cap reservations: applications accepted on a published calendar; bond cap allocated under Texas Bond Review Board rules.
- Texas applies a regional allocation formula dividing the state into 13 service regions, each with its own LIHTC sub-allocation.
Florida (FHFC) — 2026 cycle
- FHFC 9% LIHTC RFA (Request for Applications) cycles: typically 3-5 RFAs per year, each targeting specific geographies or development types (urban infill, rural, elderly, demographic priorities).
- FHFC SAIL (state subsidy) RFAs: separate from federal LIHTC RFAs, also published on an annual calendar.
- FHFC 4% LIHTC + Non-Competitive Bonds: continuous through FHFC's Non-Competitive Application process.
New Jersey (NJHMFA) — 2026 cycle
- NJHMFA 9% LIHTC application: typically annual cycle with application deadline in spring 2026 (verify NJHMFA QAP).
- NJHMFA 4% LIHTC + Conduit Bond financing: continuous through NJHMFA's Multifamily Finance applications.
Recurring compliance deadlines (every year)
These deadlines recur every year for every LIHTC project in service. Practitioners and compliance staff should treat them as fixed-calendar items rather than transactional milestones.
- Annual tenant income certifications. Each tenant household must be income-certified at move-in and recertified annually thereafter (subject to the 100% LIHTC project exemption for recertification at IRC § 42(g)(8)). Anniversary-date triggered.
- Annual owner certification to the state HFA. Form varies by state but typically due January-March each year covering the prior calendar year.
- State-level physical inspection. Cycles vary by state; many states inspect every 3 years per 26 CFR § 1.42-5.
- Form 8703 (annual report on bond-financed property). Federal IRS form due March 31 each year for bond-financed properties.
- Audited financial statements to LP investor. Per LP Agreement, typically due 60-120 days after fiscal year-end.
Post-OBBBA timing implications
OBBBA's January 1, 2026 effective date for most provisions creates some specific timing considerations for the 2026 cycle:
- Bond issuances completed in 2025 are governed by the pre-OBBBA 50% financed-by test. Bond issuances after December 31, 2025 are governed by the 25% test (with the 5% post-Dec-31-2025 minimum).
- States that adopt 2026 QAPs in late 2025 may have references to 50% test or other pre-OBBBA provisions that get supplemented by mid-year QAP amendments after OBBBA implementation guidance is issued. Practitioners should monitor state HFA QAP amendment publications throughout 2026.
- The 2026 LIHTC per-capita ceiling ($3.416 multiplier per Rev. Proc. 2025-32) reflects the full OBBBA 12% increase. State 9% LIHTC competitive rounds in 2026 will allocate against this higher ceiling.
Sources
- IRC § 42 (LIHTC) and § 142(d) (bond-financed property)
- 26 CFR § 1.42-5 (LIHTC compliance monitoring)
- IRS Revenue Procedure 2025-32 (2026 LIHTC per-capita and small-state floor)
- State HFA Qualified Allocation Plans (CA TCAC, NY HCR, TX TDHCA, FL FHFC, NJ HMFA — 2026 cycle calendars as published)
- P.L. 119-21, One Big Beautiful Bill Act, enacted July 4, 2025
Disclaimer
State HFA application deadlines change frequently with each year's QAP adoption. Specific dates above reflect typical cycle timing and should be confirmed against the relevant state HFA's most recently published 2026 QAP calendar. This page is updated periodically but is not a substitute for direct confirmation with the relevant agency. This is educational content and is not legal, tax, or financial advice.