11. Operations & Maintenance - Economically Diverse Housing

Demonstrate an economically diverse housing mix

Rationale: An economically diverse housing mix that includes below-market rental and owned units supports increased housing opportunity and stability for those with low incomes and supports more equitable access to health-promoting amenities — contributing to enhanced social inclusion and reduced health risks associated with housing instability including obesity, anxiety, depression, and childhood malnutrition.

For the most accurate strategy and documentation requirements, please refer to the digital scorecard made available on the Fitwel Platform.

Requirements

Demonstrate compliance with one of the options below:

Option 1 - 15% Affordable Housing (Full Credit):

Demonstrate compliance with all the following requirements:

Low-Rise Residential with shared interior spaces (LR+), Low-Rise Residential with no shared interior spaces (LR)

1. Dedicate a minimum of 15% of the project's overall housing, including rental and/or privately-owned units, as below-market rate*.
2. Ensure the below-market rate rental units implement a minimum of one or a combination of the following practices:
   • rent-controlled units
   • rent-stabilized units
   • units allocated for households with incomes below 80% of the Area Median Income (AMI)* through implementing one of the following practices:
     • allocating units for rental vouchers, certificates, and rent supplements
     • designating affordable units with rents based on 30% of 80% of AMI or below
     • income-based units that charge ≤ 30% of the adjusted gross income (AGI)* for the household.
3. Ensure the below-market rate privately owned units are priced below 80% of the median home value of the district, city, county, or region where the development is located.
4. Ensure the below-market-rate units are allocated for households with incomes below 80% of the Area Median Income (AMI)*.
   • When AMI is not available, use the median household income of the district, city, or county where the development is located.
   • When AGI is not available, use the household’s taxable income.
   • The income for which a unit is affordable is expressed as a percentage of AMI and is calculated by the following equation: Percent AMI = ((Annual Rent + Utilities) / .3 / AMI) * 100.
   • Available and allocated below-market-rate units may not be occupied by a higher-income household that could afford a higher-cost unit.
   • A combination of methods to assign units as below-market-rate that meet the requirements may qualify for the strategy.

Option 2 - Privately-Owned Units Only (Full Credit):

For buildings with privately-owned residential units only, demonstrate compliance with all of the following requirements:    

Low-Rise Residential with shared interior spaces (LR+), Low-Rise Residential with no shared interior spaces (LR)

1. Ensure a minimum of 15% of the project's overall residential units are assigned as below-market rate*.
2. Ensure the below-market-rate units are priced below 80% of the median home value of the district, city, county, or region where the development is located.
3. Ensure the below-market-rate units are allocated for households with incomes below 80% of the Area Median Income (AMI)*.
   • When AMI is not available, use the median household income of the district, city, or county where the development is located.
   • When AGI is not available, use the household’s taxable income.
   • The income for which a unit is affordable is expressed as a percentage of AMI and is calculated by the following equation: Percent AMI = ((Annual Rent + Utilities) / .3 / AMI) * 100.
   • Available and allocated below-market-rate units may not be occupied by a higher-income household that could afford a higher-cost unit.
   • A combination of methods to assign units as below-market-rate that meet the requirements may qualify for the strategy.

Option 3 - Rental Units Only (Full Credit):

For buildings with residential rental units only, demonstrate compliance with all of the following requirements:    

Low-Rise Residential with shared interior spaces (LR+), Low-Rise Residential with no shared interior spaces (LR)

1. Ensure a minimum of 15% of the project's overall residential units are assigned as below market rate*.
2. Ensure the below-market-rate units implement a minimum of one or a combination of the following practices:  
   • rent-controlled units
   • rent-stabilized units
   • units allocated for households with incomes below 80% of the Area Median Income (AMI)* through one of the following:
     • allocating units for rental vouchers, certificates, and rent supplements
     • designating affordable units with rents based on 30% of 80% of AMI or below
     • income-based units that charge ≤ 30% of the adjusted gross income (AGI)* for the household.
3. Ensure the below-market-rate units are allocated for households with incomes below 80% of the Area Median Income (AMI)*.
   • When AMI is not available, use the median household income of the district, city, or county where the development is located.
   • When AGI is not available, use the household’s taxable income.
   • The income for which a unit is affordable is expressed as a percentage of AMI and is calculated by the following equation: Percent AMI = ((Annual Rent + Utilities) / .3 / AMI) * 100.
   • Available and allocated below-market-rate units may not be occupied by a higher-income household that could afford a higher-cost unit.
   • A combination of methods to assign units as below-market-rate that meet the requirements may qualify for the strategy.

Option 4 - 10% Affordable Housing (Partial Credit):

The project may achieve partial credit by demonstrating compliance with all of the following requirements:    

Low-Rise Residential with shared interior spaces (LR+), Low-Rise Residential with no shared interior spaces (LR)

1. Ensure a minimum of 10% of the project's overall residential units, including rental and/or privately-owned units, is assigned as below-market rate*.
2. Ensure the below-market-rate rental units implement a minimum of one or a combination of the following practices:
   • rent-controlled units
   • rent-stabilized units
   • units allocated for households with incomes below 80% of the Area Median Income (AMI)* through one of the following practices:
     • allocating units for rental vouchers, certificates, and rent supplements
     • designating affordable units with rents based on 30% of 80% of AMI or below
     • income-based units that charge ≤ 30% of the adjusted gross income (AGI)* for the household.
3. Ensure the below-market-rate units are priced below 80% of the median home value of the district, city, county, or region where the development is located.
4. Ensure the below-market-rate units are reserved only for households with incomes below 80% of the Area Median Income (AMI)*.
   • When AMI is not available, use the median household income of the district, city, or county where the development is located.
   • When AGI is not available, use the household’s taxable income.
   • The income for which a unit is affordable is expressed as a percentage of AMI and is calculated by the following equation: Percent AMI = ((Annual Rent + Utilities) / .3 / AMI) * 100.
   • Available and allocated below-market-rate units may not be occupied by a higher-income household that could afford a higher-cost unit.
   • A combination of methods to assign units as below market rate that meet the requirements may qualify for the strategy.

Option 5 - 10% Affordable Housing Privately-Owned Units Only (Partial Credit):

For buildings with privately-owned residential units only, demonstrate compliance with all of the following requirements:    

Low-Rise Residential with shared interior spaces (LR+), Low-Rise Residential with no shared interior spaces (LR)

1. Ensure a minimum of 10% of the project's overall residential units are assigned as below market rate*.
2. Ensure the below-market-rate units are priced below 80% of the median home value of the district, city, county, or region where the development is located.
3. Ensure the below-market-rate units are allocated for households with incomes below 80% of the Area Median Income (AMI)*.
   • When AMI is not available, use the median household income of the district, city, or county where the development is located.
   • When AGI is not available, use the household’s taxable income.
   • The income for which a unit is affordable is expressed as a percentage of AMI and is calculated by the following equation: Percent AMI = ((Annual Rent + Utilities) / .3 / AMI) * 100.
   • Available and allocated below-market-rate units may not be occupied by a higher-income household that could afford a higher-cost unit.
   • A combination of methods to assign units as below market rate that meet the requirements may qualify for the strategy.

Option 6 - 10% Affordable Housing Rental Units Only (Partial Credit):

For buildings with residential rental units only, demonstrate compliance with all of the following requirements:    

Low-Rise Residential with shared interior spaces (LR+), Low-Rise Residential with no shared interior spaces (LR)

1. Ensure a minimum of 10% of the project's overall residential units are assigned as below market rate*.
2. Ensure the below-market-rate units implement a minimum of one or a combination of the following practices:
   • rent-controlled units
   • rent-stabilized units
   • units allocated for households with incomes below 80% of the Area Median Income (AMI)* through one of the following practices:
     • allocating units for rental vouchers, certificates, and rent supplements
     • designating affordable units with rents based on 30% of 80% of AMI or below
     • income-based units that charge ≤ 30% of the adjusted gross income (AGI)* for the household.
   • When AMI is not available, use the median household income of the district, city, or county where the development is located.
   • When AGI is not available, use the household’s taxable income.
   • The income for which a unit is affordable is expressed as a percentage of AMI and is calculated by the following equation: Percent AMI = ((Annual Rent + Utilities) / .3 / AMI) * 100.
   • Available and allocated below-market-rate units may not be occupied by a higher-income household that could afford a higher-cost unit.
   • A combination of methods to assign units as below-market-rate that meet the requirements may qualify for the strategy.
3. Ensure the below-market-rate units are allocated for households with incomes below 80% of the Area Median Income (AMI)*.
   • When AMI is not available, use the median household income of the district, city, or county where the development is located.
   • When AGI is not available, use the household’s taxable income.
   • The income for which a unit is affordable is expressed as a percentage of AMI and is calculated by the following equation: Percent AMI = ((Annual Rent + Utilities) / .3 / AMI) * 100.
   • Available and allocated below-market-rate units may not be occupied by a higher-income household that could afford a higher-cost unit.
   • A combination of methods to assign units as below market rate that meet the requirements may qualify for the strategy.

Option 7 - 15% Affordable Housing in Very Cost-Burdened Markets (Partial Credit):

For projects located in very cost-burdened markets, demonstrate compliance with all of the following requirements:    

Low-Rise Residential with shared interior spaces (LR+), Low-Rise Residential with no shared interior spaces (LR)

1. In very cost-burdened markets*, ensure a minimum of 15% of the project's overall housing, including rental and/or privately-owned units, is assigned as below-market rate*. 

   *Very cost-burdened markets are those designated as such by the FHFA in the current year.

   *Where FHFA information is not available for the market, very cost-burdened markets are defined as metropolitan statistical areas (MSA) where over half of a typical household income is needed to pay for a rent or mortgage on median-priced existing homes.

2. Ensure the below-market rate rental units implement a minimum of one or a combination of the following practices:
   • rent-controlled units
   • rent-stabilized units
   • units allocated for households with incomes below 120% of the Area Median Income (AMI)* through implementing one of the following practices:
     • allocating units for rental vouchers, certificates, and rent supplements
     • designating affordable units with rents based on 30% of 120% of AMI or below
     • income-based units that charge ≤ 30% of the adjusted gross income (AGI)* for the household.
3. Ensure the below-market rate privately owned units are priced below 120% of the median home value of the district, city, county, or region where the development is located.
4. Ensure the below-market-rate units are allocated for households with incomes below 120% of the Area Median Income (AMI)*.
   • When AMI is not available, use the median household income of the district, city, or county where the development is located.
   • When AGI is not available, use the household’s taxable income.
   • The income for which a unit is affordable is expressed as a percentage of AMI and is calculated by the following equation: Percent AMI = ((Annual Rent + Utilities) / .3 / AMI) * 100.
   • Available and allocated below-market-rate units may not be occupied by a higher-income household that could afford a higher-cost unit.
   • A combination of methods to assign units as below market rate that meet the requirements may qualify for the strategy.

Compliance Documentation

Design Pathway (LR+, LR)

Option 1: 

• Requirement 1:
  • Text box to input the total number of all planned rental units within the project.
  • Text box to input the total number of planned privately owned units within the project.
  • Text box to input the total number of planned rental units that will be assigned as below market rate within the project.
  • Text box to input the total number of planned privately owned units that will be assigned as below market rate within the project.
• Requirement 2:
  • Upload an annotated copy of the affordable housing policy for rental units.       
  • Checkbox to certify that the following method(s) will be used to assign rental units as below market rate (select all that apply):       
    • Rent-controlled units
    • Rent-stabilized units
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* through rental vouchers, certificates, and rent supplements
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* with rents based on 30% of 80% of AMI or below
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* with income-based units that charge ≤ 30% of the adjusted gross income (AGI)* for the household
• Requirement 3:
  • Text box to input the median home value of the district, city, county, or region where the development is located.
  • Text box to input the highest cost of the below-market-rate privately owned units for purchase.
• Requirement 4:
  • Checkbox to confirm that below-market-rate units will be allocated for households with incomes below 80% of the AMI.        

Option 2: 

• Requirement 1:
  • Text box to input the total number of all planned residential units within the project.
  • Text box to input the total number of planned residential units within the project that will be assigned as below market rate.
  • Checkbox to confirm that the project will not include residential rental units.
• Requirement 2:
  • Text box to input the median home value of the district, city, county, or region where the development is located
  • Text box to input the highest cost of the below-market-rate privately owned units for purchase.
• Requirement 3:
  • Checkbox to confirm that below-market-rate units will be allocated for households with incomes below 80% of the AMI.        

Option 3: 

• Requirement 1:
  • Text box to input the total number of planned units within the project.  
  • Text box to input the total number of planned units that will be assigned as below market rate within the project.
  • Checkbox to confirm that the project will not include privately owned units.       
• Requirement 2:
  • Checkbox to certify that the following method(s) will be used to assign rental units as below market rate (select all that apply):       
    • Rent-controlled units
    • Rent-stabilized units
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* through rental vouchers, certificates, and rent supplements
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* with rents based on 30% of 80% of AMI or below
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* with income-based units that charge ≤ 30% of the adjusted gross income (AGI)* for the household
• Requirement 3:
  • Checkbox to confirm that below-market-rate units will be allocated for households with incomes below 80% of the AMI.        

Option 4: 

• Requirement 1:
  • Text box to input the total number of planned rental units within the project.
  • Text box to input the total number of planned privately owned units within the project.
  • Text box to input the total number of planned rental units that will be assigned as below market rate within the project.
  • Text box to input the total number of planned privately owned units that will be assigned as below market rate within the project.
• Requirement 2:
  • Upload an annotated copy of the affordable housing policy for rental units.       
  • Checkbox to certify that the following method(s) will be used to assign rental units as below market rate (select all that apply):       
    • Rent-controlled units
    • Rent-stabilized units
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* through rental vouchers, certificates, and rent supplements
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* with rents based on 30% of 80% of AMI or below
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* with income-based units that charge ≤ 30% of the adjusted gross income (AGI)* for the household
• Requirement 3:
  • Text box to input the median home value of the district, city, county, or region where the development is located.
  • Text box to input the highest cost of the below-market-rate privately owned units for purchase.
• Requirement 4:
  • Checkbox to confirm that below-market-rate units will be allocated for households with incomes below 80% of the AMI.        

Option 5: 

• Requirement 1:
  • Text box to input the total number of planned residential units within the project.
  • Text box to input the total number of planned residential units within the project that will be assigned as below market rate.
  • Checkbox to confirm that the project will not include residential rental units.
• Requirement 2:
  • Text box to input the median home value of the district, city, county, or region where the development is located.
  • Text box to input the highest cost of the below-market-rate privately owned units for purchase.
• Requirement 3:
  • Checkbox to confirm that below-market-rate privately owned units will be allocated for households with incomes below 80% of the AMI:        

Option 6: 

• Requirement 1:
  • Text box to input the total number of planned units within the project.
  • Text box to input the total number of planned units that will be assigned as below market rate within the project.
  • Checkbox to confirm that the project will not include privately owned units.
• Requirement 2:
  • Upload an annotated copy of the affordable housing policy for rental units.       
  • Checkbox to certify that the following method(s) will be used to assign rental units as below market rate (select all that apply):       
    • Rent-controlled units
    • Rent-stabilized units
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* through rental vouchers, certificates, and rent supplements
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* with rents based on 30% of 80% of AMI or below
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* with income-based units that charge ≤ 30% of the adjusted gross income (AGI)* for the household
• Requirement 3:
  • Checkbox to confirm that below-market-rate units will be allocated for households with incomes below 80% of the AMI.        

Option 7: 

• Requirement 1:
  • Text box to input the total number of all planned rental units within the project.
  • Text box to input the total number of planned privately owned units within the project.
  • Text box to input the total number of planned rental units that will be assigned as below market rate within the project.
  • Text box to input the total number of planned privately owned units that will be assigned as below market rate within the project.
• Requirement 2:
  • Upload an annotated copy of the affordable housing policy for rental units.       
  • Checkbox to certify that the following method(s) will be used to assign rental units as below market rate (select all that apply):
    • Rent-controlled units
    • Rent-stabilized units
    • Units allocated for households with incomes below 120% of the Area Median Income (AMI)* through rental vouchers, certificates, and rent supplements
    • Units allocated for households with incomes below 120% of the Area Median Income (AMI)* with rents based on 30% of 120% of AMI or below
    • Units allocated for households with incomes below 120% of the Area Median Income (AMI)* with income-based units that charge ≤ 30% of the adjusted gross income (AGI)* for the household
• Requirement 3:
  • Text box to input the median home value of the district, city, county, or region where the development is located.
  • Text box to input the highest cost of the below-market-rate privately owned units for purchase.
• Requirement 4:
  • Checkbox to confirm that below-market-rate units will be allocated for households with incomes below 120% of the AMI.        

Built Pathway (LR+, LR)

Option 1: 

• Requirement 1:
  • Text box to input the total number of all rental units within the project.
  • Text box to input the total number of privately owned units within the project.
  • Text box to input the total number of rental units that are assigned as below market rate within the project.
  • Text box to input the total number of privately owned units that are assigned as below market rate within the project.
• Requirement 2:
  • Upload an annotated copy of the affordable housing policy for rental units.      
  • Checkbox to certify that the following method(s) are used to assign rental units as below market rate (select all that apply):      
    • Rent-controlled units
    • Rent-stabilized units
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* through rental vouchers, certificates, and rent supplements
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* with rents based on 30% of 80% of AMI or below
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* with income-based units that charge ≤ 30% of the adjusted gross income (AGI)* for the household
• Requirement 3:
  • Text box to input the median home value of the district, city, county, or region where the development is located.
  • Text box to input the highest cost of the below-market-rate privately owned units for purchase.
• Requirement 4:
  • Checkbox to confirm that below-market-rate units are allocated for households with incomes below 80% of the AMI.        

Option 2: 

• Requirement 1:
  • Text box to input the total number of all residential units within the project.
  • Text box to input the total number of residential units within the project that are assigned as below market rate.
  • Checkbox to confirm that the project does not include residential rental units.
• Requirement 2:
  • Text box to input the median home value of the district, city, county, or region where the development is located
  • Text box to input the highest cost of the below-market-rate privately owned units for purchase.
• Requirement 3:
  • Checkbox to confirm that below-market-rate units are allocated for households with incomes below 80% of the AMI.        

Option 3: 

• Requirement 1:
  • Text box to input the total number of units within the project. 
  • Text box to input the total number of units that are assigned as below market rate within the project.
  • Checkbox to confirm that the project does not include privately owned units.      
• Requirement 2:
  • Checkbox to certify that the following method(s) are used to assign rental units as below market rate (select all that apply):      
    • Rent-controlled units
    • Rent-stabilized units
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* through rental vouchers, certificates, and rent supplements
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* with rents based on 30% of 80% of AMI or below
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* with income-based units that charge ≤ 30% of the adjusted gross income (AGI)* for the household
• Requirement 3:
  • Checkbox to confirm that below-market-rate units are allocated for households with incomes below 80% of the AMI.        

Option 4: 

• Requirement 1:
  • Text box to input the total number of rental units within the project.
  • Text box to input the total number of privately owned units within the project.
  • Text box to input the total number of rental units that are assigned as below market rate within the project.
  • Text box to input the total number of privately owned units that are assigned as below market rate within the project.
• Requirement 2:
  • Upload an annotated copy of the affordable housing policy for rental units.      
  • Checkbox to certify that the following method(s) are used to assign rental units as below market rate (select all that apply):      
    • Rent-controlled units
    • Rent-stabilized units
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* through rental vouchers, certificates, and rent supplements
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* with rents based on 30% of 80% of AMI or below
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* with income-based units that charge ≤ 30% of the adjusted gross income (AGI)* for the household
• Requirement 3:
  • Text box to input the median home value of the district, city, county, or region where the development is located.
  • Text box to input the highest cost of the below-market-rate privately owned units for purchase.
• Requirement 4:
  • Checkbox to confirm that below-market-rate units are allocated for households with incomes below 80% of the AMI.        

Option 5:

• Requirement 1:
  • Text box to input the total number of residential units within the project.
  • Text box to input the total number of residential units within the project that are assigned as below market rate.
  • Checkbox to confirm that the project does not include residential rental units.
• Requirement 2:
  • Text box to input the median home value of the district, city, county, or region where the development is located.
  • Text box to input the highest cost of the below-market-rate privately owned units for purchase.
• Requirement 3:
  • Checkbox to confirm that below-market-rate privately owned units are allocated for households with incomes below 80% of the AMI:        

Option 6: 

• Requirement 1:
  • Text box to input the total number of units within the project.
  • Text box to input the total number of units that are assigned as below market rate within the project.
  • Checkbox to confirm that the project does not include privately owned units.
• Requirement 2:
  • Upload an annotated copy of the affordable housing policy for rental units.      
  • Checkbox to certify that the following method(s) are used to assign rental units as below market rate (select all that apply):      
    • Rent-controlled units
    • Rent-stabilized units
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* through rental vouchers, certificates, and rent supplements
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* with rents based on 30% of 80% of AMI or below
    • Units allocated for households with incomes below 80% of the Area Median Income (AMI)* with income-based units that charge ≤ 30% of the adjusted gross income (AGI)* for the household
• Requirement 3:
  • Checkbox to confirm that below-market-rate units are allocated for households with incomes below 80% of the AMI.        

Option 7: 

• Requirement 1:
  • Text box to input the total number of all rental units within the project.
  • Text box to input the total number of privately owned units within the project.
  • Text box to input the total number of rental units that are assigned as below market rate within the project.
  • Text box to input the total number of privately owned units that are assigned as below market rate within the project.
• Requirement 2:
  • Upload an annotated copy of the affordable housing policy for rental units.      
  • Checkbox to certify that the following method(s) are used to assign rental units as below market rate (select all that apply):
    • Rent-controlled units
    • Rent-stabilized units
    • Units allocated for households with incomes below 120% of the Area Median Income (AMI)* through rental vouchers, certificates, and rent supplements
    • Units allocated for households with incomes below 120% of the Area Median Income (AMI)* with rents based on 30% of 120% of AMI or below
    • Units allocated for households with incomes below 120% of the Area Median Income (AMI)* with income-based units that charge ≤ 30% of the adjusted gross income (AGI)* for the household
• Requirement 3:
  • Text box to input the median home value of the district, city, county, or region where the development is located.
  • Text box to input the highest cost of the below-market-rate privately owned units for purchase.
• Requirement 4:
  • Checkbox to confirm that below-market-rate units are allocated for households with incomes below 120% of the AMI.