Eligible Applicants
OAHP applicants are required to undergo Oregon Centralized Application (ORCA)
Prequalification Guidelines. Prequalification confirms that developers, co-developers, consultants, general contractors, management entities, and sponsors/owners are capable, prepared, and in good standing before entering the funding application process. Eligible applicants may include a:
- Nonprofit corporation
- Housing authority
- Local government
- For profit entity
- Native American Tribe
- Individual/ sponsor/ owner only
Waitlist note: If your waitlisted project received waitlist status after May 1, 2026, and you wish to recast your project for OAHP, you must withdraw your current application and reapply. Your original waitlist submission date will not be retained.
Affordability Requirements
Eligible projects and activities include new rental housing where:
- At least 50% of the units are designated for households with incomes and rents at or below 50% Area Median Income (AMI).
- Remaining units may serve households up to 120% AMI. Projects will be designed to serve older adults with an emphasis on the ability to age in place and households that include a person(s) with a disability.
OAHP-funded projects will be subject to an affordability period of 60 years from the date the project is placed in service. The affordability period is the time during which the project must offer rent restricted units to the agreed upon population and AMI levels. OHCS will require the funded property to legally commit to these affordability restrictions.
Funding Requirements
Applicants are required to meet the following (OAR chapter 813, division 060) to be eligible for funding. Funding will be awarded as:
- 0% interest loans due and payable at the end of the 30-year loan term. Upon request and subject to OHCS approval, the loan term may be extended. Approved extensions may include cash-flow repayment requirements throughout the remainder of the affordability period.
- OAHP applicants may request a subsidy amount up to 25% above the standard ORCA subsidy level, subject to demonstrated need and narrative justification (See Appendix A in the program manual)
- Units serving households above 80% AMI for both income and rent restrictions will be subsidized at 50% of the applicable 80% AMI subsidy limit established in the ORCA subsidy limits.
- The complete OAHP subsidy limits document will be provided in the Supplemental Documents section of the Procorem WorkCenter assigned to OAHP applicants. (See Appendix A in the program manual)
- OAHP applicants are not eligible for the 'higher accessibility' subsidy ($200,000) from ORCA.
Eligible Residents of OAHP Funded Properties
OAHP funded properties serve individuals and households that are at or under 120% AMI and meet the age-based criteria for either 62+ projects or 55+ projects as indicated below. The following age-based project requirements are aligned with Federal Fair Housing law and established exceptions:
- 62+ projects: 100% of tenants are required to be at least 62 years of age
- 55+ projects: 80% of occupied units must have at least one resident who is 55 years of age or older. To qualify for the 55+ exemption under the Housing for Older Persons Act (HOPA), a project must meet the following requirements:
- Occupancy Rule: At least 80% of the occupied units must have at least one resident aged 55 or older.
- Intent to Operate as 55+: The project must have written policies and rules that clearly state it is intended for older adults.
- Verification: The ages of residents must be verified with reliable documentation (like a government-issued ID) at least once every two years to ensure that the project continually complies with the HOPA age requirement.
Current income limits, historical data, and FAQs on HUD’s income limit data can be found at
HUD Datasets.
How to Apply
Applications for OAHP will be evaluated in accordance with the requirements and standards outlined in the
Oregon Central Application (ORCA). In addition to the ORCA application, applicants must complete the OAHP OAS (Architectural Standards) four-part worksheet. For questions related to the ORCA process, applicants are encouraged to visit the “Get Help with ORCA” page, which provides access to the questions portal, technical assistance resources and training materials. After submitting an application, applicants may review next steps in the process by visiting ORCA’s Affordable Housing Pipeline page.
More Information
Frequently Asked Questions
At this time, OAHP funding resources will be awarded to new construction projects only. While the statute allows for a range of eligible uses, including preservation and rehabilitation, the program's initial funding will prioritize new construction. Future editions of the OAHP manual will address rehabilitation and preservation requirements for this program.
Due to OAHP requirements on age restricted communities as well as the elevated accessiblitiy requirements, funding a portion of a project is not possible.
There are no geographical or regional requirements or limitations for projects applying for OAHP funding beyond the project being located within the state or state-recognized Tribal lands.
Eligible applicants include for-profit businesses, local government entities, housing authorities, nonprofit agencies, nonprofit corporations, and private individuals or corporations, including nonprofit corporations (ORS chapter 65), housing authorities (ORS 456.055 to 456.235), local governments (ORS 197.015), for profit entities, Native-American Tribes or Tribal members.
OAHP follows the ORCA subsidy limits which are determined by number of bedrooms in a unit, location (urban or rural) and rent maximum / AMI served. Because OAHP has increased design specifications and is intended to serve a slightly higher needs population, applicants may request up to 25% increase in subsidy over the standard ORCA limit, if determined eligible by OHCS. Because OHCS is providing increased subsidy availability, amongst other revenue considerations aligned with OAHP, program applicants are not eligible for the $200,000 project level subsidy increase for increased accessibility.
The ORCA subsidy limits can be found in the ORCA manual (pg 8).
The standard ORCA subsidy will apply to all applications. OAHP applicants have the option to apply for a 25% higher subsidy than the standard ORCA subsidy. In order to qualify, applicants will need to complete the narrative question on OAHP OHCS Architectural Standards (OAS)-1, describing why this higher subsidy is needed in their project to expand accessibility or affordability to tenants. Requests will be reviewed and approved at the discretion of OHCS based on the individual project circumstances and purpose of the requested subsidy.
OAHP requires 50% of units in a project be set to 50% AMI or less with remaining units eligible for rates up to 120% AMI. PSH is not required and as this funding source is “first come, first reviewed”, projects with elements beyond OAHP requirements will not be given priority.
While LIHTC is one of many OHCS resources that may appropriately pair with OAHP funding, the two programs are separate and being awarded one will not affect an applicant being awarded another.
Applicants for OAHP must meet all OAHP standards without the OAHTC, but OAHTC can be added to increase affordability for tenants after meeting OAHP requirements.
OAHP applications are processed through the ORCA. Once the current round of funding is depleted, applicants will join the ORCA project waitlist.
OAHP program design standards can be found in the OAHP manual as well as the OAHP OAS-1 Architectural Standards Form.
Acceptable lien position has yet to be determined by Oregon Department of Justice (DOJ). OAHP loans should alwaysbe subordinate loans but as all OAHP projects must also be evaluated for Elderly and Disabled (E&D) bonds as a permanent loan source. If permanent debt can be supported, the E&D bonds permanent loan must always be in the first-lien position.
OHCS will complete an analysis to determine the appropriate amount of subsidy necessary per project based on the applicant’s pro forma. Subsidy awards will be determined based on this right-sized approach. Based on pro forma needs, debt options may be offered by OHCS through its E&D bond program or other direct lending products.
Yes, E&D bonds have a 30-year option which would fully align with OAHP’s 30-year loan terms.
In the case of the 55+ community restriction, at least one tenant in 80% of the units must be at least 55 years of age. It is not required that they are the heads of household. In the case of the 62+ community restriction, all tenants must be at least 62 years of age.
The 55+ community restriction would likely allow for households with this dynamic.
All projects must submit information for evaluation under the Elderly and Disabled bond funds as a debt source. Debt must be taken if analysis demonstrates the ability to support debt.