Important Documents
The ORCA process includes the following steps:
Prequalification
OHCS prequalifies developers, co-developers, development consultants, general contractors, management entities, and sponsors/owners to establish eligibility for receiving state investments. Prequalification evaluates an organization’s readiness by reviewing three key areas. These include:
- Performance of its existing portfolio
- Development track record (when applicable)
- Legal standing
Organizations update their prequalification form through a registry on an annual basis.
Intake
All projects must begin at the intake step. This helps OHCS provide early support to applicants, build a pipeline of affordable housing projects, and forecast funding requests. OHCS reviews intake submissions and moves them to the next step if the project is well-defined and aligns with guiding policies. Projects needing early support are connected with OHCS technical assistance resources.
To complete the intake step, applicants fill out a brief, web-based intake form. Have these details ready:
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Project Basics: The vision, scope, and applicant information.
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Site & Build Plan: The location, zoning, and construction type.
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Units & Community: Planned unit mix, income levels, and who the project will serve.
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Financial Plan: The total cost, all funding sources, and the OHCS request.
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Team & Timeline: Key partners and estimated project dates.
Fill out the intake form
Preview the intake form questions
Impact Assessment
During the impact assessment, applicants provide:
Applicants should submit this information no more than one to two years before the anticipated financial closing/construction start date. Applicants will be asked to provide more detailed information on the project concept, submit an initial proforma, and identify project partners. OHCS staff reviews this information using the evaluation standards in the ORCA manual.;
Once the standards have been met, projects are brought to Oregon Housing Stability Council (HSC) for conditional approval, as long as resources are available. Once HSC approves, projects receive a letter of intent (LOI) identifying the types and amounts of resources assigned. This letter serves as a conditional funding hold.
Financial Eligibility
The financial eligibility step requires applicants to submit:
- Lender letters of intent
- Well-developed construction cost estimates
- Detailed preliminary proforma
OHCS will evaluate progress on the project design and policy priorities established in the impact assessment application. This is an iterative process. Applicants are expected to upload the required information and documentation for feedback or curing opportunities.
Projects have six months to complete this step.
Commitment
The commitment step requires applicants to submit final:
- Architectural plans
- Proforma
- Cost estimates
- Permit approval
- Secured investor commitments
This step awards the project a reservation letter, which provides a formal funding commitment to projects ready to reach financial closing within six months. View
the Post-Selection and Production pageto gain a better understanding of the reservation letter conditions and next steps.
Projects have three months to complete the commitment step.