EILEEN LEE

National Defense Authorization Act (NDAA) for Fiscal Year 2023 (Personnel, Housing) Military Housing Privatization Initiative / Basic Allowance for Housing

Housing Affordability Balanced Housing Policy Issues Proposals to expand the availability of affordable and workforce housing Rent Control Barriers to Housing Development, Housing Affordability and Infrastructure Issues: Promoted policy that reinvests in the nations infrastructure and drives new investment in housing by eliminating barriers to development, reducing the cost of regulations and incentivizing apartment construction. General Rural Housing/U.S. Department of Agriculture Public policies affecting consumer reporting, resident screening and consumer debt collection. COVID-19-Related Housing Issues (Rental Assistance, Housing Development/Construction/Materials, Displacement and Eviction Moratoriums, Liability, Fair Housing, Debt Collection, Resident Screening and Reporting) Housing Stability and Eviction Fair Housing (Fair Housing Act, Disparate Impact Rule, Affirmatively Furthering Fair Housing Rule, Screening and Reporting) United States Treasury Implementation/Reallocation of Emergency Rental Assistance Programs created in: PL 117-2/H.R.1319 - American Rescue Plan Act of 2021. I. PL 116-260/''Coronavirus Aid, Relief, and. Economic Security Act'' or the ''CARES Act'' Legislation Section 8 voucher program updates/improvements H.R 6880, Choice in Affordable Housing Act 2022- all provisions S. 1820, Choice in Affordable Housing Act -all provisions Signed an industry letter in support of both H.R. 6880 and S. 1820, to the full Congress. H.R. _The Housing Inspections Accountability Act of 2022 - Reviewed DRAFT legislation H.R. 3198 and S. 1614 Yes in My Backyard (YIMBY) Act Housing Supply and Affordability Act Housing Development and Construction (Zoning and Land Use Practices, Affordability) Consolidated Appropriations Act, 2022 - Publ. L. 117-103 S. 3623, the Violence Against Women Act Reauthorization Act of 2022 - Violence Against Women Act, incorporated into the Omnibus, all housing provisions, Title VI - Safe Homes for Victims, Sections: 601, Sec. 602/Sec. 41412, 603, 604, 605, 606, Title IX, Office on Violence Against Women. Signed an industry letter in support of these provisions to the full Congress. Authorization of the National Flood Insurance Program (NFIP) through September 30, 2022. S. 3623, the Violence Against Women Act Reauthorization Act of 2022 - all housing provisions, Title VI - Safe Homes for Victims, Sections: 601, Sec. 602/Sec. 41412, 603, 604, 605, 606, Title IX, Office on Violence Against Women. H.R. 1620, the Violence Against Women Reauthorization Act of 2021, Title Safe Homes for Victims, Sections 601, 602, 603, 604, 605, 606 U.S. Department of Housing and Urban Development (HUD) Community Development Block Grants (CDBG) HOME Project-Based Voucher Programs Section 8 Source of Income Issues HUD Regulatory Reform Issues Fair Market Rents (FMRs) & Small Area Fair Market Rents (SAFMRs) Rental Assistance Demonstration Program (RAD) Signed an industry letter to Secretary of Housing and Urban Development on the on the Real Estate Assessment Centr (REAC) physical inspections - regarding the challenges facing the apartment industry related to REAC inspections as we continue the recovery process related to the pandemic. Singed an industry letter to the Secretary of Housing and Urban Development regarding HUDs November 15, 2021, Clarification Memo on Valuation of Non-Shelter Services related to the valuation of non-shelter services in conjunction with preparing a rent comparability study (RCS). Centers for Disease Control and Prevention (CDC), Department of Health and Human Services (HHS) FY 22 Funding - Initiatives Related to Housing Continuing Resolution ( February 18) Bureau of Labor Statistics funding Census Bureau Funding HUD Housing Program Funding - Section 8 Programs FY 2023 Funding Bureau of Labor Statistics Funding Census Bureau Funding HUD Housing Program Funding - Section 8 Programs Treasury Department, U.S. Department of Housing, Centers for Disease Control and Prevention, U.S. Department of Agriculture Emergency Rental Assistance Implementation/Reallocation and federal eviction moratorium issues

Reconciliation Legislation Senate Finance Committee, Draft Text of Build Back Better Act, Title XII -- Committee on Finance, Subtitle E -- Infrastructure Financing and Community Development, Part 1 -- Low-Income Housing Credit, Section 125101: Increases in State Allocations, Section 125102: Tax-Exempt Bond Financing Requirement; and Section 125103: Buildings Designated to Serve Extremely Low-Income Households; Subtitle F -- Green Energy, Part 3 -- Green Energy and Efficiency Incentives for Individuals, Section 126303: Energy Efficient Commercial Buildings Deduction and Section 126304: Extension, Increase, and Modifications of New Energy Efficient Home Credit; Subtitle H -- Responsibly Funding Our Priorities, Part 1 -- Corporate and International Tax Reforms, Subpart A -- Corporate Tax Rate, Section 128101: Corporate Alternative Minimum Tax; Part 2: Tax Increases for High-Income Individuals, Section 128201: Application of Net Investment Income Tax to Trade or Business Income of Certain High Income Individuals, Section 128202: Limitations on Excess Business Losses of Noncorporate Taxpayers, and Section 128203: Surcharge on High Income Individuals, Estates, and Trusts. H.R. 5376 (as amended by House Rules Committee Print 117-18, the version of the bill that passed the House of Representatives November 19, 2021), Build Back Better Act, Title XIII -- Committee on Ways and Means, Subtitle E -- Infrastructure Financing and Community Development, Part 1 -- Low Income Housing Credit, Section 135101: Increase in State Allocations, Section 135102: Tax-Exempt Bond Financing Requirement, and Section 135103 Buildings Designated to Serve Extremely Low-Income Households; Subtitle F -- Green Energy, Part 3 -- Green Energy and Efficiency Incentives for Individuals, Section 136303: Energy Efficient Commercial Buildings Deduction and Section 136304: Extension, Increase, and Modifications of New Energy Efficient Home Credit. Subtitle H -- Responsibly Funding Our Priorities, Part 1 -- Corporate and International Tax Reforms, Subpart A -- Corporate Tax Rate, Section 138101: Corporate Alternative Minimum Tax; Part 2: Tax Increases for High-Income Individuals, Section 138201: Application of Net Investment Income Tax to Trade or Business Income of Certain High Income Individuals, Section 138202: Limitations on Excess Business Losses of Noncorporate Taxpayers, and Section 138203: Surcharge on High Income Individuals, Estates, and Trusts. Low-Income Housing Tax Credit and Middle-Income Housing Tax Credit Support making permanent and augmenting by an additional 50 percent the increased Low-Income Housing Tax Credit authority enacted in March 2018 to enable the production of new units. H.R. 2573 / S. 1136, Affordable Housing Credit Improvement Act of 2021, to reform the low-income housing credit, and for other purposes, all provisions. S. 2820, Decent, Affordable, Safe Housing for All Act (DASH Act), to provide rental housing vouchers for the homeless, and for other purposes, Title I -- Housing Assistance, Subtitle A -- General Housing Assistance, Section 111: Rental Vouchers for the Homeless, portion of section pertaining to source of income rules; Title II -- Revenue Provisions: Sections 201-214 pertaining to the Low-Income Housing Tax Credit, Section 215 establishing a renter's tax credit, and Section 216 establishing a middle-income housing tax credit. H.R. 7078, LIHTC Financing Enabling Long-term Investment in Neighborhood Excellence (LIFELINE) Act, to amend title VI of the Social Security Act to allow coronavirus State and local fiscal recovery funds to be used for low-income housing credit projects, all provisions. Signed letter of trade associations (sent April 5, 2022) to Secretary of Treasury Janet Yellen requesting that the Treasury Department preserve the value of community development tax incentives, including the Low-Income Tax Credit, as the OECD moves forward on Pillar 2 rules establishing a global minimum tax. Biden Administration Tax Proposals General Explanations of the Administration's Fiscal Year 2023 Revenue Proposals: Prevent basis shifting by related parties through partnerships; allow selective basis boosts for bond-financed low-income housing tax credit projects; increase the top marginal income tax rate for high earners; reform the taxation of capital income; impose a minimum tax on the wealthiest taxpayers, tax carried (profits) interests as ordinary income; repeal deferral of gain from like-kind exchanges; and require 100 percent depreciation recapture of depreciation deductions as ordinary income for certain depreciable property. Like-kind exchanges: Support retaining current law. Capital Gains - Oppose doubling the long-term capital gains tax rate and support significant differential between ordinary income and capital gains tax rates. Carried interest: NMHC believes that carried interest should be treated as a long-term capital gain if the underlying asset is held for at least one year. Stepped-Up Basis at Death and Taxation of Unrealized Capital Gains at Death: Support retaining current law providing for stepped-up basis at death and taxation of capital gains upon actual sale. Estate Tax: Support making permanent the Estate Tax rules enacted as part of the Tax Cuts and Jobs Act of 2017. Opportunity Zones Support reducing the basis increase necessary to qualify a multifamily rehabilitation project for Opportunity Zone purposes. Real Estate Investment Trusts H.R. 3123, Parity for Non-Traded REITs Act, to amend the Internal Revenue Code of 1986 to provide the same treatment to publicly offered, non-traded Real Estate Investment Trusts as is provided to exchange-traded Real Estate Investment Trusts under the Foreign Investment in Real Property Tax Act of 1980, all provisions. Supported House bill and also requested introduction of companion legislation in the Senate. Adaptive Reuse Federal tax policies impacting the conversion of property (e.g, conversion of office buildings into housing)

Safe drinking water including revisions to the Lead and Copper Rule S. 914, the Drinking Water and Wastewater Infrastructure Act of 2021, to amend the Safe Drinking Water Act and the Federal Water Pollution Control Act to reauthorize programs under those Acts, and for other purposes. Navigable Water Protection Rule-issues related to rescinding and replacing rule

Building Codes / Building Efficiency Standards Building performance disclosure H.R. 1512-To build a clean and prosperous future by addressing the climate crisis, protecting the health and welfare of all Americans, and putting the Nation on the path to net-zero greenhouse has economy by 2050, and for other purposes. Title III- Efficiency

Broadband deployment, maintenance, access and adoption issues at multifamily communities. Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. FCC Notice of Proposed Rule Making and Declaratory Ruling: Improving Competitive Broadband Access to Multiple Tenant Environments (GN Docket No. 17-142) PL 117-58/H.R. 3684, Infrastructure Investment and Jobs Act, provisions related to the Broadband Equity, Access and Deployment (BEAD) Program and the Affordable Connectivity Program (ACP) FCC Notice of Inquiry on Implementing the Infrastructure Investment and Jobs Act: Prevention and Elimination of Digital Discrimination (GN Docket No. 22-69)

Office of the Comptroller of the Currency 12 CFR Parts 25 and 195 [Docket ID OCC-2021-0014] RIN 1557-AF12 Community Reinvestment Act Regulations- Proposal to Rescind and Replace Community Reinvestment Act Rule Issued in 2020 Access to capital related to FHFA conservatorship of Fannie Mae & Freddie Mac Biden Administration steps to increase affordable housing supply announced September 1, 2021, provisions impacting multifamily housing (i.e., Relaunching the Federal Financing Bank and HUD Risk Sharing Program, Increasing Fannie Mae and Freddie Macs Low-Income Housing Tax Credit Investment Cap, and Making Funding Available for Affordable Housing Production Under the Capital Magnet Fund). 2022-2024 Enterprise Housing Goals Proposed Rule FHFA Issues Notice of Proposed Rulemaking to Amend the Enterprise Regulatory Capital Framework ENTERPRISE EQUITABLE HOUSING FINANCE PLANS REQUEST FOR INPUT Change to radon testing protocols by FHFA Implementation of the beneficial ownership and corporate transparency provisions of the National Defense Authorization Act (NDAA) for Fiscal Year 2021. Bureau of Consumer Financial Protection, 12 CFR Part 1002, Docket No. CFPB-2021-0015, RIN 3170-AA09, Small Business Lending Data Collection Under the Equal Credit Opportunity Act (Regulation B). Securities and Exchange Commission, The Enhancement and Standardization of Climate-Related Disclosures for Investors, Proposed Rule, 17 CFR 210, 229, 232, 239, and 249, RIN 3235-AM87.

Housing Affordability Issues Balanced Housing Policy Issues Proposals to expand the availability of affordable and workforce housing Rent Control H.R. 149 The Housing Fairness Act H.R. 8824, the Federal-Financing Bank Risk-Sharing Act of 2020 FR-6187-N-01 White House Council on Eliminating Regulatory Burdens to Affordable Housing; Request for Information; Department of Housing and Urban Development Docket ID HUD-2019-0092 (Federal Register Number 2019-25388). Housing, Affordability and Infrastructure Issues Infrastructure: Promoted policy that reinvests in the nations infrastructure and drives new investment in housing by reducing barriers to development and the cost of regulations. H.R. 2, Moving Forward Act H.R. 4351 / S. 1919, Yes in My Backyard (YIMBY) Act H.R. 4307, Build More Housing Near Transit Act Community Development Block Grants (CDBG) HOME S. 2684/ H.R. 4808 Housing, Opportunity, Mobility, and Equity Act of 2019 S. 787/ H.R. 1737, American Housing and Economic Mobility Act of 2019 H.R. 5187, Housing is Infrastructure Act of 2019, to facilitate the development of affordable housing, and for other purposes, all provisions. Housing Finance Reform GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment GSE Reform: Analyzing and commenting on FHFA issued proposal on risk-based capital framework for the GSEs General Housing Finance Reform and the Multifamily Industry Fair Housing Fair Housing Act and related HUD Rulemaking and Guidance - Disparate Impact, Accessibility, Affirmatively Furthering Fair Housing, Emotional Support Animals Federal Housing Administration slope regulations and request that the FHA's rules be conformed to the American with Disabilities Act rules H.R. 5 and S 788, Equality Act, to prohibit discrimination on the basis of sex, gender identity, and sexual orientation, in areas including public accommodations and facilities, education, federal funding, employment, housing, credit, and the jury system H.R. 232, Landlord Accountability Act of 2019 Violence Against Women Act General Rural Housing Issues Homelessness Issues  H.R. 1856/S. 2613, Ending Homelessness Act of 2019, all provisions Housing Choice Voucher Programs Issues H.R. 3685/S. 2076, Fair Chance at Housing Act of 2019 General HUD Related Issues Proposals Reviewed by the House Financial Services Committee: Draft legislation - Lead Service Line Abatement Act Draft legislation - Tenant Empowerment Act Draft legislation - Ensuring Performance-Based Contract Administrators Actually Perform Act Draft legislation - Promoting Resident Opportunities and Self-Sufficiency Act H.R. 8713, the Lead-Safe Housing for Kids Act of 2020. Project-Based Voucher Programs Section 8 Source of Income Issues HUD Regulatory Reform Issues Commented on HUD Notice: Guidelines for Assumption, Subordination, or Assignment of Mark-to-Market (M2M) Loans in Transfer of Physical Assets (TPA) and Refinance Transactions. Commented on the Housing Opportunity Through Modernization Act of 2016-Housing Choice Voucher (HCV) and Project Based Voucher Implementation; Additional Streamlining Changes" Fair Market Rent (FMRs) & Small Area Fair Market Rents (SAFMRs) FY 2020/FY 2021 House and Senate Budget/Appropriations -Commerce, Justice, Science and Related Agencies -Transportation, Housing, and Urban Development, and Related Agencies Act -Department of Defense Appropriations  -Agriculture, Rural Housing Service (RHS) -Departments of Labor, Health and Human Services, and Education, and Related Agencies -HOME Investment Partnerships (HOME) program funding as it relates to the Low-Income Housing Tax Credit Program  -Funding for the U.S. Census Bureau- Census/American Community Survey -Community Development Block Grant Implementation of H.R. 3700 (114th Congress), Housing Opportunity Through Modernization Act H.R. 6314 -Emergency Rental Assistance Act of 2020, provided extensive comments on Sec.2, Emergency Rental Assistance, Title 1, Sec. 1010 Emergency Solutions Grants, and all housing provisions. COVID-19 Response HR 6074 - Coronavirus Preparedness and Response Supplemental Appropriations Act, 2020 - Small Business Disaster Loans H.R. 748 (became P.L. 116-136), Coronavirus Aid, Relief, and Economic Security (CARES) Act: emergency rental assistance, evictions, loan forbearance, expansion of Paycheck Protection Program to enable multifamily properties to access the program on a property-by-property basis even if they have more than 500 employees, and creation of Federal Reserve credit facility for mortgage servicers. Sec. 2201: 2020 Recovery rebates for individuals; Sec. 2301: Employee retention credit for employers subject to closure due to COVID-19; Sec. 2302: Delay of payment of employer payroll taxes; Sec. 2303: Modification for net operating losses; Sec. 2304: Modification of limitation on losses for taxpayers other than corporations; and Sec. 2306: Modification of limitation on business interest; Sec. 4023 Forbearance of Residential Mortgage Loan Payments for Multifamily Properties with Federally Backed Loans; Sec. 4024 Temporary Moratorium on Eviction Filings Post-enactment CARES Act issues pertaining to emergency rental assistance, evictions, loan forbearance, alignment of forbearance and eviction moratoriums timelines, expansion of Paycheck Protection Program to enable multifamily properties to access the program on a property-by-property basis even if they have more than 500 employees, and creation of Federal Reserve credit facility for mortgage servicers S. 4494, State and Local Coronavirus Relief Fund Extension Act, to amend title VI of the Social Security Act to extend the period with respect to which amounts under the Coronavirus Relief Fund may be expended, all provisions. H.R. 6800, The HEROES Act / Phase 4 COVID-19 Proposals: Emergency rental assistance program; Mortgage forbearance; Eviction moratoriums ; Creation of a Federal Reserve facility for mortgage servicers; Paycheck Protection Program clarification and expansion; ; enacting multifamily depreciation tax relief to clarify that a 30-year depreciation period applies to properties placed in service before 2018 for taxpayers electing out of limits on interest deductibility; Infrastructure , including tax provisions. H.R. 7301, Emergency Housing Protections and Relief Act of 2020, to prevent evictions, foreclosures, and unsafe housing conditions resulting from the COVID-19 pandemic, and for other purposes, all provisions. Draft legislative proposal to provide emergency rental assistance under the Emergency Solutions Grants and other programs of the Secretary of Housing and Urban Development and the U.S. Department of Agricultures (USDA), Rural Development (RD) Rental Assistance (RA) programs in response to the public health emergency resulting from the coronavirus, and for other purposes, all provisions. In addition, to proposals to address multifamily finance. H.R. 925, updated HEROES Act Legislative efforts to provide liability protection to businesses related to COVID-19. S.4317, Safe to Work Act H.R. 7528, The Get America Back to Work Act of 2020 Priorities for COVID-19 Relief: Create an Emergency Rental Assistance Program, Provide Financial Mitigation and Mortgage Forbearance Protections, Oppose Protracted Eviction Moratoriums, Enact COVID-19 Liability Protection, and Ensure Eligibility for Loan and Forgivable Loan Programs S. 4097, the Protecting Renters from Evictions and Fees Act of 2020, to provide a temporary moratorium on eviction filings, and for other purposes, all provisions. H.R. 8337, the Continuing Appropriations Act, 2021 and Other Extensions Act - funding for Department of Housing and Urban Development for FY 2021 assisted housing programs and for COVID-19 pandemic relief. NMHC signed a real estate industry letter to House Appropriations Committee, Subcommittee on Transportation, Housing and Urban Development, (THUD) and Related Agencies in support of full-year funding for Fiscal Year 2021 and for COVID-19 pandemic relief for the U.S. Department of Housing and Urban Development (HUD) programs. House Amendment to H.R. 925, the updated version of the Heroes Act, Coronavirus Recovery Supplemental Appropriations Act, 2021, Title XII - Transportation, Housing and Urban Development, and Related Agencies, Community Development Block Grant, Emergency Rental Assistance, Project-Based Rental Assistance, Title II - Modifications to the Paycheck Protection Program, Title I - Economic Stimulus Subtitle A - Additional Recovery Rebates To Individuals Sec. 101. Additional recovery rebates to individuals. S. 178, Health, Economic Assistance, Liability Protection and Schools, or HEALS, Act, Sec. 3. References. DIVISION A-LIABILITY PROTECTIONS, CONTINUED RELIEF FOR SMALL BUSINESSES AND WORKERS, PUBLIC HEALTH ENHANCEMENTS, AND EDUCATIONAL SUPPORT TITLE I-CORONAVIRUS LIABILITY RELIEF Sec. 1001. Short title. Sec. 1002. Findings and purposes. Sec. 1003. Definitions. Subtitle A-Liability Relief PART I-LIABILITY LIMITATIONS FOR INDIVIDUALS AND ENTITIES ENGAGED IN BUSINESSES, SERVICES, ACTIVITIES, OR ACCOMMODATIONS*KD - do you want this in the document? H.R. 133 (P.L. 116-260) Coronavirus Relief Housing Provisions Division B - Commerce Science Justice Funding, VAWA, Division L - Transportation-Housing & Urban Development, HUD Funding, Division M - Coronavirus Response and Relief Supplemental Appropriations Act, 2021, Transportation-Housing and Urban Development, Title II - Assistance to Individuals, Families, and Businesses Subtitle A - Unemployment Insurance. Section 201. Extension and Benefit Phaseout Rule for Pandemic Unemployment Assistance, Section 203. Extension of Federal Pandemic Unemployment Compensation, Title III - Continuing the Paycheck Protection Program and Other Small Business Support Prepared by the House Committee on Small Business Title I: Continuing the Paycheck Protection Program and Other Small Business Support, Division N Additional Coronavirus Response and Relief, Title V Banking, Sec. 501. Emergency Rental Assistance. Sec. 502. Eviction Moratorium, Subtitle B - Community Development Investment (CDFIs and MDIs) Sec. 520., Sec. 521. Considerations; Requirements for Creditors. Sec. 522. Capital Investments for Neighborhoods Disproportionally Impacted by the COVID-19 Pandemic. Sec. 523. Emergency Support for CDFIs and Communities Responding to the COVID-19 Pandemic, Sec. 904. Benefit for Broadband Service During Emergency Period Relating to COVID-19. Sec. 905. Grants for Broadband Connectivity. Sec. 1001. Coronavirus Relief Fund Extension. Updated Heroes Act. Title II -Protecting Renters and Homeowners from Evictions and Foreclosures - Sec. 201. Emergency rental assistance., Sec. 202. Homeowner Assistance Fund., Sec. 203. Protecting renters and homeowners from evictions and foreclosures., Sec. 204. Promoting access to credit for homebuyers., Sec. 205. Liquidity for mortgage servicers and residential rental property owners., Rural Housing Service., Funding for public housing and tenant-based rental assistance., Sec. 207 Fair Housing., Title III-Protecting People Experiencing Homelessness, Sec. 301. Homeless assistance funding., Emergency rental assistance voucher program. Title IV - Suspending Negative Credit Reporting and Strengthening Consumer Protections, Sec. 402. Restrictions on collections of consumer debt during a national disaster or emergency., Sec. 403. Repayment period and forbearance for consumers., Sec. 404. Credit facility, Title VI - Standing Up for Small Businesses, Minority Owned Businesses, and Non-Profits, Sec. 601 Restrictions on collections of small business and nonprofit debt during a national disaster or emergency., Sec. 602. Repayment period and forbearance for small businesses and non-profit organizations., Sec. 603. Credit facility., Sec. 604. Main Street Lending Program requirements., Sec. 605. Options for small businesses and non-profits under the Main Street Lending Program., Title VII - Providing Assistance for State, Territory, Tribal and Local Governments, Sec.  801. Emergency relief for State, territorial, Tribal, and local governments., Sec.  802. Community development block grants. NMHC signed a real estate industry letter to Congress and the Administration in support for a funding for a strong assistance program to ensure the continued success of the housing finance system. NMHC signed a real estate industry letter to the Congress urging them to take steps to address COVID-19 relief and to provide: Financial Assistance to Renters, Utilize Alternatives to Eviction Moratoriums, Expand the Small Business Administration's Paycheck Protection Program (PPP) and to provide Full-year Funding for FY 2021 for the Department of Housing and Urban Development and the Department of Agricultures rental assistance programs. NMHC signed a real estate industry letter to Congress in support of extending the CARES Act, Coronavirus Relief Fund rental assistance program. Treasury Department NMHC provided comments on Emergency Rental Assistance implementation to the Treasury Department, HUD, Congress, the Administration and the Biden-Harris transition team. Centers for Disease Control/Eviction Moratorium Centers for Disease Control (CDC) Eviction Moratorium, Temporary Halt in Residential Evictions to prevent the Further Spread of COVID-19 (85 FR 55292). CDC Eviction Moratorium Implementation - Centers on Disease Control Prevention, White House Coronavirus Task Force, Department of Health and Human Services Radon testing protocols- Communicated with HUD and FHFA regarding proposed expanded underwriting requirements for radon testing.

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. Petition of the Multifamily Broadband Council, GN No. 17-91 Accelerating Broadband Deployment, GN Docket No. 17-83 FCC Notice of Proposed Rule Making: Updating the Commissions Rule for Over-the-Air Reception Devices (WT Docket No. 19-71) FCC Notice of Proposed Rule Making and Declaratory Ruling: Improving Competitive Broadband Access to Multiple Tenant Environments (GN Docket No. 17-142) Inquiry Concerning Deployment of Advanced Telecommunications Capability to all Americans in a Reasonable and Timely Fashion, GN Docket No. 20-269 FY 2021 Budget/Appropriations for FCC in House and Senate

Rule to define scope of waters protected under the Clean Water Act (final; 2015); recertification of pre-existing rule; proposed revised definition Navigable Waters Protection Rule (33CFR 328.3 and 40 CFR 120.2)

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update Legislation and Regulations related to housing affordability and rent control H.R. 2513/S.1978, Corporate Transparency Act of 2019 S. 2563, The Improving Laundering Laws and Increasing Comprehensive Information Tracking of Criminal Activity in Shell Holdings (ILLICIT CASH) Act Federal Laws Addressing Anti-Money Laundering/Counter Financing of Terrorism Community Reinvestment Act Regulations, OCC: Docket ID# OCC-2018-0008 and FDIC: RIN 3064-AF22. Housing Trust Fund and Capital Magnet Fund FHFA Scorecard FHFA Enterprise Capital Standard Small Business Administration, Business Loan Temporary Changes; Paycheck Protection Program, Docket No. SBA-2020-0015, 13 CFR Part 120, RIN 3245-AH34, Interim Final Rule. Small Business Administration, Business Loan Temporary Changes; Paycheck Protection Program, Docket No. SBA-2020-0019, 13 CFR Part 121, RIN 3245-AH35, Interim Final Rule. Small Business Administration, Business Loan Temporary Changes; Paycheck Protection Program -- Additional Eligibility Criteria and Requirements for Certain Pledges of Loans, Docket No. SBA-2020-0020, 13 CFR Part 120, RIN 3245-AH36, Interim Final Rule. S. 3833, Paycheck Protection Program Extension Act, to extend the loan forgiveness period for the paycheck protection program, and for other purposes, all provisions. Supported additional funding for SBA Paycheck Protection Program loans Letter to Treasury and Federal Reserve regarding the multifamily industry's views on the implementation of the Main Street New Lending Facility (MSNLF) and the Main Street Expanded Loan Facility (MSELF) H.R. 7010, Paycheck Protection Flexibility Act of 2020, to amend the Small Business Act and the CARES Act to modify certain provisions related to the forgiveness of loans under the paycheck protection program, to allow recipients of loan forgiveness under the paycheck protection program to defer payroll taxes, and for other purposes, all provisions. H.R. 6886, Paycheck Protection Flexibility Act of 2020, to amend the Small Business Act and the CARES Act to modify certain provisions related to the forgiveness of loans under the paycheck protection program, to allow recipients of loan forgiveness under the paycheck protection program to defer payroll taxes, and for other purposes, all provisions. Federal Reserve emergency lending facilities (Main Street Lending Program) and ability of multifamily industry to participate Paycheck Protection Program and ability of multifamily firms to participate. Executive Order 13924 of May 19, 2020, Regulatory Relief to Support Economic Recovery Draft legislation on commercial real estate (CRE) market, especially for those with commercial mortgage-backed security (CMBS) debt.

Building Codes: Building Energy Performance and Efficiency / Resiliency EPA Energy Star Program H.R. 2741: Leading Infrastructure for Tomorrow's America Act H.R. 4447, Expanding Access to Sustainable Energy Act - building energy efficiency S. 2657, American Energy Innovation Act - building energy efficiency

COVID-19 Tax Relief H.R. 133, Consolidated Appropriations Act, 2021, Division N -- Additional Coronavirus Response and Relief, Title II -- Assistance to Individuals, Families, and Businesses, Subtitle B -- COVID-related Tax Relief Act of 2020, Section 276: Clarification of tax treatment of forgiveness of covered loans; Division EE -- Taxpayer Certainty and Disaster Tax Relief Act of 2020: Title 1 -- Extension of Certain Expiring Provisions, Subtitle A -- Certain Provisions Made Permanent, Section 102: Energy efficient commercial buildings deduction, Subtitle C -- Extension of Certain Other Provisions, Section 146: Energy efficient homes credit; Title II -- Other Provisions, Section 201: Minimum low-income housing tax credit rate, Section 202: Depreciation of certain residential rental property over 30-year period, Section 206: Clarifications and technical improvements to CARES Act employee retention credit, and Section 207: Extension and modification of employee retention and rehiring tax credit. Draft Senate legislation, Emergency Coronavirus Relief Act of 2020, to provide emergency relief to American workers, families, and small businesses, impacted by the COVID-19 pandemic, Section 1102: Small Business Recovery (tax deductibility of business expenses financed through forgiven Paycheck Protection Program loans). H.R. 925, the Heroes Act, Division F -- Revenue Provisions, Title I -- Economic Stimulus: Section 101: Additional recovery rebates to individuals; Title II -- Provisions to Prevent Business Interruption: Section 201: Improvements to employee retention and rehiring credit and Section 203: Clarification of treatment of expenses paid or incurred with proceeds from certain grants and loans; and Title III -- Net Operating Losses: Section 301: Limitation on excess business losses of non-corporate taxpayers restored and made permanent and Section 302: Certain taxpayers allowed carryback of net operating losses arising in 2019 and 2020. H.R. 7615, Healthy Workplace Tax Credit, to provide a payroll tax credit for certain expenses associated with protecting employees from COVID-19, all provisions. H.R. 7079, Clean Start: Back to Work Tax Credit Act, to provide a tax credit to ensure that businesses are properly cleaned and disinfected when stay-at-home restrictions are lifted and to help prevent further infections, all provisions. H.R. 7222, Safe Reopening Tax Credit, to provide for a credit against employment taxes for certain virus transmission prevention expenses, and for other purposes, all provisions. H.R. 7216, Small Business PPE Tax Credit Act, to provide a tax credit for personal protective equipment to small businesses, non-profits, independent contractors, veterans organizations, and farmers, among other entities, in any year in which the President declares a national emergency relating to COVID-19, all provisions. S. 4214, Healthy Workplace Tax Credit, to provide a payroll tax credit for certain expenses associated with protecting employees from COVID-19, all provisions. S. 4178, to provide for a credit against employment taxes for certain workplace safety expenses, and for other purposes, all provisions. Low-Income Housing Tax Credit legislative proposals as part of COVID-19 relief, including enacting a minimum 4 percent Housing Credit rate; allowing developments to access 4 percent Housing Credits by lowering the 50 percent test; increasing the annual Housing Credit allocation by at least 50 percent, phased in over two years, and adjusted for inflation, beginning in 2021; providing additional basis boosts for properties such as those impacted by COVID-19 or bond-financed properties designated by state housing finance agencies; repealing the qualified contract option; and prohibiting qualified allocation plans from considering support or opposition to projects from local or elected officials. Signed coalition letter requesting the Treasury Department and Internal Revenue Service extend deadlines and make other accommodations applicable to the Low-Income Housing Tax Credit due to COVID-19. Requested Treasury Department and Internal Revenue Service extend deadlines to lease units in Low-Income Housing Tax Credit properties due to COVID-19-related hardships. Requested that COVID-19 relief legislation include a provision enabling taxpayers to deduct expenses funded by forgiven Paycheck Protection Program loans. The proposal would reverse IRS Notice 2020-32. Depreciation Rules H.R. 5313, Multifamily Depreciation Parity Act of 2019, to amend the Internal Revenue Code of 1986 to allow for certain residential rental property to be depreciated over a 30-year period, all provisions. S. 2984, Multifamily Depreciation Parity Act of 2019, to amend the Internal Revenue Code of 1986 to allow for certain residential rental property to be depreciated over a 30-year period, all provisions. Infrastructure Development H.R. 2, The Moving Forward Act, Division M -- Revenue Provisions: Title IV -- Green Energy, Subtitle C -- Green Energy and Efficiency Incentives for Individuals, Section 90423: Energy efficient commercial buildings deduction and Section 90424: Extension, increase, and modifications of new energy efficient home credit; Title VI -- Housing, Subtitle A -- Low-income Housing Tax Credit Improvements, all provisions. Infrastructure tax proposals: NMHC Supported: expanding and enhancing the Low-Income Housing Tax Credit; enacting the Middle-Income Housing Tax Credit; enacting a legislative change to reduce the basis increase necessary to qualify a multifamily rehabilitation project for Opportunity Zone purposes; and preserving current-law like-kind exchange rules. Low-Income Housing Tax Credit, Middle-Income Housing Tax Credit, and Affordable Housing Tax Incentives H.R. 3077, Affordable Housing Credit Improvement Act of 2019, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. S. 1703, Affordable Housing Credit Improvement Act of 2019, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. Department of the Treasury, Internal Revenue Service, 26 CFR Part 1, REG-119890-18, RIN 1454 BO92, Section 42, Low-Income Housing Credit Average Income Test Regulations S. 3365, Middle-Income Housing Tax Credit Act of 2018 (115th Congress), to provide a credit for middle-income housing, and for other purposes, all provisions. H.R. 8533, Support Allowing Volume Exception for Federally-Assisted Housing Act or the SAVE Federally-Assisted Housing Act, to provide an exception to the volume cap requirement for private activity bonds used to finance the preservation, improvement, or replacement of certain Federally-assisted buildings, and for other purposes, all provisions. Energy We supported extending the IRC Section 45L New Energy Efficient Home Credit and extending and modifying the IRC Section 179D Energy Efficient Commercial Buildings Deduction to facilitate investments in improving the utility performance of existing properties. H.R. 8547, to make permanent the tax deduction for energy efficient commercial buildings, all provisions. H.R. 8930, Energy Efficient Qualified Improvement Property Act of 2020, or the E-QUIP Act, to amend the Internal Revenue Code to allow 10-year straight line depreciation for energy efficient qualified improvement property, and for other purposes, all provisions. Biden Tax Proposals Biden campaign tax proposals impacting multifamily housing (tax rates on individual income, tax rates on capital gains, value of itemized deductions, elimination of stepped-up basis at death and taxation of unrealized capital gains at death, elimination of like-kind exchanges, expansion of Low-Income Housing Tax Credit, establishment of renter's tax credit, depreciation of multifamily property, and $15,000 first-time homebuyer tax credit). Signed A Call to Invest in Our Neighborhoods (ACTION) Campaign memo to Biden Transition team requesting the incoming administration support: Affordable Housing Credit Improvement Act (H.R. 3077 / S. 1703); legislative proposals providing COVID-19 relief that establish a minimum 4 percent Low-Income Housing Tax Credit and reduce from 50 percent to 25 percent the amount of project costs that tax-exempt bonds must finance to qualify for low-income housing tax credits; and regulatory proposals to: (1) Publish new regulations to align Housing Credit program rules with the Violence Against Women Act, (2) Modify current Housing Credit casualty loss guidance to allow for more reasonable rebuilding periods, (3) Include relocation expenses in rehabilitation expenditures to ensure tenants' safety, and (4) Strengthen oversight by preventing "planned foreclosures" of Housing Credit developments. Stepped-Up Basis at Death Analysis of proposals to eliminate stepped-up basis at death and tax unrealized capital gains at death: Support retaining current law providing for stepped-up basis at death and taxation of capital gains upon actual sale. Like-Kind Exchanges Support maintaining current tax law relative to the tax treatment of 1031 Like-Kind Exchanges. Estate Tax Estate Tax: Support making permanent the Estate Tax rules enacted as part of the Tax Cuts and Jobs Act of 2017.

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update Legislation and Regulations related to housing affordability and rent control H.R. 2513/S.1978, Corporate Transparency Act of 2019 S. 2563, The Improving Laundering Laws and Increasing Comprehensive Information Tracking of Criminal Activity in Shell Holdings (ILLICIT CASH) Act Federal Laws Addressing Anti-Money Laundering/Counter Financing of Terrorism Community Reinvestment Act Regulations, OCC: Docket ID# OCC-2018-0008 and FDIC: RIN 3064-AF22. Housing Trust Fund and Capital Magnet Fund FHFA Scorecard FHFA Enterprise Capital Standard Small Business Administration, Business Loan Temporary Changes; Paycheck Protection Program, Docket No. SBA-2020-0015, 13 CFR Part 120, RIN 3245-AH34, Interim Final Rule. Small Business Administration, Business Loan Temporary Changes; Paycheck Protection Program, Docket No. SBA-2020-0019, 13 CFR Part 121, RIN 3245-AH35, Interim Final Rule. Small Business Administration, Business Loan Temporary Changes; Paycheck Protection Program -- Additional Eligibility Criteria and Requirements for Certain Pledges of Loans, Docket No. SBA-2020-0020, 13 CFR Part 120, RIN 3245-AH36, Interim Final Rule. S. 3833, Paycheck Protection Program Extension Act, to extend the loan forgiveness period for the paycheck protection program, and for other purposes, all provisions. Supported additional funding for SBA Paycheck Protection Program loans Letter to Treasury and Federal Reserve regarding the multifamily industry's views on the implementation of the Main Street New Lending Facility (MSNLF) and the Main Street Expanded Loan Facility (MSELF) H.R. 7010, Paycheck Protection Flexibility Act of 2020, to amend the Small Business Act and the CARES Act to modify certain provisions related to the forgiveness of loans under the paycheck protection program, to allow recipients of loan forgiveness under the paycheck protection program to defer payroll taxes, and for other purposes, all provisions. H.R. 6886, Paycheck Protection Flexibility Act of 2020, to amend the Small Business Act and the CARES Act to modify certain provisions related to the forgiveness of loans under the paycheck protection program, to allow recipients of loan forgiveness under the paycheck protection program to defer payroll taxes, and for other purposes, all provisions. Federal Reserve emergency lending facilities (Main Street Lending Program) and ability of multifamily industry to participate Paycheck Protection Program and ability of multifamily firms to participate. S. 3814, Reviving the Economy Sustainably Towards A Recovery in Twenty-twenty (RESTART) Act, to establish a loan program for businesses affected by COVID-19 and to extend the loan forgiveness period for paycheck protection program loans made to the hardest hit businesses, and for other purposes, all provisions. H.R. 7671, Small Business Comeback Act, to provide for the establishment of a COVID-19 Small Business Recovery Fund, and for other purposes, all provisions. S. 4321, Continuing Small Business Recovery and Paycheck Protection Program Act, to establish the Paycheck Protection Program Second Draw Loan and amend the 7(a) loan guaranty program for recovery sector business concerns, and for other purposes, provisions impacting the eligibility of multifamily firms to participate. Executive Order 13924 of May 19, 2020, Regulatory Relief to Support Economic Recovery Draft legislation on commercial real estate (CRE) market, especially for those with commercial mortgage-backed security (CMBS) debt.

Rule to define scope of waters protected under the Clean Water Act (final; 2015); recertification of pre-existing rule; proposed revised definition Navigable Waters Protection Rule (33CFR 328.3 and 40 CFR 120.2) S. 3591, Americas Water Infrastructure Act of 2020 HR 6745, Clean Water Act for All

National Defense Authorization Act (NDAA) for Fiscal Year 2021 (Personnel, Housing) Military Housing Privatization Initiative / Basic Allowance for Housing Beneficial Ownership / Corporate Transparency proposals to address anti-money laundering/counter financing of terrorism

Davis Bacon Reform as related to the Department of Housing and Urban Development and the Department of Labor Monitored H.R. 7614, FY 2021 Departments of Labor, Health and Human Services, and Education, and related agencies appropriations bill, Section 113: Prohibiting funds to be used to implement or enforce the Department of Labor's final regulations on joint employer status and Section 407: Prohibiting funds to be used to implement of enforce the National Labor Relation Board's final regulations on joint employer status. Monitored H.R. 7617, Defense, Commerce, Justice, Science, Energy and Water Development, Financial Services and General Government, Homeland Security, Labor, Health and Human Services, Education, Transportation, Housing, and Urban Development Appropriations Act, 2021, Division F -- Departments of Labor, Health and Human Services, and Education, and Related Agencies Appropriations Act, 2021, Section 113: Prohibiting funds to be used to implement or enforce the Department of Labor's final regulations on joint employer status and Section 407: Prohibiting funds to be used to implement of enforce the National Labor Relation Board's final regulations on joint employer status.

Housing Affordability Issues Balanced Housing Policy Issues Proposals to expand the availability of affordable and workforce housing Rent Control H.R. 149 The Housing Fairness Act Draft legislation - FHA/Financing Bank, Risk Share Partnership with HUD/Treasury FR-6187-N-01 White House Council on Eliminating Regulatory Burdens to Affordable Housing; Request for Information; Department of Housing and Urban Development Docket ID HUD-2019-0092 (Federal Register Number 2019-25388). Housing, Affordability and Infrastructure Issues Infrastructure: Promoted policy that reinvests in the nations infrastructure and drives new investment in housing by reducing barriers to development and the cost of regulations. H.R. 2, Moving Forward Act H.R. 4351 / S. 1919, Yes in My Backyard (YIMBY) Act H.R. 4307, Build More Housing Near Transit Act Community Development Block Grants (CDBG) Rep. Ilhan Omars Draft - Holistic Economic Aid for Low Income Neighborhood Growth Act (HEALING Act) HOME Draft legislation for S. 3347 (115th Congress), Housing, Opportunity, Mobility, and Equity Act of 2018 S. 787/ H.R. 1737, American Housing and Economic Mobility Act of 2019 H.R. 5187, Housing is Infrastructure Act of 2019, to facilitate the development of affordable housing, and for other purposes, all provisions. Housing Finance Reform GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment GSE Reform: Analyzing and commenting on FHFA issued proposal on risk-based capital framework for the GSEs General Housing Finance Reform and the Multifamily Industry Fair Housing Fair Housing Act and related HUD Rulemaking and Guidance - Disparate Impact, Accessibility, Affirmatively Furthering Fair Housing, Emotional Support Animals H.R. 5 and S 788, Equality Act, to prohibit discrimination on the basis of sex, gender identity, and sexual orientation, in areas including public accommodations and facilities, education, federal funding, employment, housing, credit, and the jury system H.R. 232, Landlord Accountability Act of 2019 Violence Against Women Act General Rural Housing Issues Homelessness Issues  H.R. 1856/S. 2613, Ending Homelessness Act of 2019, all provisions Housing Choice Voucher Programs Issues H.R. 3685/S. 2076, Fair Chance at Housing Act of 2019 General HUD Related Issues Proposals Reviewed by the House Financial Services Committee: Draft legislation - Lead Service Line Abatement Act Draft legislation - Tenant Empowerment Act Draft legislation - Ensuring Performance-Based Contract Administrators Actually Perform Act Draft legislation - Promoting Resident Opportunities and Self-Sufficiency Act H.R. 3703 Reforming Disaster Recovery Act of 2019 Project-Based Voucher Programs Section 8 Source of Income Issues HUD Regulatory Reform Issues Reviewed HUD Notice: Guidelines for Assumption, Subordination, or Assignment of Mark-to-Market (M2M) Loans in Transfer of Physical Assets (TPA) and Refinance Transactions. Fair Market Rent (FMRs) & Small Area Fair Market Rents (SAFMRs) FY 2020/FY 2021 House and Senate Budget/Appropriations -Commerce, Justice, Science and Related Agencies -Transportation, Housing, and Urban Development, and Related Agencies Act -Department of Defense Appropriations  -Agriculture, Rural Housing Service (RHS) -Departments of Labor, Health and Human Services, and Education, and Related Agencies -HOME Investment Partnerships (HOME) program funding as it relates to the Low-Income Housing Tax Credit Program  -Funding for the U.S. Census Bureau- Census/American Community Survey -Community Development Block Grant Implementation of H.R. 3700 (114th Congress), Housing Opportunity Through Modernization Act H.R. 6314 -Emergency Rental Assistance Act of 2020, provided extensive comments on Sec.2, Emergency Rental Assistance, Title 1, Sec. 1010 Emergency Solutions Grants, and all housing provisions. COVID-19 Response HR 6074 - Coronavirus Preparedness and Response Supplemental Appropriations Act, 2020 - Small Business Disaster Loans H.R. 748 (became P.L. 116-136), Coronavirus Aid, Relief, and Economic Security (CARES) Act: emergency rental assistance, evictions, loan forbearance, expansion of Paycheck Protection Program to enable multifamily properties to access the program on a property-by-property basis even if they have more than 500 employees, and creation of Federal Reserve credit facility for mortgage servicers. Sec. 2201: 2020 Recovery rebates for individuals; Sec. 2301: Employee retention credit for employers subject to closure due to COVID-19; Sec. 2302: Delay of payment of employer payroll taxes; Sec. 2303: Modification for net operating losses; Sec. 2304: Modification of limitation on losses for taxpayers other than corporations; and Sec. 2306: Modification of limitation on business interest; Sec. 4023 Forbearance of Residential Mortgage Loan Payments for Multifamily Properties with Federally Backed Loans; Sec. 4024 Temporary Moratorium on Eviction Filings Post-enactment CARES Act issues pertaining to emergency rental assistance, evictions, loan forbearance, alignment of forbearance and eviction moratoriums timelines, expansion of Paycheck Protection Program to enable multifamily properties to access the program on a property-by-property basis even if they have more than 500 employees, and creation of Federal Reserve credit facility for mortgage servicers H.R. 6800, The HEROES Act / Phase 4 COVID-19 Proposals: Emergency rental assistance program; Mortgage forbearance; Eviction moratoriums ; Creation of a Federal Reserve facility for mortgage servicers; Paycheck Protection Program clarification and expansion; ; enacting multifamily depreciation tax relief to clarify that a 30-year depreciation period applies to properties placed in service before 2018 for taxpayers electing out of limits on interest deductibility; Infrastructure , including tax provisions. H.R. 7301, Emergency Housing Protections and Relief Act of 2020, to prevent evictions, foreclosures, and unsafe housing conditions resulting from the COVID-19 pandemic, and for other purposes, all provisions. Draft legislative proposal to provide emergency rental assistance under the Emergency Solutions Grants and other programs of the Secretary of Housing and Urban Development and the U.S. Department of Agricultures (USDA), Rural Development (RD) Rental Assistance (RA) programs in response to the public health emergency resulting from the coronavirus, and for other purposes, all provisions. In addition, to proposals to address multifamily finance. Legislative efforts to provide liability protection to businesses related to COVID-19. S.4317, Safe to Work Act H.R. 7528, The Get America Back to Work Act of 2020 Priorities for COVID-19 Relief: Create an Emergency Rental Assistance Program, Provide Financial Mitigation and Mortgage Forbearance Protections, Oppose Protracted Eviction Moratoriums, Enact COVID-19 Liability Protection, and Ensure Eligibility for Loan and Forgivable Loan Programs S. 4097, the Protecting Renters from Evictions and Fees Act of 2020, to provide a temporary moratorium on eviction filings, and for other purposes, all provisions. H.R. 8337, the Continuing Appropriations Act, 2021 and Other Extensions Act - funding for Department of Housing and Urban Development for FY 2021 assisted housing programs and for COVID-19 pandemic relief. NMHC signed a real estate industry letter to House Appropriations Committee, Subcommittee on Transportation, Housing and Urban Development, (THUD) and Related Agencies in support of full-year funding for Fiscal Year 2021 and for COVID-19 pandemic relief for the U.S. Department of Housing and Urban Development (HUD) programs. House Amendment to H.R. 925, the updated version of the Heroes Act, Coronavirus Recovery Supplemental Appropriations Act, 2021, Title XII - Transportation, Housing and Urban Development, and Related Agencies, Community Development Block Grant, Emergency Rental Assistance, Project-Based Rental Assistance, Title II - Modifications to the Paycheck Protection Program, Title I - Economic Stimulus Subtitle A - Additional Recovery Rebates To Individuals Sec. 101. Additional recovery rebates to individuals. S. 178, Health, Economic Assistance, Liability Protection and Schools, or HEALS, Act, Sec. 3. References. DIVISION A-LIABILITY PROTECTIONS, CONTINUED RELIEF FOR SMALL BUSINESSES AND WORKERS, PUBLIC HEALTH ENHANCEMENTS, AND EDUCATIONAL SUPPORT TITLE I-CORONAVIRUS LIABILITY RELIEF Sec. 1001. Short title. Sec. 1002. Findings and purposes. Sec. 1003. Definitions. Subtitle A-Liability Relief PART I-LIABILITY LIMITATIONS FOR INDIVIDUALS AND ENTITIES ENGAGED IN BUSINESSES, SERVICES, ACTIVITIES, OR ACCOMMODATIONS*KD - do you want this in the document? NMHC signed a real estate industry letter to the House Financial Services Committee to comment on the hearing entitled, The HEROES Act: Providing for a Strong Economic Recovery from COVID-19. NMHC signed a real estate industry letter to the House Financial Services Committee to comment on the hearing entitled, Oversight of the Treasury Departments and Federal Reserves Pandemic Response. NMHC signed a real estate industry letter to the Senate Committee on Health, Education, Labor and Pensions, to comment on the hearing entitled, COVID-19: An Update on the Federal Response. Centers for Disease Control (CDC) Eviction Moratorium, Temporary Halt in Residential Evictions to prevent the Further Spread of COVID-19 (85 FR 55292).

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. FCC review of wiring access issues. Petition of the Multifamily Broadband Council, GN No. 17-91 Accelerating Broadband Deployment, GN Docket No. 17-83 FCC Notice of Proposed Rule Making: Updating the Commissions Rule for Over-the-Air Reception Devices (WT Docket No. 19-71) FCC Notice of Proposed Rule Making and Declaratory Ruling: Improving Competitive Broadband Access to Multiple Tenant Environments (GN Docket No. 17-142) Inquiry Concerning Deployment of Advanced Telecommunications Capability to all Americans in a Reasonable and Timely Fashion, GN Docket No. 20-269 FY 2021 Budget/Appropriations for FCC in House and Senate

COVID-19 Tax Relief H.R. 8406 and subsequently incorporated into H.R. 925, the Heroes Act, Division F -- Revenue Provisions, Title I -- Economic Stimulus: Section 101: Additional recovery rebates to individuals; Title II -- Provisions to Prevent Business Interruption: Section 201: Improvements to employee retention and rehiring credit and Section 203: Clarification of treatment of expenses paid or incurred with proceeds from certain grants and loans; and Title III -- Net Operating Losses: Section 301: Limitation on excess business losses of non-corporate taxpayers restored and made permanent and Section 302: Certain taxpayers allowed carryback of net operating losses arising in 2019 and 2020. S. 4318, American Workers, Families, and Employers Assistance Act, to provide assistance to American workers, families, and employers during the COVID-19 pandemic, Title I -- Further Relief for Workers Affected by Coronavirus, Section 101: Improvements to Federal Pandemic Unemployment Compensation to better match lost wages; Title II -- Assistance to Individuals, Families and Employers to Reopen the Economy, Subtitle A -- Relief for Individuals and Families, Section 201: Additional 2020 recovery rebates for individuals; Subtitle B -- Job Creation and Employment, Section 211: Enhanced employee hiring and retention payroll tax credit, Section 212: Expansion of work opportunity tax credit, and Section 213: Safe and healthy workplace tax credit. H.R. 7079, Clean Start: Back to Work Tax Credit Act, to provide a tax credit to ensure that businesses are properly cleaned and disinfected when stay-at-home restrictions are lifted and to help prevent further infections, all provisions. H.R. 7222, Safe Reopening Tax Credit, to provide for a credit against employment taxes for certain virus transmission prevention expenses, and for other purposes, all provisions. H.R. 7216, Small Business PPE Tax Credit Act, to provide a tax credit for personal protective equipment to small businesses, non-profits, independent contractors, veterans organizations, and farmers, among other entities, in any year in which the President declares a national emergency relating to COVID-19, all provisions. S. 4178, to provide for a credit against employment taxes for certain workplace safety expenses, and for other purposes, all provisions. Draft legislative proposal to modify Internal Revenue Code Section 565 to enable public REITs to use notice dividends with respect to REIT capital gain dividends paid in tax years 2020, 2021, or 2022. Supported Low-Income Housing Tax Credit enhancements as part of COVID-19 relief, including enacting a minimum 4 percent Housing Credit rate; providing additional basis boosts to allow developments to access additional equity if needed for financial feasibility; allowing developments to access 4 percent Housing Credits by lowering the 50 percent test; and increasing the annual Housing Credit allocation by at least 50 percent, phased in over two years, and adjusted for inflation, beginning in 2021. Considered issues related to the extension of the deadline to lease units in Low-Income Housing Tax Credit properties due to COVID-19-related hardships. NMHC signed association sign-on letter asking House Speaker Pelosi, Senate Majority Leader McConnell, and Treasury Secretary Mnuchin to agree to tax relief for families without the uncertainty of payroll tax executive order, Presidential Memoranda, Memorandum for the Secretary of the Treasury, Memorandum of Deferring Payroll Tax Obligations in Light of the Ongoing COVID-19 Disaster. Requested that COVID-19 relief legislation include a provision enabling taxpayers to deduct expenses funded by forgiven Paycheck Protection Program loans. The proposal would reverse IRS Notice 2020-32. H.R. 6821, Small Business Expense Protection Act of 2020, to clarify for purposes of the Internal Revenue Code of 1986 that receipt of coronavirus assistance does not affect the tax treatment of ordinary business expenses, all provisions. S. 3612, Small Business Expense Protection Act of 2020, to clarify for purposes of the Internal Revenue Code of 1986 that receipt of coronavirus assistance does not affect the tax treatment of ordinary business expenses, all provisions. Depreciation Rules H.R. 5313, Multifamily Depreciation Parity Act of 2019, to amend the Internal Revenue Code of 1986 to allow for certain residential rental property to be depreciated over a 30-year period, all provisions. S. 2984, Multifamily Depreciation Parity Act of 2019, to amend the Internal Revenue Code of 1986 to allow for certain residential rental property to be depreciated over a 30-year period, all provisions. Infrastructure Development H.R. 2, The Moving Forward Act, Division M -- Revenue Provisions: Title IV -- Green Energy, Subtitle C -- Green Energy and Efficiency Incentives for Individuals, Section 90423: Energy efficient commercial buildings deduction and Section 90424: Extension, increase, and modifications of new energy efficient home credit; Title VI -- Housing, Subtitle A -- Low-income Housing Tax Credit Improvements, all provisions. Opportunity Zones Legislative change to reduce the basis increase necessary to qualify a multifamily rehabilitation project for Opportunity Zone purposes. Low-Income Housing Tax Credit S. 4078, Emergency Affordable Housing Act, to amend the Internal Revenue Code of 1986 to improve the low-income housing credit and provide relief relating to the coronavirus emergency, and for other purposes, all provisions. H.R. 3077, Affordable Housing Credit Improvement Act of 2019, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. S. 1703, Affordable Housing Credit Improvement Act of 2019, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. Energy We support extending the IRC Section 45L New Energy Efficient Home Credit and extending and modifying the IRC Section 179D Energy Efficient Commercial Buildings Deduction to facilitate investments in improving the utility performance of existing properties. Legislative proposal to make permanent the tax deduction for energy efficient commercial buildings (IRC 179D) Draft legislation, Energy Efficient Qualified Improvement Property Act of 2019, or the E-QuIP Act, to amend the Internal Revenue Code to allow 10-year straight line depreciation for energy efficient qualified improvement property, and for other purposes, all provisions. Like-Kind Exchanges Support maintaining current tax law relative to the tax treatment of 1031 Like-Kind Exchanges. Carried Interest Department of the Treasury, Internal Revenue Service, 26 CFR Part 1, REG-107213-18, RIN 1545-BO81, Guidance Under Section 1061 NMHC supports treating as a long-term capital gain carried interest held for at least one year. Biden campaign tax proposals impacting multifamily housing (tax rates on individual income, capital gains, value of itemized deductions, elimination of stepped-up basis at death, elimination of like-kind exchanges, expansion of Low-Income Housing Tax Credit, establishment of renter's tax credit, and depreciation of multifamily property).

Building Codes: Building Energy Performance and Efficiency / Resiliency EPA Energy Star Program H.R. 2741: Leading Infrastructure for Tomorrow's America Act H.R. 4447, Expanding Access to Sustainable Energy Act - building energy efficiency S. 2657, American Energy Innovation Act - building energy efficiency

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update Legislation and Regulations related to housing affordability and rent control H.R. 2513/S.1978, Corporate Transparency Act of 2019 S. 1889, True Incorporation Transparency for Law Enforcement Act (TITLE Act), To ensure that persons who form corporations in the United States disclose the beneficial owners of those corporations, in order to prevent the formation of corporations with hidden owners, stop the misuse of United States corporations by wrongdoers, and assist law enforcement in detecting, preventing, and punishing terrorism, money laundering, tax evasion, and other criminal and civil misconduct involving United States corporations, and for other purposes, all provisions. The Improving Laundering Laws and Increasing Comprehensive Information Tracking of Criminal Activity in Shell Holdings (ILLICIT CASH) Act Federal Laws Addressing Anti-Money Laundering/Counter Financing of Terrorism Community Reinvestment Act Regulations, OCC: Docket ID# OCC-2018-0008 and FDIC: RIN 3064-AF22. Housing Trust Fund and Capital Magnet Fund FHFA Scorecard FHFA Enterprise Capital Standard Small Business Administration, Business Loan Temporary Changes; Paycheck Protection Program, Docket No. SBA-2020-0015, 13 CFR Part 120, RIN 3245-AH34, Interim Final Rule. Small Business Administration, Business Loan Temporary Changes; Paycheck Protection Program, Docket No. SBA-2020-0019, 13 CFR Part 121, RIN 3245-AH35, Interim Final Rule. Small Business Administration, Business Loan Temporary Changes; Paycheck Protection Program -- Additional Eligibility Criteria and Requirements for Certain Pledges of Loans, Docket No. SBA-2020-0020, 13 CFR Part 120, RIN 3245-AH36, Interim Final Rule. S. 3833, Paycheck Protection Program Extension Act, to extend the loan forgiveness period for the paycheck protection program, and for other purposes, all provisions. Supported additional funding for SBA Paycheck Protection Program loans Letter to Treasury and Federal Reserve regarding the multifamily industry's views on the implementation of the Main Street New Lending Facility (MSNLF) and the Main Street Expanded Loan Facility (MSELF) H.R. 7010, Paycheck Protection Flexibility Act of 2020, to amend the Small Business Act and the CARES Act to modify certain provisions related to the forgiveness of loans under the paycheck protection program, to allow recipients of loan forgiveness under the paycheck protection program to defer payroll taxes, and for other purposes, all provisions. H.R. 6886, Paycheck Protection Flexibility Act of 2020, to amend the Small Business Act and the CARES Act to modify certain provisions related to the forgiveness of loans under the paycheck protection program, to allow recipients of loan forgiveness under the paycheck protection program to defer payroll taxes, and for other purposes, all provisions. S. 3814, Reviving the Economy Sustainably Towards A Recovery in Twenty-twenty (RESTART) Act, Executive Order 13924 of May 19, 2020, Regulatory Relief to Support Economic Recovery Draft legislation on commercial real estate (CRE) market, especially for those with commercial mortgage-backed security (CMBS) debt.

National Defense Authorization Act (NDAA) for Fiscal Year 2021 (Personnel, Housing) Military Housing Privatization Initiative / Basic Allowance for Housing

Housing Affordability Issues Balanced Housing Policy Issues Proposals to expand the availability of affordable and workforce housing Rent Control S. 3030, Eviction Crisis Act of 2019 S. 2486, Prevent Evictions Act of 2019 H.R. 5072, A Just Society: A Place to Prosper Act of 2019 H.R. 149 The Housing Fairness Act Draft legislation - FHA/Financing Bank, Risk Share Partnership with HUD/Treasury FR-6187-N-01 White House Council on Eliminating Regulatory Burdens to Affordable Housing; Request for Information; Department of Housing and Urban Development Docket ID HUD-2019-0092 (Federal Register Number 2019-25388). Housing, Affordability and Infrastructure Issues Infrastructure: Promoted policy that reinvests in the nations infrastructure and drives new investment in housing by reducing barriers to development and the cost of regulations. H.R. 2, Moving Forward Act H.R. 4351 / S. 1919, Yes in My Backyard (YIMBY) Act H.R. 4307, Build More Housing Near Transit Act Community Development Block Grants (CDBG) HOME Draft legislation for S. 3347 (115th Congress), Housing, Opportunity, Mobility, and Equity Act of 2018 S. 787/ H.R. 1737, American Housing and Economic Mobility Act of 2019 H.R. 5187, Housing is Infrastructure Act of 2019, to facilitate the development of affordable housing, and for other purposes, all provisions. Housing Finance Reform GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment GSE Reform: Analyzing and commenting on FHFA issued proposal on risk-based capital framework for the GSEs General Housing Finance Reform and the Multifamily Industry Fair Housing Fair Housing Act and related HUD Rulemaking and Guidance - Disparate Impact, Accessibility, Affirmatively Furthering Fair Housing, Emotional Support Animals H.R. 5 and S 788, Equality Act, to prohibit discrimination on the basis of sex, gender identity, and sexual orientation, in areas including public accommodations and facilities, education, federal funding, employment, housing, credit, and the jury system H.R. 232, Landlord Accountability Act of 2019 Violence Against Women Act General Rural Housing Issues Homelessness Issues  H.R. 1856/S. 2613, Ending Homelessness Act of 2019, all provisions Housing Choice Voucher Programs Issues H.R. 3685/S. 2076, Fair Chance at Housing Act of 2019 General HUD Related Issues Proposals Reviewed by the House Financial Services Committee: Draft legislation - Lead Service Line Abatement Act Draft legislation - Tenant Empowerment Act Draft legislation - Ensuring Performance-Based Contract Administrators Actually Perform Act Draft legislation - Promoting Resident Opportunities and Self-Sufficiency Act H.R. 3703 Reforming Disaster Recovery Act of 2019 Project-Based Voucher Programs Section 8 Source of Income Issues HUD Regulatory Reform Issues Fair Market Rent (FMRs) & Small Area Fair Market Rents (SAFMRs) FY 2020/FY 2021 House and Senate Budget/Appropriations -Commerce, Justice, Science and Related Agencies -Transportation, Housing, and Urban Development, and Related Agencies Act -Department of Defense Appropriations  -Agriculture, Rural Housing Service (RHS) -Departments of Labor, Health and Human Services, and Education, and Related Agencies -HOME Investment Partnerships (HOME) program funding as it relates to the Low-Income Housing Tax Credit Program  -Funding for the U.S. Census Bureau- Census/American Community Survey -Community Development Block Grant Implementation of H.R. 3700 (114th Congress), Housing Opportunity Through Modernization Act H.R. 6314 -Emergency Rental Assistance Act of 2020, provided extensive comments on Sec.2, Emergency Rental Assistance, Title 1, Sec. 1010 Emergency Solutions Grants, and all housing provisions. COVID-19 Response HR 6074 - Coronavirus Preparedness and Response Supplemental Appropriations Act, 2020 - Small Business Disaster Loans H.R. 748 (became P.L. 116-136), Coronavirus Aid, Relief, and Economic Security (CARES) Act: emergency rental assistance, evictions, loan forbearance, expansion of Paycheck Protection Program to enable multifamily properties to access the program on a property-by-property basis even if they have more than 500 employees, and creation of Federal Reserve credit facility for mortgage servicers. Sec. 2201: 2020 Recovery rebates for individuals; Sec. 2301: Employee retention credit for employers subject to closure due to COVID-19; Sec. 2302: Delay of payment of employer payroll taxes; Sec. 2303: Modification for net operating losses; Sec. 2304: Modification of limitation on losses for taxpayers other than corporations; and Sec. 2306: Modification of limitation on business interest; Sec. 4023 Forbearance of Residential Mortgage Loan Payments for Multifamily Properties with Federally Backed Loans; Sec. 4024 Temporary Moratorium on Eviction Filings Post-enactment CARES Act issues pertaining to emergency rental assistance, evictions, loan forbearance, alignment of forbearance and eviction moratoriums timelines, expansion of Paycheck Protection Program to enable multifamily properties to access the program on a property-by-property basis even if they have more than 500 employees, and creation of Federal Reserve credit facility for mortgage servicers H.R. 6800, The HEROES Act / Phase 4 COVID-19 Proposals: Emergency rental assistance program; Mortgage forbearance; Eviction moratoriums ; Creation of a Federal Reserve facility for mortgage servicers; Paycheck Protection Program clarification and expansion; ; enacting multifamily depreciation tax relief to clarify that a 30-year depreciation period applies to properties placed in service before 2018 for taxpayers electing out of limits on interest deductibility; Infrastructure , including tax provisions. H.R. 7301, Emergency Housing Protections and Relief Act of 2020, to prevent evictions, foreclosures, and unsafe housing conditions resulting from the COVID-19 pandemic, and for other purposes, all provisions. Draft legislative proposal to provide emergency rental assistance under the Emergency Solutions Grants and other programs of the Secretary of Housing and Urban Development and the U.S. Department of Agricultures (USDA), Rural Development (RD) Rental Assistance (RA) programs in response to the public health emergency resulting from the coronavirus, and for other purposes, all provisions. In addition, to proposals to address multifamily finance. Rep. Katko (R-NY) and Rep. Rice (D-NY) efforts to align the forbearance and eviction timelines. Commented on the June 2, Senate Banking virtual hearing on the Implementation of Title IV of the CARES Act. Commented on the June 10, House Financial Services hearing The Rent Is Still Due: Americas Renters, COVID-19, and an Unprecedented Eviction Crisis Submitted a statement for the House Financial Services Subcommittee on Housing Community Development and Insurance hearing entitled, The Rent is Still Due: America's Renters, COVID-19, and an Unprecedented Eviction Crisis. Legislative efforts to provide liability protection to businesses related to COVID-19.

Davis Bacon Reform as related to the Department of Housing and Urban Development and the Department of Labor

Rule to define scope of waters protected under the Clean Water Act (final; 2015); recertification of pre-existing rule; proposed revised definition Navigable Waters Protection Rule (33CFR 328.3 and 40 CFR 120.2) S. 3591, Americas Water Infrastructure Act of 2020

Public policies affecting risk management for flood, terrorism, disaster, cyber, pandemic and other lines of insurance utilized by multifamily firms. National Flood Insurance Program policies, guidance, and requirements affecting existing and future multifamily and single-family properties. Reauthorization and reform of the National Flood Insurance Program FY 2021 Budget/Appropriations for NFIP/FEMA in House and Senate OCC/FDIC, et al: Status of Loans in Areas Having Special Flood Hazards-Private Flood Insurance Proposal on COVID-19 Business and Employee Continuity and Recovery Fund H.R. 7011, the Pandemic Risk Insurance Act of 2020 (PRIA) H.R. 3167, the National Flood Insurance Program (NFIP) Reauthorization Act of 2019 H.R. 2578/S.1693, the National Flood Insurance Program Extension Act of 2019 S.2187/H.R. 2872, National Flood Insurance Program Reauthorization and Reform Act of 2019

Building Codes / Resiliency Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745 subpart E) HR 4011, Opportunity Zone Lead Remediation Impact Act of 2019 S. 3590, Drinking Water infrastructure Act of 2020

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. FCC review of wiring access issues. Improving Competitive Broadband Access to Multiple Tenant Environments, GN Docket No. 17-142 Petition of the Multifamily Broadband Council, GN No. 17-91 Accelerating Broadband Deployment, GN Docket No. 17-83 FCC Notice of Proposed Rule Making: Updating the Commissions Rule for Over-the-Air Reception Devices (WT Docket No. 19-71) FCC Notice of Proposed Rule Making and Declaratory Ruling: Improving Competitive Broadband Access to Multiple Tenant Environments (GN Docket No. 17-142) FY 2021 Budget/Appropriations for FCC in House and Senate

Building Codes: Building Energy Performance and Efficiency / Resiliency EPA Energy Star Program H.R. 2741: Leading Infrastructure for Tomorrow's America Act

Public policies affecting risk management for flood, terrorism, disaster, cyber, pandemic and other lines of insurance utilized by multifamily firms. National Flood Insurance Program policies, guidance, and requirements affecting existing and future multifamily and single-family properties. Reauthorization and reform of the National Flood Insurance Program FY 2021 Budget/Appropriations for NFIP/FEMA in House and Senate OCC/FDIC, et al: Status of Loans in Areas Having Special Flood Hazards-Private Flood Insurance Proposal on COVID-19 Business and Employee Continuity and Recovery Fund H.R. 7011, the Pandemic Risk Insurance Act of 2020 (PRIA) H.R. 3167, the National Flood Insurance Program (NFIP) Reauthorization Act of 2019 H.R. 2578/S.1693, the National Flood Insurance Program Extension Act of 2019 S.2187/H.R. 2872, National Flood Insurance Program Reauthorization and Reform Act of 2019

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update Legislation and Regulations related to housing affordability and rent control H.R. 2513/S.1978, Corporate Transparency Act of 2019 S. 1889, True Incorporation Transparency for Law Enforcement Act (TITLE Act), To ensure that persons who form corporations in the United States disclose the beneficial owners of those corporations, in order to prevent the formation of corporations with hidden owners, stop the misuse of United States corporations by wrongdoers, and assist law enforcement in detecting, preventing, and punishing terrorism, money laundering, tax evasion, and other criminal and civil misconduct involving United States corporations, and for other purposes, all provisions. The Improving Laundering Laws and Increasing Comprehensive Information Tracking of Criminal Activity in Shell Holdings (ILLICIT CASH) Act Federal Laws Addressing Anti-Money Laundering/Counter Financing of Terrorism Community Reinvestment Act Regulations, OCC: Docket ID# OCC-2018-0008 and FDIC: RIN 3064-AF22. Housing Trust Fund and Capital Magnet Fund FHFA Scorecard FHFA Enterprise Capital Standard Small Business Administration, Business Loan Temporary Changes; Paycheck Protection Program, Docket No. SBA-2020-0015, 13 CFR Part 120, RIN 3245-AH34, Interim Final Rule. Small Business Administration, Business Loan Temporary Changes; Paycheck Protection Program, Docket No. SBA-2020-0019, 13 CFR Part 121, RIN 3245-AH35, Interim Final Rule. Small Business Administration, Business Loan Temporary Changes; Paycheck Protection Program -- Additional Eligibility Criteria and Requirements for Certain Pledges of Loans, Docket No. SBA-2020-0020, 13 CFR Part 120, RIN 3245-AH36, Interim Final Rule. S. 3833, Paycheck Protection Program Extension Act, to extend the loan forgiveness period for the paycheck protection program, and for other purposes, all provisions. Supported additional funding for SBA Paycheck Protection Program loans Letter to Treasury and Federal Reserve regarding the multifamily industry's views on the implementation of the Main Street New Lending Facility (MSNLF) and the Main Street Expanded Loan Facility (MSELF) H.R. 7010, Paycheck Protection Flexibility Act of 2020, to amend the Small Business Act and the CARES Act to modify certain provisions related to the forgiveness of loans under the paycheck protection program, to allow recipients of loan forgiveness under the paycheck protection program to defer payroll taxes, and for other purposes, all provisions. H.R. 6886, Paycheck Protection Flexibility Act of 2020, to amend the Small Business Act and the CARES Act to modify certain provisions related to the forgiveness of loans under the paycheck protection program, to allow recipients of loan forgiveness under the paycheck protection program to defer payroll taxes, and for other purposes, all provisions. S. 3814, Reviving the Economy Sustainably Towards A Recovery in Twenty-twenty (RESTART) Act, Executive Order 13924 of May 19, 2020, Regulatory Relief to Support Economic Recovery Draft legislation on commercial real estate (CRE) market, especially for those with commercial mortgage-backed security (CMBS) debt.

National Defense Authorization Act (NDAA) for Fiscal Year 2021 (Personnel, Housing) Military Housing Privatization Initiative / Basic Allowance for Housing

Building Codes: Building Energy Performance and Efficiency / Resiliency EPA Energy Star Program H.R. 2741: Leading Infrastructure for Tomorrow's America Act

Rule to define scope of waters protected under the Clean Water Act (final; 2015); recertification of pre-existing rule; proposed revised definition Navigable Waters Protection Rule (33CFR 328.3 and 40 CFR 120.2) S. 3591, Americas Water Infrastructure Act of 2020

Housing Affordability Issues Balanced Housing Policy Issues Proposals to expand the availability of affordable and workforce housing Rent Control S. 3030, Eviction Crisis Act of 2019 S. 2486, Prevent Evictions Act of 2019 H.R. 5072, A Just Society: A Place to Prosper Act of 2019 H.R. 149 The Housing Fairness Act Draft legislation - FHA/Financing Bank, Risk Share Partnership with HUD/Treasury FR-6187-N-01 White House Council on Eliminating Regulatory Burdens to Affordable Housing; Request for Information; Department of Housing and Urban Development Docket ID HUD-2019-0092 (Federal Register Number 2019-25388). Housing, Affordability and Infrastructure Issues Infrastructure: Promoted policy that reinvests in the nations infrastructure and drives new investment in housing by reducing barriers to development and the cost of regulations. H.R. 2, Moving Forward Act H.R. 4351 / S. 1919, Yes in My Backyard (YIMBY) Act H.R. 4307, Build More Housing Near Transit Act Community Development Block Grants (CDBG) HOME Draft legislation for S. 3347 (115th Congress), Housing, Opportunity, Mobility, and Equity Act of 2018 S. 787/ H.R. 1737, American Housing and Economic Mobility Act of 2019 H.R. 5187, Housing is Infrastructure Act of 2019, to facilitate the development of affordable housing, and for other purposes, all provisions. Housing Finance Reform GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment GSE Reform: Analyzing and commenting on FHFA issued proposal on risk-based capital framework for the GSEs General Housing Finance Reform and the Multifamily Industry Fair Housing Fair Housing Act and related HUD Rulemaking and Guidance - Disparate Impact, Accessibility, Affirmatively Furthering Fair Housing, Emotional Support Animals H.R. 5 and S 788, Equality Act, to prohibit discrimination on the basis of sex, gender identity, and sexual orientation, in areas including public accommodations and facilities, education, federal funding, employment, housing, credit, and the jury system H.R. 232, Landlord Accountability Act of 2019 Violence Against Women Act General Rural Housing Issues Homelessness Issues  H.R. 1856/S. 2613, Ending Homelessness Act of 2019, all provisions Housing Choice Voucher Programs Issues H.R. 3685/S. 2076, Fair Chance at Housing Act of 2019 General HUD Related Issues Proposals Reviewed by the House Financial Services Committee: Draft legislation - Lead Service Line Abatement Act Draft legislation - Tenant Empowerment Act Draft legislation - Ensuring Performance-Based Contract Administrators Actually Perform Act Draft legislation - Promoting Resident Opportunities and Self-Sufficiency Act H.R. 3703 Reforming Disaster Recovery Act of 2019 Project-Based Voucher Programs Section 8 Source of Income Issues HUD Regulatory Reform Issues Fair Market Rent (FMRs) & Small Area Fair Market Rents (SAFMRs) FY 2020/FY 2021 House and Senate Budget/Appropriations -Commerce, Justice, Science and Related Agencies -Transportation, Housing, and Urban Development, and Related Agencies Act -Department of Defense Appropriations  -Agriculture, Rural Housing Service (RHS) -Departments of Labor, Health and Human Services, and Education, and Related Agencies -HOME Investment Partnerships (HOME) program funding as it relates to the Low-Income Housing Tax Credit Program  -Funding for the U.S. Census Bureau- Census/American Community Survey -Community Development Block Grant Implementation of H.R. 3700 (114th Congress), Housing Opportunity Through Modernization Act H.R. 6314 -Emergency Rental Assistance Act of 2020, provided extensive comments on Sec.2, Emergency Rental Assistance, Title 1, Sec. 1010 Emergency Solutions Grants, and all housing provisions. COVID-19 Response HR 6074 - Coronavirus Preparedness and Response Supplemental Appropriations Act, 2020 - Small Business Disaster Loans H.R. 748 (became P.L. 116-136), Coronavirus Aid, Relief, and Economic Security (CARES) Act: emergency rental assistance, evictions, loan forbearance, expansion of Paycheck Protection Program to enable multifamily properties to access the program on a property-by-property basis even if they have more than 500 employees, and creation of Federal Reserve credit facility for mortgage servicers. Sec. 2201: 2020 Recovery rebates for individuals; Sec. 2301: Employee retention credit for employers subject to closure due to COVID-19; Sec. 2302: Delay of payment of employer payroll taxes; Sec. 2303: Modification for net operating losses; Sec. 2304: Modification of limitation on losses for taxpayers other than corporations; and Sec. 2306: Modification of limitation on business interest; Sec. 4023 Forbearance of Residential Mortgage Loan Payments for Multifamily Properties with Federally Backed Loans; Sec. 4024 Temporary Moratorium on Eviction Filings Post-enactment CARES Act issues pertaining to emergency rental assistance, evictions, loan forbearance, alignment of forbearance and eviction moratoriums timelines, expansion of Paycheck Protection Program to enable multifamily properties to access the program on a property-by-property basis even if they have more than 500 employees, and creation of Federal Reserve credit facility for mortgage servicers H.R. 6800, The HEROES Act / Phase 4 COVID-19 Proposals: Emergency rental assistance program; Mortgage forbearance; Eviction moratoriums ; Creation of a Federal Reserve facility for mortgage servicers; Paycheck Protection Program clarification and expansion; ; enacting multifamily depreciation tax relief to clarify that a 30-year depreciation period applies to properties placed in service before 2018 for taxpayers electing out of limits on interest deductibility; Infrastructure , including tax provisions. H.R. 7301, Emergency Housing Protections and Relief Act of 2020, to prevent evictions, foreclosures, and unsafe housing conditions resulting from the COVID-19 pandemic, and for other purposes, all provisions. Draft legislative proposal to provide emergency rental assistance under the Emergency Solutions Grants and other programs of the Secretary of Housing and Urban Development and the U.S. Department of Agricultures (USDA), Rural Development (RD) Rental Assistance (RA) programs in response to the public health emergency resulting from the coronavirus, and for other purposes, all provisions. In addition, to proposals to address multifamily finance. Rep. Katko (R-NY) and Rep. Rice (D-NY) efforts to align the forbearance and eviction timelines. Commented on the June 2, Senate Banking virtual hearing on the Implementation of Title IV of the CARES Act. Commented on the June 10, House Financial Services hearing The Rent Is Still Due: Americas Renters, COVID-19, and an Unprecedented Eviction Crisis Submitted a statement for the House Financial Services Subcommittee on Housing Community Development and Insurance hearing entitled, The Rent is Still Due: America's Renters, COVID-19, and an Unprecedented Eviction Crisis.

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. FCC review of wiring access issues. Improving Competitive Broadband Access to Multiple Tenant Environments, GN Docket No. 17-142 Petition of the Multifamily Broadband Council, GN No. 17-91 Accelerating Broadband Deployment, GN Docket No. 17-83 FCC Notice of Proposed Rule Making: Updating the Commissions Rule for Over-the-Air Reception Devices (WT Docket No. 19-71) FCC Notice of Proposed Rule Making and Declaratory Ruling: Improving Competitive Broadband Access to Multiple Tenant Environments (GN Docket No. 17-142) FY 2021 Budget/Appropriations for FCC in House and Senate

Davis Bacon Reform as related to the Department of Housing and Urban Development and the Department of Labor

Building Codes / Resiliency Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745 subpart E) HR 4011, Opportunity Zone Lead Remediation Impact Act of 2019 S. 3590, Drinking Water infrastructure Act of 2020

Building Codes / Resiliency Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745 subpart E) HR 4011, Opportunity Zone Lead Remediation Impact Act of 2019

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update Legislation and Regulations related to housing affordability and rent control H.R. 2513/S.1978, Corporate Transparency Act of 2019 S. 1889, True Incorporation Transparency for Law Enforcement Act (TITLE Act), To ensure that persons who form corporations in the United States disclose the beneficial owners of those corporations, in order to prevent the formation of corporations with hidden owners, stop the misuse of United States corporations by wrongdoers, and assist law enforcement in detecting, preventing, and punishing terrorism, money laundering, tax evasion, and other criminal and civil misconduct involving United States corporations, and for other purposes, all provisions. The Improving Laundering Laws and Increasing Comprehensive Information Tracking of Criminal Activity in Shell Holdings (ILLICIT CASH) Act Federal Laws Addressing Anti-Money Laundering/Counter Financing of Terrorism Community Reinvestment Act Regulations, OCC: Docket ID# OCC-2018-0008 and FDIC: RIN 3064-AF22. Housing Trust Fund and Capital Magnet Fund FHFA Scorecard FHFA Enterprise Capital Standard

Rule to define scope of waters protected under the Clean Water Act (final; 2015); recertification of pre-existing rule; proposed revised definition

Building Codes: Building Energy Performance and Efficiency / Resiliency Residential non-weatherized gas furnace rule (10 CFR 430) EPA Energy Star Program H.R. 2741: Leading Infrastructure for Tomorrow's America Act S.2137, the Energy Savings and Industrial Competitiveness Act H.R. 3586, the Energy Savings and Building Efficiency Act H.R. 5545, the No Exhaust Act

Public policies affecting risk management for flood, terrorism, disaster, cyber, pandemic and other lines of insurance utilized by multifamily firms. National Flood Insurance Program policies, guidance, and requirements affecting existing and future multifamily and single-family properties. Reauthorization of Terrorism Risk Insurance Act Public Law No: 113-89, the Homeowner Flood Insurance Affordability Act of 2014 Public Law No. 112-141, the Biggert-Waters Flood Insurance Reform Act of 2012 Reauthorization and reform of the National Flood Insurance Program FY 2021 Budget/Appropriations for NFIP/FEMA in House and Senate OCC/FDIC, et al: Status of Loans in Areas Having Special Flood Hazards-Private Flood Insurance Proposal on COVID-19 Business and Employee Continuity and Recovery Fund Proposal on Pandemic Risk Insurance Program H.R. 3167, the National Flood Insurance Program (NFIP) Reauthorization Act of 2019 H.R. 2578/S.1693, the National Flood Insurance Program Extension Act of 2019 S.2187/H.R. 2872, National Flood Insurance Program Reauthorization and Reform Act of 2019 H.R. 4634/S.2877, the Terrorism Risk Insurance Program Reauthorization Act of 2019 H.R. 1865 - Further Consolidated Appropriations Act, 2020

H.R. 2474, to amend the National Labor Relations Act, the Labor Management Relations Act, 1947, and the Labor-Management Reporting and Disclosure Act of 1959, and for other purposes, all provisions. S. 1306, to amend the National Labor Relations Act, the Labor Management Relations Act, 1947, and the Labor-Management Reporting and Disclosure Act of 1959, and for other purposes, all provisions. Davis Bacon Reform as related to the Department of Housing and Urban Development and the Department of Labor

National Defense Authorization Act (NDAA) for Fiscal Year 2021 (Personnel, Housing) Military Housing Privatization Initiative / Basic Allowance for Housing

Depreciation Rules H.R. 5313, Multifamily Depreciation Parity Act of 2019, to amend the Internal Revenue Code of 1986 to allow for certain residential rental property to be depreciated over a 30-year period, all provisions. S. 2984, Multifamily Depreciation Parity Act of 2019, to amend the Internal Revenue Code of 1986 to allow for certain residential rental property to be depreciated over a 30-year period, all provisions. Business Interest Deductibility Department of Treasury and Internal Revenue Service, 26 CFR Part 1, REG-106089-18, RIN 1545-BO73, Limitation on Deduction for Business Interest Expense, issues pertaining to: (1) the interaction between the small business exception and the real estate trade or business election (as well as resulting impacts on the depreciation of multifamily buildings); and (2) the application of the REIT safe harbor to certain controlled partnerships. Opportunity Zones Opportunity Zones: No bill introduced but support legislative change to reduce the basis increase necessary to qualify a multifamily rehabilitation project for Opportunity Zone substantial improvement purposes. S. 2787, Opportunity Zone Reporting and Reform Act, to amend the Internal Revenue Code of 1986 to require reporting for qualified opportunity funds, to make modifications to opportunity zones, and for other purposes, all provisions. Low-Income Housing Tax Credit, Middle-Income Housing Tax Credit, and Incentives for Housing Affordability and Infrastructure Development H.R. 3077, Affordable Housing Credit Improvement Act of 2019, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. S. 1703, Affordable Housing Credit Improvement Act of 2019, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. S. 3365 (115th Congress), Middle-Income Housing Tax Credit Act of 2018, to provide a credit for middle-income housing, and for other purposes, all provisions. H.R. 6175, Revitalizing Economies, Housing, and Businesses Act of 2020 or the REHAB Act of 2020, to amend the Internal Revenue Code of 1986 to modify the rehabilitation credit, all provisions. Draft legislative proposal to amend the Internal Revenue Code of 1986 to provide a special allowance for certain real property placed in service during the COVID-19 pandemic. Support infrastructure bill including tax incentives to: expand the Low-Income Housing Tax Credit; enact the Middle-Income Housing Tax Credit; reduce the basis increase necessary to qualify a multifamily rehabilitation project for Opportunity Zone purposes; repeal the Foreign Investment in Real Property Tax Act; extend the IRC Section 45L New Energy Efficient Home Credit; extending and modify the IRC Section 179D Energy Efficient Commercial Buildings Deduction to facilitate investments in improving the utility performance of existing properties; and provide a rehabilitation tax credit for rehabilitating multifamily housing near transit. Energy We support extending the IRC Section 45L New Energy Efficient Home Credit and extending and modifying the IRC Section 179D Energy Efficient Commercial Buildings Deduction to facilitate investments in improving the utility performance of existing properties H.R. 4506, Home Energy Savings Act, to amend the Internal Revenue Code of 1986 to extend and update the credit for nonbusiness energy property, all provisions. H.R. 4646, New Home Energy Efficiency Act, to amend the Internal Revenue Code of 1986 to extend and update the new energy efficient home credit, all provisions. S. 2588, Home Energy Savings Act, to amend the Internal Revenue Code of 1986 to extend and update the credit for nonbusiness energy property, all provisions. S. 2595, New Home Energy Efficiency Act, to amend the Internal Revenue Code of 1986 to extend and update the new energy efficient home credit, all provisions. Draft legislation, Growing Renewable Energy and Efficiency Now Act of 2019, or the GREEN Act of 2019, to amend the Internal Revenue Code to promote green energy, Section 303: Energy efficient commercial buildings deduction and Section 304: Extension, increase, and modifications of new energy efficient home credit. Draft legislation, Energy Efficient Qualified Improvement Property Act of 2019, or the E-QuIP Act, to amend the Internal Revenue Code to allow 10-year straight line depreciation for energy efficient qualified improvement property, and for other purposes, all provisions. Fire Sprinklers H.R. 4685, High Rise Fire Sprinkler Incentive Act of 2019, to amend the Internal Revenue Code of 1986 to classify certain automatic fire sprinkler system retrofits as 15-year property for purposes of depreciation, all provisions. Tax Treatment of Capital Income Proposal by Senate Finance Committee Ranking Member Ron Wyden, Treat Wealth Like Wages, A plan to fix our broken tax code, ensure the wealthy pay their fair share, and protect Social Security. Like-Kind Exchanges Support maintaining current tax law relative to the tax treatment of 1031 Like-Kind Exchanges. Letter to Treasury and Internal Revenue Service requesting that the deadlines to identify replacement property and / or complete like-kind exchanges be extended per the relief described in Rev. Proc. 2018-58 and authorized under Internal Revenue Code 7508A. Carried Interest H.R. 1735, Carried Interest Fairness Act of 2019, to amend the Internal Revenue Code of 1986 to provide for the proper tax treatment of personal service income earned in pass-through entities, all provisions. S. 781, Carried Interest Fairness Act of 2019, to amend the Internal Revenue Code of 1986 to provide for the proper tax treatment of personal service income earned in pass-through entities, all provisions. S. 1639, Ending the Carried Interest Loophole Act, to amend the Internal Revenue Code of 1986 to revise the treatment of partnership interests received in connection with the performance of services, and for other purposes, all provisions. Foreign Investment in Real Property Tax Act (FIRPTA) H.R. 2210, Invest in America Act, to amend the Internal Revenue Code of 1986 to repeal certain provisions applicable to foreign investment in United States real property, all provisions.

Rule to define scope of waters protected under the Clean Water Act (final; 2015); recertification of pre-existing rule; proposed revised definition

Building Codes: Building Energy Performance and Efficiency / Resiliency Residential non-weatherized gas furnace rule (10 CFR 430) EPA Energy Star Program H.R. 2741: Leading Infrastructure for Tomorrow's America Act S.2137, the Energy Savings and Industrial Competitiveness Act H.R. 3586, the Energy Savings and Building Efficiency Act H.R. 5545, the No Exhaust Act

Public policies affecting risk management for flood, terrorism, disaster, cyber, pandemic and other lines of insurance utilized by multifamily firms. National Flood Insurance Program policies, guidance, and requirements affecting existing and future multifamily and single-family properties. Reauthorization of Terrorism Risk Insurance Act Public Law No: 113-89, the Homeowner Flood Insurance Affordability Act of 2014 Public Law No. 112-141, the Biggert-Waters Flood Insurance Reform Act of 2012 Reauthorization and reform of the National Flood Insurance Program FY 2021 Budget/Appropriations for NFIP/FEMA in House and Senate OCC/FDIC, et al: Status of Loans in Areas Having Special Flood Hazards-Private Flood Insurance Proposal on COVID-19 Business and Employee Continuity and Recovery Fund Proposal on Pandemic Risk Insurance Program H.R. 3167, the National Flood Insurance Program (NFIP) Reauthorization Act of 2019 H.R. 2578/S.1693, the National Flood Insurance Program Extension Act of 2019 S.2187/H.R. 2872, National Flood Insurance Program Reauthorization and Reform Act of 2019 H.R. 4634/S.2877, the Terrorism Risk Insurance Program Reauthorization Act of 2019 H.R. 1865 - Further Consolidated Appropriations Act, 2020

Housing Affordability Issues Balanced Housing Policy Issues Proposals to expand the availability of affordable and workforce housing Rent Control S. 3030, Eviction Crisis Act of 2019 S. 2486, Prevent Evictions Act of 2019 H.R. 5072, A Just Society: A Place to Prosper Act of 2019 H.R. 149 The Housing Fairness Act Draft legislation - FHA/Financing Bank, Risk Share Partnership with HUD/Treasury FR-6187-N-01 White House Council on Eliminating Regulatory Burdens to Affordable Housing; Request for Information; Department of Housing and Urban Development Docket ID HUD-2019-0092 (Federal Register Number 2019-25388). Housing, Affordability and Infrastructure Issues Infrastructure: Promoted policy that reinvests in the nations infrastructure and drives new investment in housing by reducing barriers to development and the cost of regulations. H.R. 4351 / S. 1919, Yes in My Backyard (YIMBY) Act H.R. 4307, Build More Housing Near Transit Act Community Development Block Grants (CDBG) HOME Draft legislation for S. 3347 (115th Congress), Housing, Opportunity, Mobility, and Equity Act of 2018 S. 787/ H.R. 1737, American Housing and Economic Mobility Act of 2019 H.R. 5187, Housing is Infrastructure Act of 2019, to facilitate the development of affordable housing, and for other purposes, all provisions. Housing Finance Reform Coalition letter to FHFA Acting Director Otting asking that FHFA continue making allocations to the Capital Magnet Fund and the National Housing Trust Fund in FY2019 and going forward. GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment General Housing Finance Reform and the Multifamily Industry Fair Housing Fair Housing Act and related HUD Rulemaking and Guidance - Disparate Impact, Accessibility, Affirmatively Furthering Fair Housing, Emotional Support Animals H.R. 5 and S 788, Equality Act, to prohibit discrimination on the basis of sex, gender identity, and sexual orientation, in areas including public accommodations and facilities, education, federal funding, employment, housing, credit, and the jury system Draft legislation for S. 3612 (115th Congress), Fair Housing Improvement Act of 2018 H.R. 232, Landlord Accountability Act of 2019 Violence Against Woman H.R. 1585: Violence Against Women Reauthorization Act of 2019, Title Vi, Sec. 601 - 606, Title X, Sec. 1001, Sec. 1002, all housing related provisions. S. 2920, the Violence Against Women Act, Title VI, Sec. 603, all housing related provisions. S. 2843, the Violence Against Women Act, Title VI, Sec. 601, all housing related provisions. Domestic Violence Bonus Funding Continuum of Care Draft Legislation - Sexual Harassment in Public Housing General Rural Housing Issues Homelessness Issues  H.R. 1856/S. 2613, Ending Homelessness Act of 2019, all provisions Building Codes / Resiliency Housing Choice Voucher Programs Issues H.R. 2763, The Keeping Families Together Act of 2019, all provisions Section 8 Housing Choice Voucher Programs H.R. 3685/S. 2076, Fair Chance at Housing Act of 2019 H.R. 3902/S. 1270, Housing Accountability Act of 2019 Section 2. Standards for Physical Condition and Management of Housing Receiving Assistance Payments General HUD Related Issues H.R. 3745, HUD Inspection Oversight Act of 2019 Proposals Reviewed by the House Financial Services Committee: Draft legislation - Lead Service Line Abatement Act Draft legislation - Tenant Empowerment Act Draft legislation - Ensuring Performance-Based Contract Administrators Actually Perform Act Draft legislation - Promoting Resident Opportunities and Self-Sufficiency Act H.R. 3703 Reforming Disaster Recovery Act of 2019 Project-Based Voucher Programs Section 8 Source of Income Issues HUD Regulatory Reform Issues Miscellaneous HUD Regulatory Issues Davis Bacon Reform as related to the Department of Housing and Urban Development and the Department of Labor National Standards for Physical Inspection of Real Estate (NSPIRE) Low-Income Housing Tax Credits (LIHTC) Fair Market Rent (FMRs) & Small Area Fair Market Rents (SAFMRs) FY 2020/FY 2021 House and Senate Budget/Appropriations -Commerce, Justice, Science and Related Agencies -Transportation, Housing, and Urban Development, and Related Agencies Act -Department of Defense Appropriations  -Agriculture, Rural Housing Service (RHS) -Departments of Labor, Health and Human Services, and Education, and Related Agencies -HOME Investment Partnerships (HOME) program funding as it relates to the Low-Income Housing Tax Credit Program  -Funding for the U.S. Census Bureau- Census/American Community Survey -Community Development Block Grant Implementation of H.R. 3700 (114th Congress), Housing Opportunity Through Modernization Act H.R. 6314 -Emergency Rental Assistance Act of 2020 COVID-19 Response HR 6074 - Coronavirus Preparedness and Response Supplemental Appropriations Act, 2020 - Small Business Disaster Loans H.R. 6201 (became P.L. 116-127), Families First Coronavirus Response Act, making emergency supplemental appropriations for the fiscal year ending September 30, 2020, and for other purposes. Division C -- Emergency Family and Medical Leave Expansion Act. Division G -- Tax Credits for Paid Sick and Paid Family and Medical Leave. H.R. 748 (became P.L. 116-136), Coronavirus Aid, Relief, and Economic Security (CARES) Act: emergency rental assistance, evictions, loan forbearance, expansion of Paycheck Protection Program to enable multifamily properties to access the program on a property-by-property basis even if they have more than 500 employees, and creation of Federal Reserve credit facility for mortgage servicers. Sec. 2201: 2020 Recovery rebates for individuals; Sec. 2301: Employee retention credit for employers subject to closure due to COVID-19; Sec. 2302: Delay of payment of employer payroll taxes; Sec. 2303: Modification for net operating losses; Sec. 2304: Modification of limitation on losses for taxpayers other than corporations; and Sec. 2306: Modification of limitation on business interest. S. 3548, Coronavirus Aid, Relief, and Economic Security (CARES) Act, to provide emergency assistance and health care response for individuals, families, and businesses affected by the 2020 coronavirus pandemic, Sec. 2101: 2020 Recovery rebates for individuals; Sec. 2201: Delay of estimated tax payments for corporations; Sec. 2202: Delay of payment of employer payroll taxes; Sec. 2203: Modification for net operating losses; Sec. 2204: Modification of limitation on losses for taxpayers other than corporations; and Sec. 2206: Modification of limitation on business interest. Division B - Emergency Appropriations for Coronavirus Health Response and Agency Operations, Department of Housing and Urban Development Funding Post-enactment CARES Act issues pertaining to emergency rental assistance, evictions, loan forbearance, expansion of Paycheck Protection Program to enable multifamily properties to access the program on a property-by-property basis even if they have more than 500 employees, and creation of Federal Reserve credit facility for mortgage servicers NMHC advocated for the following tax legislative responses to the Coronavirus Phase 3 Package (P.L. 116-136): 2 percentage point payroll tax cut for employees; unemployment compensation tax exclusion; net operating loss (NOL) carryback; estimated tax payment reduction; business wage tax credit for quarantined and self-isolated employees or those taking care of dependents; clarifying that a 30-year depreciation period applies to multifamily buildings placed in service prior to 2018 for taxpayers electing out of limits on interest deductibility; suspending the filing of business tax returns and payment of all business taxes through the pandemic while allowing repayment of deferred taxes to be spread out over time; suspending business interest deduction limits for 2020; and suspending limitations on non-corporate losses for 2020. We also supported the provision of unsecured credit to businesses of all sizes to ensure they have the cash to pay their workers, rent, and other costs during this crisis. Finally, we advocated for relief for private student housing operators. NMHC supports the following tax proposals for any further Coronavirus relief package: Clarify that a 30-year depreciation period applies to multifamily buildings placed in service prior to 2018 for taxpayers electing out of limits on interest deductibility: expand the Low-Income Housing Tax Credit; enact the Middle-Income Housing Tax Credit; reduce the basis increase necessary to qualify a multifamily rehabilitation project for Opportunity Zone purposes; repeal the Foreign Investment in Real Property Tax Act; extend the IRC Section 45L New Energy Efficient Home Credit; extending and modify the IRC Section 179D Energy Efficient Commercial Buildings Deduction to facilitate investments in improving the utility performance of existing properties; and provide a rehabilitation tax credit for rehabilitating multifamily housing near transit.

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. FCC review of wiring access issues. Improving Competitive Broadband Access to Multiple Tenant Environments, GN Docket No. 17-142 Petition of the Multifamily Broadband Council, GN No. 17-91 Accelerating Broadband Deployment, GN Docket No. 17-83 FCC Notice of Proposed Rule Making: Updating the Commissions Rule for Over-the-Air Reception Devices (WT Docket No. 19-71) FCC Notice of Proposed Rule Making and Declaratory Ruling: Improving Competitive Broadband Access to Multiple Tenant Environments (GN Docket No. 17-142)

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update Legislation and Regulations related to housing affordability and rent control H.R. 2513/S.1978, Corporate Transparency Act of 2019 S. 1889, True Incorporation Transparency for Law Enforcement Act (TITLE Act), To ensure that persons who form corporations in the United States disclose the beneficial owners of those corporations, in order to prevent the formation of corporations with hidden owners, stop the misuse of United States corporations by wrongdoers, and assist law enforcement in detecting, preventing, and punishing terrorism, money laundering, tax evasion, and other criminal and civil misconduct involving United States corporations, and for other purposes, all provisions. The Improving Laundering Laws and Increasing Comprehensive Information Tracking of Criminal Activity in Shell Holdings (ILLICIT CASH) Act Federal Laws Addressing Anti-Money Laundering/Counter Financing of Terrorism Community Reinvestment Act Regulations, OCC: Docket ID# OCC-2018-0008 and FDIC: RIN 3064-AF22. Housing Trust Fund and Capital Magnet Fund FHFA Scorecard FHFA Enterprise Capital Standard

Building Codes / Resiliency Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745 subpart E) HR 4011, Opportunity Zone Lead Remediation Impact Act of 2019

National Defense Authorization Act (NDAA) for Fiscal Year 2021 (Personnel, Housing) Military Housing Privatization Initiative / Basic Allowance for Housing

H.R. 2474, to amend the National Labor Relations Act, the Labor Management Relations Act, 1947, and the Labor-Management Reporting and Disclosure Act of 1959, and for other purposes, all provisions. S. 1306, to amend the National Labor Relations Act, the Labor Management Relations Act, 1947, and the Labor-Management Reporting and Disclosure Act of 1959, and for other purposes, all provisions. Davis Bacon Reform as related to the Department of Housing and Urban Development and the Department of Labor

Rule to define scope of waters protected under the Clean Water Act (final; 2015); recertification of pre-existing rule; proposed revised definition

National Defense Authorization Act (NDAA) for Fiscal Year 2020 (Personnel, Housing) Military Housing Privatization Initiative / Basic Allowance for Housing S. 703: Ensuring Safe Housing for Our Military Act H.R. 1792: Ensuring Safe Housing for Our Military Act H.R. 1403: Base Commander Housing Oversight Act S. 1229: Military Housing Oversight and Service Member Protection Act H.R. 2384: Military Housing Oversight and Service Member Protection Act

Public policies affecting risk management for flood, terrorism, disaster, cyber, and other lines of insurance utilized by multifamily firms. National Flood Insurance Program policies, guidance, and requirements affecting existing and future multifamily and single-family properties. Reauthorization of Terrorism Risk Insurance Act Public Law No: 113-89, the Homeowner Flood Insurance Affordability Act of 2014 Public Law No. 112-141, the Biggert-Waters Flood Insurance Reform Act of 2012 Reauthorization and reform of the National Flood Insurance Program FY 2020 Budget/Appropriations for NFIP/FEMA in House and Senate OCC/FDIC, et al: Status of Loans in Areas Having Special Flood Hazards-Private Flood Insurance H.R. 3167, the National Flood Insurance Program (NFIP) Reauthorization Act of 2019 H.R. 2578/S.1693, the National Flood Insurance Program Extension Act of 2019 S.2187/H.R. 2872, National Flood Insurance Program Reauthorization and Reform Act of 2019 H.R. 4634/S.2877, the Terrorism Risk Insurance Program Reauthorization Act of 2019 H.R. 1865 - Further Consolidated Appropriations Act, 2020

Housing Affordability Issues Balanced Housing Policy Issues Proposals to expand the availability of affordable and workforce housing Rent Control S. 3030, Eviction Crisis Act of 2019 S. 2486, Prevent Evictions Act of 2019 FR-6187-N-01 White House Council on Eliminating Regulatory Burdens to Affordable Housing; Request for Information; Department of Housing and Urban Development Docket ID HUD-2019-0092 (Federal Register Number 2019-25388). Housing, Affordability and Infrastructure Issues Infrastructure: Promoted policy that reinvests in the nations infrastructure and drives new investment in housing by reducing barriers to development and the cost of regulations. H.R. 4351 / S. 1919, Yes in My Backyard (YIMBY) Act H.R. 4307, Build More Housing Near Transit Act Community Development Block Grants (CDBG) HOME Draft legislation for S. 3347 (115th Congress), Housing, Opportunity, Mobility, and Equity Act of 2018 S. 787/ H.R. 1737, American Housing and Economic Mobility Act of 2019 H.R. 5187, Housing is Infrastructure Act of 2019, to facilitate the development of affordable housing, and for other purposes, all provisions. Housing Finance Reform Coalition letter to FHFA Acting Director Otting asking that FHFA continue making allocations to the Capital Magnet Fund and the National Housing Trust Fund in FY2019 and going forward. GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment General Housing Finance Reform and the Multifamily Industry Fair Housing Fair Housing Act and related HUD Rulemaking and Guidance - Disparate Impact, Accessibility, Affirmatively Furthering Fair Housing, Emotional Support Animals H.R. 5 and S 788, Equality Act, to prohibit discrimination on the basis of sex, gender identity, and sexual orientation, in areas including public accommodations and facilities, education, federal funding, employment, housing, credit, and the jury system Draft legislation for S. 3612 (115th Congress), Fair Housing Improvement Act of 2018 H.R. 232, Landlord Accountability Act of 2019 Violence Against Woman H.R. 1585: Violence Against Women Reauthorization Act of 2019, Title Vi, Sec. 601 - 606, Title X, Sec. 1001, Sec. 1002, all housing related provisions. S. 2920, the Violence Against Women Act, Title VI, Sec. 603, all housing related provisions. S. 2843, the Violence Against Women Act, Title VI, Sec. 601, all housing related provisions. General Rural Housing Issues Homelessness Issues  H.R. 1856/S. 2613, Ending Homelessness Act of 2019, all provisions Building Codes / Resiliency Housing Choice Voucher Programs Issues H.R. 2763, The Keeping Families Together Act of 2019, all provisions Section 8 Housing Choice Voucher Programs H.R. 368/S. 2076, Fair Chance at Housing Act of 2019 General HUD Related Issues H.R. 3745, HUD Inspection Oversight Act of 2019 Proposals Reviewed by the House Financial Services Committee: Draft legislation - Lead Service Line Abatement Act Draft legislation - Tenant Empowerment Act Draft legislation - Ensuring Performance-Based Contract Administrators Actually Perform Act Draft legislation - Promoting Resident Opportunities and Self-Sufficiency Act H.R. 3703 Reforming Disaster Recovery Act of 2019 Project-Based Voucher Programs Section 8 Source of Income Issues HUD Regulatory Reform Issues Miscellaneous HUD Regulatory Issues Davis Bacon Reform as related to the Department of Housing and Urban Development and the Department of Labor National Standards for Physical Inspection of Real Estate (NSPIRE) Low-Income Housing Tax Credits (LIHTC) Fair Market Rent (FMRs) & Small Area Fair Market Rents (SAFMRs) FY 2019 FY 2020 House and Senate Budget/Appropriations -Commerce, Justice, Science and Related Agencies -Transportation, Housing, and Urban Development, and Related Agencies Act -Department of Defense Appropriations  -Agriculture, Rural Housing Service (RHS) -Departments of Labor, Health and Human Services, and Education, and Related Agencies -HOME Investment Partnerships (HOME) program funding as it relates to the Low-Income Housing Tax Credit Program  -Funding for the U.S. Census Bureau- Census/American Community Survey -Community Development Block Grant Implementation of H.R. 3700 (114th Congress), Housing Opportunity Through Modernization Act

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update Legislation and Regulations related to housing affordability and rent control H.R. 2513/S.1978, Corporate Transparency Act of 2019 S. 1889, True Incorporation Transparency for Law Enforcement Act (TITLE Act), To ensure that persons who form corporations in the United States disclose the beneficial owners of those corporations, in order to prevent the formation of corporations with hidden owners, stop the misuse of United States corporations by wrongdoers, and assist law enforcement in detecting, preventing, and punishing terrorism, money laundering, tax evasion, and other criminal and civil misconduct involving United States corporations, and for other purposes, all provisions. The Improving Laundering Laws and Increasing Comprehensive Information Tracking of Criminal Activity in Shell Holdings (ILLICIT CASH) Act Federal Laws Addressing Anti-Money Laundering/Counter Financing of Terrorism Community Reinvestment Act Housing Trust Fund and Capital Magnet Fund FHFA Scorecard FHFA Enterprise Capital Standard

Building Codes / Resiliency Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745 subpart E)

Building Codes: Building Energy Performance and Efficiency / Resiliency Residential non-weatherized gas furnace rule (10 CFR 430) Fiscal year 2020 appropriations for the Department of Energy EPA Energy Star Program H.R. 2741: Leading Infrastructure for Tomorrow's America Act S.2137, the Energy Savings and Industrial Competitiveness Act H.R. 3586, the Energy Savings and Building Efficiency Act

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. Federal policies surrounding music copyright law and licensing. FCC review of wiring access issues. Improving Competitive Broadband Access to Multiple Tenant Environments, GN Docket No. 17-142 Petition of the Multifamily Broadband Council, GN No. 17-91 Accelerating Broadband Deployment, GN Docket No. 17-83 FCC Notice of Proposed Rule Making: Updating the Commissions Rule for Over-the-Air Reception Devices (WT Docket No. 19-71) FCC Notice of Proposed Rule Making and Declaratory Ruling: Improving Competitive Broadband Access to Multiple Tenant Environments (GN Docket No. 17-142)

H.R. 2474, to amend the National Labor Relations Act, the Labor Management Relations Act, 1947, and the Labor-Management Reporting and Disclosure Act of 1959, and for other purposes, all provisions. S. 1306, to amend the National Labor Relations Act, the Labor Management Relations Act, 1947, and the Labor-Management Reporting and Disclosure Act of 1959, and for other purposes, all provisions. Davis Bacon Reform as related to the Department of Housing and Urban Development and the Department of Labor

H.R. 2474, to amend the National Labor Relations Act, the Labor Management Relations Act, 1947, and the Labor-Management Reporting and Disclosure Act of 1959, and for other purposes, all provisions. S. 1306, to amend the National Labor Relations Act, the Labor Management Relations Act, 1947, and the Labor-Management Reporting and Disclosure Act of 1959, and for other purposes, all provisions. Davis Bacon Reform as related to the Department of Housing and Urban Development and the Department of Labor

Housing Affordability Issues Balanced Housing Policy Issues Proposals to expand the availability of affordable and workforce housing Rent Control S. 3030, Eviction Crisis Act of 2019 S. 2486, Prevent Evictions Act of 2019 FR-6187-N-01 White House Council on Eliminating Regulatory Burdens to Affordable Housing; Request for Information; Department of Housing and Urban Development Docket ID HUD-2019-0092 (Federal Register Number 2019-25388). Housing, Affordability and Infrastructure Issues Infrastructure: Promoted policy that reinvests in the nations infrastructure and drives new investment in housing by reducing barriers to development and the cost of regulations. H.R. 4351 / S. 1919, Yes in My Backyard (YIMBY) Act H.R. 4307, Build More Housing Near Transit Act Community Development Block Grants (CDBG) HOME Draft legislation for S. 3347 (115th Congress), Housing, Opportunity, Mobility, and Equity Act of 2018 S. 787/ H.R. 1737, American Housing and Economic Mobility Act of 2019 H.R. 5187, Housing is Infrastructure Act of 2019, to facilitate the development of affordable housing, and for other purposes, all provisions. Housing Finance Reform Coalition letter to FHFA Acting Director Otting asking that FHFA continue making allocations to the Capital Magnet Fund and the National Housing Trust Fund in FY2019 and going forward. GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment General Housing Finance Reform and the Multifamily Industry Fair Housing Fair Housing Act and related HUD Rulemaking and Guidance - Disparate Impact, Accessibility, Affirmatively Furthering Fair Housing, Emotional Support Animals H.R. 5 and S 788, Equality Act, to prohibit discrimination on the basis of sex, gender identity, and sexual orientation, in areas including public accommodations and facilities, education, federal funding, employment, housing, credit, and the jury system Draft legislation for S. 3612 (115th Congress), Fair Housing Improvement Act of 2018 H.R. 232, Landlord Accountability Act of 2019 Violence Against Woman H.R. 1585: Violence Against Women Reauthorization Act of 2019, Title Vi, Sec. 601 - 606, Title X, Sec. 1001, Sec. 1002, all housing related provisions. S. 2920, the Violence Against Women Act, Title VI, Sec. 603, all housing related provisions. S. 2843, the Violence Against Women Act, Title VI, Sec. 601, all housing related provisions. General Rural Housing Issues Homelessness Issues  H.R. 1856/S. 2613, Ending Homelessness Act of 2019, all provisions Building Codes / Resiliency Housing Choice Voucher Programs Issues H.R. 2763, The Keeping Families Together Act of 2019, all provisions Section 8 Housing Choice Voucher Programs H.R. 368/S. 2076, Fair Chance at Housing Act of 2019 General HUD Related Issues H.R. 3745, HUD Inspection Oversight Act of 2019 Proposals Reviewed by the House Financial Services Committee: Draft legislation - Lead Service Line Abatement Act Draft legislation - Tenant Empowerment Act Draft legislation - Ensuring Performance-Based Contract Administrators Actually Perform Act Draft legislation - Promoting Resident Opportunities and Self-Sufficiency Act H.R. 3703 Reforming Disaster Recovery Act of 2019 Project-Based Voucher Programs Section 8 Source of Income Issues HUD Regulatory Reform Issues Miscellaneous HUD Regulatory Issues Davis Bacon Reform as related to the Department of Housing and Urban Development and the Department of Labor National Standards for Physical Inspection of Real Estate (NSPIRE) Low-Income Housing Tax Credits (LIHTC) Fair Market Rent (FMRs) & Small Area Fair Market Rents (SAFMRs) FY 2019 FY 2020 House and Senate Budget/Appropriations -Commerce, Justice, Science and Related Agencies -Transportation, Housing, and Urban Development, and Related Agencies Act -Department of Defense Appropriations  -Agriculture, Rural Housing Service (RHS) -Departments of Labor, Health and Human Services, and Education, and Related Agencies -HOME Investment Partnerships (HOME) program funding as it relates to the Low-Income Housing Tax Credit Program  -Funding for the U.S. Census Bureau- Census/American Community Survey -Community Development Block Grant Implementation of H.R. 3700 (114th Congress), Housing Opportunity Through Modernization Act

National Defense Authorization Act (NDAA) for Fiscal Year 2020 (Personnel, Housing) Military Housing Privatization Initiative / Basic Allowance for Housing S. 703: Ensuring Safe Housing for Our Military Act H.R. 1792: Ensuring Safe Housing for Our Military Act H.R. 1403: Base Commander Housing Oversight Act S. 1229: Military Housing Oversight and Service Member Protection Act H.R. 2384: Military Housing Oversight and Service Member Protection Act

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. Federal policies surrounding music copyright law and licensing. FCC review of wiring access issues. Improving Competitive Broadband Access to Multiple Tenant Environments, GN Docket No. 17-142 Petition of the Multifamily Broadband Council, GN No. 17-91 Accelerating Broadband Deployment, GN Docket No. 17-83 FCC Notice of Proposed Rule Making: Updating the Commissions Rule for Over-the-Air Reception Devices (WT Docket No. 19-71) FCC Notice of Proposed Rule Making and Declaratory Ruling: Improving Competitive Broadband Access to Multiple Tenant Environments (GN Docket No. 17-142)

Building Codes: Building Energy Performance and Efficiency / Resiliency Residential non-weatherized gas furnace rule (10 CFR 430) Fiscal year 2020 appropriations for the Department of Energy EPA Energy Star Program H.R. 2741: Leading Infrastructure for Tomorrow's America Act S.2137, the Energy Savings and Industrial Competitiveness Act H.R. 3586, the Energy Savings and Building Efficiency Act

Depreciation Rules Requested Congress pass legislation to clarify that firms electing out of limits on business interest deductibility may depreciate multifamily buildings placed in service prior to 2018 over 30 years. H.R. 5313, Multifamily Depreciation Parity Act of 2019, to amend the Internal Revenue Code of 1986 to allow for certain residential rental property to be depreciated over a 30-year period, all provisions. S. 2984, Multifamily Depreciation Parity Act of 2019, to amend the Internal Revenue Code of 1986 to allow for certain residential rental property to be depreciated over a 30-year period, all provisions. Business Interest Deductibility Department of Treasury and Internal Revenue Service, 26 CFR Part 1, REG-106089-18, RIN 1545-BO73, Limitation on Deduction for Business Interest Expense, issues pertaining to: (1) the interaction between the small business exception and the real estate trade or business election (as well as resulting impacts on the depreciation of multifamily buildings); and (2) the application of the REIT safe harbor to certain controlled partnerships. Opportunity Zones Department of the Treasury and Internal Revenue Service, 26 CFR Part 1, REG-120186-18, RIN 1545-BP04, Investing in Qualified Opportunity Funds. Note: This proposed rule, as well as proposed rule: Department of Treasury and Internal Revenue Service, 26 CFR Part 1, REG-115420-18, RIN 1545-BP03, Investing in Qualified Opportunity Funds, became a final regulation on December 19, 2019: Department of the Treasury and Internal Revenue Service, 26 CFR Part 1, TD 9889, RIN 1545-BP04, Investing in Qualified Opportunity Funds. Opportunity Zones: No bill introduced but support legislative change to reduce the basis increase necessary to qualify a multifamily rehabilitation project for Opportunity Zone substantial improvement purposes. H.R. 2593, to require the Secretary of the Treasury to collect data and issue a report on the opportunity zone tax incentives enacted by the 2017 tax reform legislation, and for other purposes, all provisions. H.R. 4011, to amend the Internal Revenue Code of 1986 to require lead remediation for qualified opportunity zone property originally constructed before January 1, 1978. H.R. 5011, Opportunity Zone Accountability and Transparency Act, to amend the Internal Revenue Code of 1986 to require reporting by qualified opportunity funds, all provisions. S. 1344, to require the Secretary of the Treasury to collect data and issue a report on the opportunity zone tax incentives enacted by the 2017 tax reform legislation, and for other purposes, all provisions. S. 2787, Opportunity Zone Reporting and Reform Act, to amend the Internal Revenue Code of 1986 to require reporting for qualified opportunity funds, to make modifications to opportunity zones, and for other purposes, all provisions. S. 2994, Improving and Reinstating the Monitoring, Prevention, Accountability, Certification, and Transparency Provisions of Opportunity Zones or the IMPACT Act, to amend the Internal Revenue Code of 1986 to require information reporting with respect to the qualified opportunity zone tax incentives enacted by the 2017 tax reform legislation, to require public reports related to such tax incentives, and for other purposes, all provisions. Low-Income Housing Tax Credit, Middle-Income Housing Tax Credit, and Incentives for Housing Affordability and Infrastructure Development H.R. 3077, Affordable Housing Credit Improvement Act of 2019, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. S. 1703, Affordable Housing Credit Improvement Act of 2019, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. S. 3365 (115th Congress), Middle-Income Housing Tax Credit Act of 2018, to provide a credit for middle-income housing, and for other purposes, all provisions. Requested that any infrastructure bill include tax incentives to: expand the Low-Income Housing Tax Credit; enact the Middle-Income Housing Tax Credit; reduce the basis increase necessary to qualify a multifamily rehabilitation project for Opportunity Zone purposes; repeal the Foreign Investment in Real Property Tax Act; extend the IRC Section 45L New Energy Efficient Home Credit; and extend and modify the IRC Section 179D Energy Efficient Commercial Buildings Deduction to facilitate investments in improving the utility performance of existing properties. Legislative proposal, to amend the Internal Revenue Code of 1986 to permit certain contributions by governmental entities to be treated as contributions of capital and to exclude from gross income contributions of capital of a partnership. Energy H.R. 1865, Further Consolidated Appropriations Act, 2020 (became Public Law 116-94), Division Q -- Revenue Provisions, Taxpayer Certainty and Disaster Relief Act of 2019, Section 129: Energy efficient homes credit and Section 131: Energy efficient commercial buildings deduction. H.R. 4506, Home Energy Savings Act, to amend the Internal Revenue Code of 1986 to extend and update the credit for nonbusiness energy property, all provisions. H.R. 4646, New Home Energy Efficiency Act, to amend the Internal Revenue Code of 1986 to extend and update the new energy efficient home credit, all provisions. S. 2588, Home Energy Savings Act, to amend the Internal Revenue Code of 1986 to extend and update the credit for nonbusiness energy property, all provisions. S. 2595, New Home Energy Efficiency Act, to amend the Internal Revenue Code of 1986 to extend and update the new energy efficient home credit, all provisions. Draft legislation, Growing Renewable Energy and Efficiency Now Act of 2019, or the GREEN Act of 2019, to amend the Internal Revenue Code to promote green energy, Section 303: Energy efficient commercial buildings deduction and Section 304: Extension, increase, and modifications of new energy efficient home credit. Draft legislation, Energy Efficient Qualified Improvement Property Act of 2019, or the E-QuIP Act, to amend the Internal Revenue Code to allow 10-year straight line depreciation for energy efficient qualified improvement property, and for other purposes, all provisions. Estate Tax Support making permanent the Estate Tax rules enacted as part of the Tax Cuts and Jobs Act of 2017. Tax Administration Letter to Treasury Department and IRS requesting a delay of the implementation of the 2019 Draft Form 1065 and Schedule K-1 by at least one year (until 2020) to allow for a full public review and comment process. Carried Interest H.R. 1735, Carried Interest Fairness Act of 2019, to amend the Internal Revenue Code of 1986 to provide for the proper tax treatment of personal service income earned in pass-through entities, all provisions. S. 781, Carried Interest Fairness Act of 2019, to amend the Internal Revenue Code of 1986 to provide for the proper tax treatment of personal service income earned in pass-through entities, all provisions. S. 1639, Ending the Carried Interest Loophole Act, to amend the Internal Revenue Code of 1986 to revise the treatment of partnership interests received in connection with the performance of services, and for other purposes, all provisions. Foreign Investment in Real Property Tax Act (FIRPTA) H.R. 2210, Invest in America Act, to amend the Internal Revenue Code of 1986 to repeal certain provisions applicable to foreign investment in United States real property, all provisions.

Rule to define scope of waters protected under the Clean Water Act (final; 2015); recertification of pre-existing rule; proposed revised definition

Public policies affecting risk management for flood, terrorism, disaster, cyber, and other lines of insurance utilized by multifamily firms. National Flood Insurance Program policies, guidance, and requirements affecting existing and future multifamily and single-family properties. Reauthorization of Terrorism Risk Insurance Act Public Law No: 113-89, the Homeowner Flood Insurance Affordability Act of 2014 Public Law No. 112-141, the Biggert-Waters Flood Insurance Reform Act of 2012 Reauthorization and reform of the National Flood Insurance Program FY 2020 Budget/Appropriations for NFIP/FEMA in House and Senate OCC/FDIC, et al: Status of Loans in Areas Having Special Flood Hazards-Private Flood Insurance H.R. 3167, the National Flood Insurance Program (NFIP) Reauthorization Act of 2019 H.R. 2578/S.1693, the National Flood Insurance Program Extension Act of 2019 S.2187/H.R. 2872, National Flood Insurance Program Reauthorization and Reform Act of 2019 H.R. 4634/S.2877, the Terrorism Risk Insurance Program Reauthorization Act of 2019 H.R. 1865 - Further Consolidated Appropriations Act, 2020

Rule to define scope of waters protected under the Clean Water Act (final; 2015); recertification of pre-existing rule; proposed revised definition

Building Codes: Building Energy Performance and Efficiency / Resiliency Residential non-weatherized gas furnace rule (10 CFR 430) Fiscal year 2020 appropriations for the Department of Energy EPA Energy Star Program H.R. 2741: Leading Infrastructure for Tomorrow's America Act S.2137, the Energy Savings and Industrial Competitiveness Act H.R. 3586, the Energy Savings and Building Efficiency Act

H.R. 2474, to amend the National Labor Relations Act, the Labor Management Relations Act, 1947, and the Labor-Management Reporting and Disclosure Act of 1959, and for other purposes, all provisions. S. 1306, to amend the National Labor Relations Act, the Labor Management Relations Act, 1947, and the Labor-Management Reporting and Disclosure Act of 1959, and for other purposes, all provisions. Davis Bacon Reform as related to the Department of Housing and Urban Development on the Department of Labor

National Defense Authorization Act (NDAA) for Fiscal Year 2020 (Personnel, Housing) Military Housing Privatization Initiative / Basic Allowance for Housing S. 703: Ensuring Safe Housing for Our Military Act H.R. 1792: Ensuring Safe Housing for Our Military Act H.R. 1403: Base Commander Housing Oversight Act S. 1229: Military Housing Oversight and Service Member Protection Act H.R. 2384: Military Housing Oversight and Service Member Protection Act

Building Codes / Resiliency Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745 subpart E)

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. Federal policies surrounding music copyright law and licensing. FCC review of wiring access issues. Improving Competitive Broadband Access to Multiple Tenant Environments, GN Docket No. 17-142 Petition of the Multifamily Broadband Council, GN No. 17-91 Accelerating Broadband Deployment, GN Docket No. 17-83 FCC Notice of Proposed Rule Making: Updating the Commissions Rule for Over-the-Air Reception Devices (WT Docket No. 19-71) FCC Notice of Proposed Rule Making and Declaratory Ruling: Improving Competitive Broadband Access to Multiple Tenant Environments (GN Docket No. 17-142)

Depreciation Rules Requested Congress pass legislation or, alternatively, that the Treasury Department revisit Rev. Proc. 2019-08 and clarify through the regulatory process that firms electing out of limits on business interest deductibility may depreciate multifamily buildings placed in service prior to 2018 over 30 years. Business Interest Deductibility Department of Treasury and Internal Revenue Service, 26 CFR Part 1, REG-106089-18, RIN 1545-BO73, Limitation on Deduction for Business Interest Expense, issues pertaining to: (1) the interaction between the small business exception and the real estate trade or business election (as well as resulting impacts on the depreciation of multifamily buildings); and (2) the application of the REIT safe harbor to certain controlled partnerships. Opportunity Zones Department of the Treasury and Internal Revenue Service, 26 CFR Part 1, REG-120186-18, RIN 1545-BP04, Investing in Qualified Opportunity Funds. Opportunity Zones: No bill introduced but support legislative change to reduce the basis increase necessary to qualify a multifamily rehabilitation project for Opportunity Zone substantial improvement purposes. S. 1344, to require the Secretary of the Treasury to collect data and issue a report on the opportunity zone tax incentives enacted by the 2017 tax reform legislation, and for other purposes, all provisions. H.R. 2593, to require the Secretary of the Treasury to collect data and issue a report on the opportunity zone tax incentives enacted by the 2017 tax reform legislation, and for other purposes, all provisions. H.R. 4011, to amend the Internal Revenue Code of 1986 to require lead remediation for qualified opportunity zone property originally constructed before January 1, 1978. Low-Income Housing Tax Credit, Middle-Income Housing Tax Credit, and Incentives for Housing Affordability and Infrastructure Development H.R. 3077, Affordable Housing Credit Improvement Act of 2019, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. S. 1703, Affordable Housing Credit Improvement Act of 2019, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. H.R. 3479, Save Affordable Housing Act of 2019, to amend the Internal Revenue Code of 1986 to repeal the qualified contract exception to the extended low-income housing commitment rules for purposes of the low-income housing credit, and for other purposes, all provisions. S. 1956, Save Affordable Housing Act of 2019, to amend the Internal Revenue Code of 1986 to repeal the qualified contract exception to the extended low-income housing commitment rules for purposes of the low-income housing credit, and for other purposes, all provisions. S. 3365 (115th Congress), Middle-Income Housing Tax Credit Act of 2018, to provide a credit for middle-income housing, and for other purposes, all provisions. Legislative proposal, Renters Tax Credit Act of 2019, to amend the Internal Revenue Code of 1986 to provide a tax credit to taxpayers who provide reductions in rent to their tenants under State rental reduction programs, and for other purposes, all provisions. Requested that any infrastructure bill include tax incentives to: expand the Low-Income Housing Tax Credit; enact the Middle-Income Housing Tax Credit; reduce the basis increase necessary to qualify a multifamily rehabilitation project for Opportunity Zone purposes; repeal the Foreign Investment in Real Property Tax Act; extend the IRC Section 45L New Energy Efficient Home Credit; and extend and modify the IRC Section 179D Energy Efficient Commercial Buildings Deduction to facilitate investments in improving the utility performance of existing properties. Legislative proposal, to amend the Internal Revenue Code of 1986 to permit certain contributions by governmental entities to be treated as contributions of capital and to exclude from gross income contributions of capital of a partnership. Legislative proposal to spur housing development and infrastructure through: (1) tax-exempt bond financing in designated areas; and (2) increased community development block grant funding provided to States, local governments, and Indian tribes based on the extent to which those entities streamline development requirements for affordable housing, eliminate or reduce impact fees, and provide assurances they will supplement costs. Energy Support extending Energy efficient homes credit (IRC 45L) and Energy efficient commercial buildings deduction (IRC 179D). Also support modifying 179D to incentivize retrofits and allow REITs to benefit. H.R. 3301, The Taxpayer Certainty and Disaster Relief Act of 2019, to amend the Internal Revenue Code of 1986 to extend certain expiring provisions, to provide disaster relief, and for other purposes. Section 129: Energy efficient homes credit. Section 131: Energy efficient commercial buildings deduction. Section 201: Reduction of unified credit against estate tax. H.R. 4506, Home Energy Savings Act, to amend the Internal Revenue Code of 1986 to extend and update the credit for nonbusiness energy property, all provisions. S. 1288, Clean Energy for America Act, Title III -- Energy Efficiency Incentives: Section 301: Credit for new energy efficient residential buildings, Section 304: Deduction for new energy efficient commercial buildings, Section 305: Energy efficiency deduction for existing commercial buildings, and Section 306: Temporary extension of existing energy efficiency incentives. S. 2588, Home Energy Savings Act, to amend the Internal Revenue Code of 1986 to extend and update the credit for nonbusiness energy property, all provisions. Legislative tax proposal (Energy Efficient Qualified Improvement Property (E-QUIP)) to establish a 10-year depreciation period for high-performance energy-efficient qualified improvement property (i.e., heating, cooling, ventilation and hot water; lighting; and envelope) installed in a covered building, including a multifamily building. Legislative proposal, New Home Energy Efficiency Act, to amend the Internal Revenue Code of 1986 to extend and update the new energy efficient home credit, all provisions. Carried Interest H.R. 1735, Carried Interest Fairness Act of 2019, to amend the Internal Revenue Code of 1986 to provide for the proper tax treatment of personal service income earned in pass-through entities, all provisions. H.R. 3848, Stop Wall Street Looting Act, to require the Securities and Exchange Commission to issue rules requiring private funds to publicly disclose certain information, and for other purposes: Title II -- Anti-Looting, Section 204, Limitation on deduction for business interest of certain businesses owned by private funds. Title IV -- Closing the Carried Interest Loophole, all provisions. S. 781, Carried Interest Fairness Act of 2019, to amend the Internal Revenue Code of 1986 to provide for the proper tax treatment of personal service income earned in pass-through entities, all provisions. S. 1639, Ending the Carried Interest Loophole Act, to amend the Internal Revenue Code of 1986 to revise the treatment of partnership interests received in connection with the performance of services, and for other purposes, all provisions. S. 2155, Stop Wall Street Looting Act, to require the Securities and Exchange Commission to issue rules requiring private funds to publicly disclose certain information, and for other purposes: Title II -- Anti-Looting, Section 204, Limitation on deduction for business interest of certain businesses owned by private funds. Title IV -- Closing the Carried Interest Loophole, all provisions. Foreign Investment in Real Property Tax Act (FIRPTA) H.R. 2210, Invest in America Act, to amend the Internal Revenue Code of 1986 to repeal certain provisions applicable to foreign investment in United States real property, all provisions. Taxation of Capital Gains Monitored and analyzed proposal for Treasury Department to issue regulation that would index capital gains to inflation. Proposal by Senate Finance Committee Ranking Member Ron Wyden, Treat Wealth Like Wages, A plan to fix our broken tax code, ensure the wealthy pay their fair share, and protect Social Security.

Public policies affecting risk management for flood, terrorism, disaster, cyber, and other lines of insurance utilized by multifamily firms. National Flood Insurance Program policies, guidance, and requirements affecting existing and future multifamily and single-family properties. Public Law No: 113-89, the Homeowner Flood Insurance Affordability Act of 2014 Public Law No. 112-141, the Biggert-Waters Flood Insurance Reform Act of 2012 Reauthorization and reform of the National Flood Insurance Program FY 2019 & 2020 Budget/Appropriations for NFIP/FEMA in House and Senate OCC/FDIC, et al: Status of Loans in Areas Having Special Flood Hazards-Private Flood Insurance H.R. 3167, the National Flood Insurance Program (NFIP) Reauthorization Act of 2019 H.R. 2578/S.1693, the National Flood Insurance Program Extension Act of 2019 S.2187/H.R. 2872, National Flood Insurance Program Reauthorization and Reform Act of 2019 Reauthorization of Terrorism Risk Insurance Act

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update H.R. 2513/S.1978, Corporate Transparency Act of 2019 S. 1889, True Incorporation Transparency for Law Enforcement Act (TITLE Act), To ensure that persons who form corporations in the United States disclose the beneficial owners of those corporations, in order to prevent the formation of corporations with hidden owners, stop the misuse of United States corporations by wrongdoers, and assist law enforcement in detecting, preventing, and punishing terrorism, money laundering, tax evasion, and other criminal and civil misconduct involving United States corporations, and for other purposes, all provisions. The Improving Laundering Laws and Increasing Comprehensive Information Tracking of Criminal Activity in Shell Holdings (ILLICIT CASH) Act Federal Laws Addressing Anti-Money Laundering/Counter Financing of Terrorism Community Reinvestment Act Housing Trust Fund and Capital Magnet Fund FHFA Scorecard FHFA Enterprise Capital Standard

National Defense Authorization Act (NDAA) for Fiscal Year 2020 (Personnel, Housing) Military Housing Privatization Initiative / Basic Allowance for Housing S. 703: Ensuring Safe Housing for Our Military Act H.R. 1792: Ensuring Safe Housing for Our Military Act H.R. 1403: Base Commander Housing Oversight Act S. 1229: Military Housing Oversight and Service Member Protection Act H.R. 2384: Military Housing Oversight and Service Member Protection Act

Building Codes: Building Energy Performance and Efficiency / Resiliency Residential non-weatherized gas furnace rule (10 CFR 430) Fiscal year 2020 appropriations for the Department of Energy EPA Energy Star Program H.R. 2741: Leading Infrastructure for Tomorrow's America Act S.2137, the Energy Savings and Industrial Competitiveness Act H.R. 3586, the Energy Savings and Building Efficiency Act

H.R. 2474, to amend the National Labor Relations Act, the Labor Management Relations Act, 1947, and the Labor-Management Reporting and Disclosure Act of 1959, and for other purposes, all provisions. S. 1306, to amend the National Labor Relations Act, the Labor Management Relations Act, 1947, and the Labor-Management Reporting and Disclosure Act of 1959, and for other purposes, all provisions. Davis Bacon Reform as related to the Department of Housing and Urban Development on the Department of Labor

Building Codes / Resiliency Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745 subpart E)

Rule to define scope of waters protected under the Clean Water Act (final; 2015); recertification of pre-existing rule; proposed revised definition

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update H.R. 2513/S.1978, Corporate Transparency Act of 2019 S. 1889, True Incorporation Transparency for Law Enforcement Act (TITLE Act), To ensure that persons who form corporations in the United States disclose the beneficial owners of those corporations, in order to prevent the formation of corporations with hidden owners, stop the misuse of United States corporations by wrongdoers, and assist law enforcement in detecting, preventing, and punishing terrorism, money laundering, tax evasion, and other criminal and civil misconduct involving United States corporations, and for other purposes, all provisions. The Improving Laundering Laws and Increasing Comprehensive Information Tracking of Criminal Activity in Shell Holdings (ILLICIT CASH) Act Federal Laws Addressing Anti-Money Laundering/Counter Financing of Terrorism Community Reinvestment Act Housing Trust Fund and Capital Magnet Fund FHFA Scorecard FHFA Enterprise Capital Standard

Depreciation Rules Requested Congress pass legislation or, alternatively, that the Treasury Department revisit Rev. Proc. 2019-08 and clarify through the regulatory process that firms electing out of limits on business interest deductibility may depreciate multifamily buildings placed in service prior to 2018 over 30 years. Business Interest Deductibility Department of Treasury and Internal Revenue Service, 26 CFR Part 1, REG-106089-18, RIN 1545-BO73, Limitation on Deduction for Business Interest Expense, issues pertaining to: (1) the interaction between the small business exception and the real estate trade or business election (as well as resulting impacts on the depreciation of multifamily buildings); and (2) the application of the REIT safe harbor to certain controlled partnerships. Opportunity Zones Department of the Treasury and Internal Revenue Service, 26 CFR Part 1, REG-120186-18, RIN 1545-BP04, Investing in Qualified Opportunity Funds. Opportunity Zones: No bill introduced but support legislative change to reduce the basis increase necessary to qualify a multifamily rehabilitation project for Opportunity Zone substantial improvement purposes. S. 1344, to require the Secretary of the Treasury to collect data and issue a report on the opportunity zone tax incentives enacted by the 2017 tax reform legislation, and for other purposes, all provisions. H.R. 2593, to require the Secretary of the Treasury to collect data and issue a report on the opportunity zone tax incentives enacted by the 2017 tax reform legislation, and for other purposes, all provisions. H.R. 4011, to amend the Internal Revenue Code of 1986 to require lead remediation for qualified opportunity zone property originally constructed before January 1, 1978. Low-Income Housing Tax Credit, Middle-Income Housing Tax Credit, and Incentives for Housing Affordability and Infrastructure Development H.R. 3077, Affordable Housing Credit Improvement Act of 2019, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. S. 1703, Affordable Housing Credit Improvement Act of 2019, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. H.R. 3479, Save Affordable Housing Act of 2019, to amend the Internal Revenue Code of 1986 to repeal the qualified contract exception to the extended low-income housing commitment rules for purposes of the low-income housing credit, and for other purposes, all provisions. S. 1956, Save Affordable Housing Act of 2019, to amend the Internal Revenue Code of 1986 to repeal the qualified contract exception to the extended low-income housing commitment rules for purposes of the low-income housing credit, and for other purposes, all provisions. S. 3365 (115th Congress), Middle-Income Housing Tax Credit Act of 2018, to provide a credit for middle-income housing, and for other purposes, all provisions. Legislative proposal, Renters Tax Credit Act of 2019, to amend the Internal Revenue Code of 1986 to provide a tax credit to taxpayers who provide reductions in rent to their tenants under State rental reduction programs, and for other purposes, all provisions. Requested that any infrastructure bill include tax incentives to: expand the Low-Income Housing Tax Credit; enact the Middle-Income Housing Tax Credit; reduce the basis increase necessary to qualify a multifamily rehabilitation project for Opportunity Zone purposes; repeal the Foreign Investment in Real Property Tax Act; extend the IRC Section 45L New Energy Efficient Home Credit; and extend and modify the IRC Section 179D Energy Efficient Commercial Buildings Deduction to facilitate investments in improving the utility performance of existing properties. Legislative proposal, to amend the Internal Revenue Code of 1986 to permit certain contributions by governmental entities to be treated as contributions of capital and to exclude from gross income contributions of capital of a partnership. Legislative proposal to spur housing development and infrastructure through: (1) tax-exempt bond financing in designated areas; and (2) increased community development block grant funding provided to States, local governments, and Indian tribes based on the extent to which those entities streamline development requirements for affordable housing, eliminate or reduce impact fees, and provide assurances they will supplement costs. Energy Support extending Energy efficient homes credit (IRC 45L) and Energy efficient commercial buildings deduction (IRC 179D). Also support modifying 179D to incentivize retrofits and allow REITs to benefit. H.R. 3301, The Taxpayer Certainty and Disaster Relief Act of 2019, to amend the Internal Revenue Code of 1986 to extend certain expiring provisions, to provide disaster relief, and for other purposes. Section 129: Energy efficient homes credit. Section 131: Energy efficient commercial buildings deduction. Section 201: Reduction of unified credit against estate tax. H.R. 4506, Home Energy Savings Act, to amend the Internal Revenue Code of 1986 to extend and update the credit for nonbusiness energy property, all provisions. S. 1288, Clean Energy for America Act, Title III -- Energy Efficiency Incentives: Section 301: Credit for new energy efficient residential buildings, Section 304: Deduction for new energy efficient commercial buildings, Section 305: Energy efficiency deduction for existing commercial buildings, and Section 306: Temporary extension of existing energy efficiency incentives. S. 2588, Home Energy Savings Act, to amend the Internal Revenue Code of 1986 to extend and update the credit for nonbusiness energy property, all provisions. Legislative tax proposal (Energy Efficient Qualified Improvement Property (E-QUIP)) to establish a 10-year depreciation period for high-performance energy-efficient qualified improvement property (i.e., heating, cooling, ventilation and hot water; lighting; and envelope) installed in a covered building, including a multifamily building. Legislative proposal, New Home Energy Efficiency Act, to amend the Internal Revenue Code of 1986 to extend and update the new energy efficient home credit, all provisions. Carried Interest H.R. 1735, Carried Interest Fairness Act of 2019, to amend the Internal Revenue Code of 1986 to provide for the proper tax treatment of personal service income earned in pass-through entities, all provisions. H.R. 3848, Stop Wall Street Looting Act, to require the Securities and Exchange Commission to issue rules requiring private funds to publicly disclose certain information, and for other purposes: Title II -- Anti-Looting, Section 204, Limitation on deduction for business interest of certain businesses owned by private funds. Title IV -- Closing the Carried Interest Loophole, all provisions. S. 781, Carried Interest Fairness Act of 2019, to amend the Internal Revenue Code of 1986 to provide for the proper tax treatment of personal service income earned in pass-through entities, all provisions. S. 1639, Ending the Carried Interest Loophole Act, to amend the Internal Revenue Code of 1986 to revise the treatment of partnership interests received in connection with the performance of services, and for other purposes, all provisions. S. 2155, Stop Wall Street Looting Act, to require the Securities and Exchange Commission to issue rules requiring private funds to publicly disclose certain information, and for other purposes: Title II -- Anti-Looting, Section 204, Limitation on deduction for business interest of certain businesses owned by private funds. Title IV -- Closing the Carried Interest Loophole, all provisions. Foreign Investment in Real Property Tax Act (FIRPTA) H.R. 2210, Invest in America Act, to amend the Internal Revenue Code of 1986 to repeal certain provisions applicable to foreign investment in United States real property, all provisions. Taxation of Capital Gains Monitored and analyzed proposal for Treasury Department to issue regulation that would index capital gains to inflation. Proposal by Senate Finance Committee Ranking Member Ron Wyden, Treat Wealth Like Wages, A plan to fix our broken tax code, ensure the wealthy pay their fair share, and protect Social Security.

Public policies affecting risk management for flood, terrorism, disaster, cyber, and other lines of insurance utilized by multifamily firms. National Flood Insurance Program policies, guidance, and requirements affecting existing and future multifamily and single-family properties. Public Law No: 113-89, the Homeowner Flood Insurance Affordability Act of 2014 Public Law No. 112-141, the Biggert-Waters Flood Insurance Reform Act of 2012 Reauthorization and reform of the National Flood Insurance Program FY 2019 & 2020 Budget/Appropriations for NFIP/FEMA in House and Senate OCC/FDIC, et al: Status of Loans in Areas Having Special Flood Hazards-Private Flood Insurance H.R. 3167, the National Flood Insurance Program (NFIP) Reauthorization Act of 2019 H.R. 2578/S.1693, the National Flood Insurance Program Extension Act of 2019 S.2187/H.R. 2872, National Flood Insurance Program Reauthorization and Reform Act of 2019 Reauthorization of Terrorism Risk Insurance Act

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. Federal policies surrounding music copyright law and licensing. FCC review of wiring access issues. Improving Competitive Broadband Access to Multiple Tenant Environments, GN Docket No. 17-142 Petition of the Multifamily Broadband Council, GN No. 17-91 Accelerating Broadband Deployment, GN Docket No. 17-83 FCC Notice of Proposed Rule Making: Updating the Commissions Rule for Over-the-Air Reception Devices (WT Docket No. 19-71) FCC Notice of Proposed Rule Making and Declaratory Ruling: Improving Competitive Broadband Access to Multiple Tenant Environments (GN Docket No. 17-142)

Building Codes: Building Energy Performance and Efficiency / Resiliency Residential non-weatherized gas furnace rule (10 CFR 430) Fiscal year 2020 appropriations for the Department of Energy EPA Energy Star Program H.R. 2741: Leading Infrastructure for Tomorrow's America Act

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update H.R. 2513/S.1978, Corporate Transparency Act of 2019 The Improving Laundering Laws and Increasing Comprehensive Information Tracking of Criminal Activity in Shell Holdings (ILLICIT CASH) Act Federal Laws Addressing Anti-Money Laundering/Counter Financing of Terrorism Community Reinvestment Act Housing Trust Fund and Capital Magnet Fund FHFA Scorecard FHFA Enterprise Capital Standard

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. Federal policies surrounding music copyright law and licensing. FCC review of wiring access issues. Improving Competitive Broadband Access to Multiple Tenant Environments, GN Docket No. 17-142 Petition of the Multifamily Broadband Council, GN No. 17-91 Accelerating Broadband Deployment, GN Docket No. 17-83 FCC Notice of Proposed Rule Making: Updating the Commissions Rule for Over-the-Air Reception Devices (WT Docket No. 19-71) FCC Notice of Proposed Rule Making and Declaratory Ruling: Improving Competitive Broadband Access to Multiple Tenant Environments (GN Docket No. 17-142) Pub.L. 115-264, The Music Modernization Act.

Department of Labor, Wage and Hour Division, 29 CFR Part 791, RIN 1235-AA26, Joint Employer Status under the Fair Labor Standards Act Department of Labor, Wage and Hour Division, 29 CFR Part 541, RIN 1235-AA20, Defining and Delimiting the Exemptions for Executive, Administrative, Professional, Outside Sales and Computer Employees H.R. 5, Equality Act, to prohibit discrimination on the basis of sex, gender identity, and sexual orientation, and for other purposes, provisions of the Equality Act that amend Title VII of the Civil Rights Act to provide employment non-discrimination protections based on sexual orientation and gender identity. S. 788, Equality Act, to prohibit discrimination on the basis of sex, gender identity, and sexual orientation, and for other purposes, provisions of the Equality Act that amend Title VII of the Civil Rights Act to provide employment non-discrimination protections based on sexual orientation and gender identity. H.R. 2474, to amend the National Labor Relations Act, the Labor Management Relations Act, 1947, and the Labor-Management Reporting and Disclosure Act of 1959, and for other purposes, all provisions. S. 1306, to amend the National Labor Relations Act, the Labor Management Relations Act, 1947, and the Labor-Management Reporting and Disclosure Act of 1959, and for other purposes, all provisions. Davis Bacon Reform as related to the Department of Housing and Urban Development on the Department of Labor

Depreciation Rules Requested Congress pass legislation or, alternatively, that the Treasury Department revisit Rev. Proc. 2019-08 and clarify through the regulatory process that firms electing out of limits on business interest deductibility may depreciate multifamily buildings placed in service prior to 2018 over 30 years. Business Interest Deductibility Department of Treasury and Internal Revenue Service, 26 CFR Part 1, REG-106089-18, RIN 1545-BO73, Limitation on Deduction for Business Interest Expense, issues pertaining to: (1) the interaction between the small business exception and the real estate trade or business election; and (2) the application of the REIT safe harbor to certain controlled partnerships. Section 199A Qualified Business Income Deduction H.R. 216, Main Street Tax Certainty Act, to amend the Internal Revenue Code of 1986 to make permanent the deduction for qualified business income, all provisions. S. 1149, Main Street Tax Certainty Act, to amend the Internal Revenue Code of 1986 to make permanent the deduction for qualified business income, all provisions. Opportunity Zones Department of Treasury and Internal Revenue Service, 26 CFR Part 1, REG-115420-18, RIN 1545-BP03, Investing in Qualified Opportunity Funds. Department of the Treasury and Internal Revenue Service, 26 CFR Part 1, REG-120186-18, RIN 1545-BP04, Investing in Qualified Opportunity Funds. Department of the Treasury, Request for Information on Data Collection and Tracking for Qualified Opportunity Zones. Department of Housing and Urban Development, Office of the Assistant Secretary for Policy Development and Research (PD&R), Request for Information, Docket No. FR-6155-N-01, Review of HUD Policy in Opportunity Zones. Opportunity Zones: No bill introduced but support legislative change to reduce the basis increase necessary to qualify a multifamily rehabilitation project for Opportunity Zone substantial improvement purposes. S. 1344, to require the Secretary of the Treasury to collect data and issue a report on the opportunity zone tax incentives enacted by the 2017 tax reform legislation, and for other purposes, all provisions. H.R. 2593, to require the Secretary of the Treasury to collect data and issue a report on the opportunity zone tax incentives enacted by the 2017 tax reform legislation, and for other purposes, all provisions. Low-Income Housing Tax Credit, Middle-Income Housing Tax Credit, and Incentives for Housing Affordability H.R. 3077, Affordable Housing Credit Improvement Act of 2019, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. S. 1703, Affordable Housing Credit Improvement Act of 2019, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. H.R. 3479, Save Affordable Housing Act of 2019, to amend the Internal Revenue Code of 1986 to repeal the qualified contract exception to the extended low-income housing commitment rules for purposes of the low-income housing credit, and for other purposes, all provisions. S. 1956, Save Affordable Housing Act of 2019, to amend the Internal Revenue Code of 1986 to repeal the qualified contract exception to the extended low-income housing commitment rules for purposes of the low-income housing credit, and for other purposes, all provisions. S. 3365 (115th Congress), Middle-Income Housing Tax Credit Act of 2018, to provide a credit for middle-income housing, and for other purposes, all provisions. S. 1106, Rent Relief Act, to amend the Internal Revenue Code of 1986 to allow for a credit against tax for rent paid on the personal residence of the taxpayer, all provisions. Requested that any infrastructure bill include tax incentives to: expand the Low-Income Housing Tax Credit; enact the Middle-Income Housing Tax Credit; reduce the basis increase necessary to qualify a multifamily rehabilitation project for Opportunity Zone purposes; repeal the Foreign Investment in Real Property Tax Act; extend the IRC Section 45L New Energy Efficient Home Credit; and extend and modify the IRC Section 179D Energy Efficient Commercial Buildings Deduction to facilitate investments in improving the utility performance of existing properties. Studied additional housing affordability legislative tax incentive proposals, including renters tax credit and tax-exempt bond financing for housing production within designated areas. Issues pertaining to LIHTC data collection. Energy Support extending Energy efficient homes credit (IRC 45L) and Energy efficient commercial buildings deduction (IRC 179D). Also support modifying 179D to incentivize retrofits and allow REITs to benefit. H.R. 3051, to amend the Internal Revenue Code of 1986 to extend by 2 years the energy efficient commercial buildings deduction, all provisions. H.R. 3301, The Taxpayer Certainty and Disaster Relief Act of 2019, to amend the Internal Revenue Code of 1986 to extend certain expiring provisions, to provide disaster relief, and for other purposes. Section 129: Energy efficient homes credit. Section 131: Energy efficient commercial buildings deduction. Section 201: Reduction of unified credit against estate tax. S. 617, Tax Extender and Disaster Relief Act of 2019, to amend the Internal Revenue Code of 1986 to extend certain expiring provisions, to provide disaster tax relief, and for other purposes. Section 110: Energy efficient homes credit. Section 113: Energy efficient commercial buildings deduction. S. 1288, Clean Energy for America Act, Title III -- Energy Efficiency Incentives: Section 301: Credit for new energy efficient residential buildings, Section 304: Deduction for new energy efficient commercial buildings, Section 305: Energy efficiency deduction for existing commercial buildings, and Section 306: Temporary extension of existing energy efficiency incentives Legislative tax proposal (Energy Efficient Qualified Improvement Property (E-QUIP)) to establish a 10-year depreciation period for high-performance energy-efficient qualified improvement property (i.e., heating, cooling, ventilation and hot water; lighting; and envelope) installed in a covered building, including a multifamily building. Carried Interest H.R. 1735, Carried Interest Fairness Act of 2019, to amend the Internal Revenue Code of 1986 to provide for the proper tax treatment of personal service income earned in pass-through entities, all provisions. S. 781, Carried Interest Fairness Act of 2019, to amend the Internal Revenue Code of 1986 to provide for the proper tax treatment of personal service income earned in pass-through entities, all provisions. S. 1639, Ending the Carried Interest Loophole Act, to amend the Internal Revenue Code of 1986 to revise the treatment of partnership interests received in connection with the performance of services, and for other purposes, all provisions. Foreign Investment in Real Property Tax Act (FIRPTA) H.R. 2210, Invest in America Act, to amend the Internal Revenue Code of 1986 to repeal certain provisions applicable to foreign investment in United States real property, all provisions.

National Defense Authorization Act (NDAA) for Fiscal Year 2020 (Personnel, Housing) Military Housing Privatization Initiative / Basic Allowance for Housing S. 703: Ensuring Safe Housing for Our Military Act H.R. 1792: Ensuring Safe Housing for Our Military Act H.R. 1403: Base Commander Housing Oversight Act S. 1229: Military Housing Oversight and Service Member Protection Act H.R. 2384: Military Housing Oversight and Service Member Protection Act

Building Codes / Resiliency Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745 subpart E)

Housing Affordability Issues Affordable/Workforce Issues related to Infrastructure Balanced Housing Policy Issues Proposals to expand the availability of affordable and workforce housing Presented Housing Material before the HUD Innovative Housing Showcase, highlighting housing affordability issues. Rent Control Evictions Housing and Infrastructure Issues Infrastructure: Promoted policy that reinvests in the nations infrastructure and drives new investment in housing by reducing barriers to development and the cost of regulations. Community Development Block Grants (CDBG) HOME Draft legislation for S. 3347 (115th Congress), Housing, Opportunity, Mobility, and Equity Act of 2018 S. 787/ H.R. 1737, American Housing and Economic Mobility Act of 2019 Testified before the House Financial Services Committee on Housing in America: Assessing the Infrastructure Needs of Americas Housing Stock Housing Finance Reform Coalition letter to FHFA Acting Director Otting asking that FHFA continue making allocations to the Capital Magnet Fund and the National Housing Trust Fund in FY2019 and going forward. GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment General Housing Finance Reform and the Multifamily Industry Fair Housing Fair Housing Act and related HUD Rulemaking and Guidance - Disparate Impact, Reasonable Accommodations and Accessibility, Affirmatively Furthering Fair Housing Emotional Support Animals H.R. 5 and S 788, Equality Act, to prohibit discrimination on the basis of sex, gender identity, and sexual orientation, in areas including public accommodations and facilities, education, federal funding, employment, housing, credit, and the jury system Draft legislation for S. 3612 (115th Congress), Fair Housing Improvement Act of 2018 H.R. 232, Landlord Accountability Act of 2019 Violence Against Woman H.R. 1585: Violence Against Women Reauthorization Act of 2019, Title Vi, Sec. 601 - 606, Title X, Sec. 1001, Sec. 1002, all housing related provisions. H.R. 3620, Strategy and Investment in Rural Housing Preservation Act of 2019, all provisions General Rural Housing Issues Homelessness Issues  H.R. 1856, Ending Homelessness Act of 2019, all provisions Building Codes / Resiliency Housing Choice Voucher Programs Issues H.R. 2763, The Keeping Families Together Act of 2019, all provisions Section 8 Housing Choice Voucher Programs Project-Based Voucher Programs HUD: Interagency Task Force to Streamline Physical Inspections HUD: Section 8 Source of Income Issues HUD Regulatory Reform Issues Miscellaneous HUD Regulatory Issues Davis Bacon Reform as related to the Department of Housing and Urban Development and the Department of Labor Low-Income Housing Tax Credits (LIHTC) Fair Market Rent (FMRs) & Small Area Fair Market Rents (SAFMRs) HUD: Commented on Proposed Changes to the Methodology for Estimating Fair Market Rents (FMRs). Docket No. FR-6161-N-01 Budget/Appropriations -Commerce, Justice, Science and Related Agencies -Transportation, Housing, and Urban Development, and Related Agencies Act -Department of Defense Appropriations  -Agriculture, Rural Housing Service (RHS) -Departments of Labor, Health and Human Services, and Education, and Related Agencies -HOME Investment Partnerships (HOME) program funding as it relates to the Low-Income Housing Tax Credit Program  -Funding for the U.S. Census Bureau- Census/American Community Survey -Community Development Block Grant Implementation of H.R. 3700 (114th Congress), Housing Opportunity Through Modernization Act

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System GSE Reform: NMHC testified before the Senate Committee on Banking, Housing and Urban Affairs during a hearing entitled Chairmans Housing Reform FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update GSE Reform, Senate Banking Committee Chair Crapo Housing Reform Outline Released February 1, 2019 Corporate Transparency Act of 2019 Federal Laws Addressing Anti-Money Laundering/Counter Financing of Terrorism Community Reinvestment Act Housing Trust Fund and Capital Magnet Fund FHFA Scorecard Enterprise Capital Standard Credit and consumer reporting issues impacting Multifamily business operations

Housing Affordability Issues Affordable/Workforce Issues related to Infrastructure Balanced Housing Policy Issues Proposals to expand the availability of affordable and workforce housing  Rent Control Evictions Housing and Infrastructure Issues Infrastructure: Promoted policy that reinvests in the nations infrastructure and drives new investment in housing by reducing barriers to development and the cost of regulations. Community Development Block Grants (CDBG) HOME Draft legislation for S. 3342 (115th Congress), Housing, Opportunity, Mobility, and Equity Act of 2018 S. 787/ H.R. 1737, American Housing and Economic Mobility Act of 2019 Housing Finance Reform Coalition letter to FHFA Acting Director Otting asking that FHFA continue making allocations to the Capital Magnet Fund and the National Housing Trust Fund in FY2019 and going forward. GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment General Housing Finance Reform and the Multifamily Industry Fair Housing Fair Housing Act and related HUD Rulemaking and Guidance - Disparate Impact, Reasonable Accommodations and Accessibility, Affirmatively Furthering Fair Housing Emotional Support Animals H.R. 5 and S 788, Equality Act, to prohibit discrimination on the basis of sex, gender identity, and sexual orientation, in areas including public accommodations and facilities, education, federal funding, employment, housing, credit, and the jury system Draft legislation for S. 3612 (115th Congress), Fair Housing Improvement Act of 2018 H.R. 232, Landlord Accountability Act of 2019 Violence Against Woman H.R. 1585: Violence Against Women Reauthorization Act of 2019 H.R. 1741: Violence Against Women Extension Act of 2019 H.R. 1310: VAWA Protections for Rural Women Act of 2019 Rural Housing Issues related to the Violence Against Women Act General Rural Housing Issues Homelessness Issues  H.R. 1856, Ending Homelessness Act of 2019 Building Codes / Resiliency Housing Choice Voucher Programs Issues/HUD Section 8 Housing Choice Voucher Programs Project-Based Voucher Programs H.R. 1122, Housing Choice Voucher Mobility Demonstration Act of 2019 Housing Voucher Mobility Funding HUD: Housing Choice Voucher Research - Evidence Matters, Transforming Knowledge into Housing and Community Development Policy  HUD: Landlord Task Force Meetings - Inspections/REAC HUD: Interagency Task Force to Streamline Inspection HUD: Anti-Sexual Harassment Campaign and Training Initiative Section 8 Source of Income Issues Rental Assistance Demonstration Program (RAD) General FHA Multifamily Program Issues FHA Multifamily Programs FHA: Expands Pilot Program to Accelerate Financing of Low-Income Housing Tax Credit Projects HUD Regulatory Reform Issues Miscellaneous HUD Regulatory Issues Davis Bacon Reform as related to the Department of Housing and Urban Development and the Department of Labor HUD: REAC Notice PIH-2019-02-(HA) H-2019-04, Standardization of REAC Inspection Notification Timelines Government Shutdown HUD Issues HUD: Issues Related to the Government Shutdown, related to Multifamily Production and Asset Management Activities S.72, HR 588 Federal Employees Civil Relief Act Federal Employees Civil Relief Act Low-Income Housing Tax Credits (LIHTC) Fair Market Rent (FMRs) & Small Area Fair Market Rents (SAFMRs) Budget/Appropriations -Commerce, Justice, Science and Related Agencies -Transportation, Housing, and Urban Development, and Related Agencies Act -Department of Defense Appropriations  -Agriculture, Rural Housing Service (RHS) -Departments of Labor, Health and Human Services, and Education, and Related Agencies -HOME Investment Partnerships (HOME) program funding as it relates to the Low-Income Housing Tax Credit Program  -Funding for the U.S. Census Bureau- Census/American Community Survey -Community Development Block Grant Implementation of H.R. 3700 (114th Congress), Housing Opportunity Through Modernization Act

Depreciation Rules Requested Congress pass legislation or, alternatively, that the Treasury Department revisit Rev. Proc. 2019-08 and clarify through the regulatory process that firms electing out of limits on business interest deductibility may depreciate multifamily buildings placed in service prior to 2018 over 30 years Business Interest Deductibility Department of Treasury and Internal Revenue Service, 26 CFR Part 1, REG-106089-18, RIN 1545-BO73, Limitation on Deduction for Business Interest Expense, issues pertaining to: (1) the interaction between the small business exception and the real estate trade or business election; and (2) the application of the REIT safe harbor to certain controlled partnerships. Section 199A Qualified Business Income Deduction Tax Technical and Clerical Corrections Act (published as discussion draft on January 2, 2019), Section 4: Amendments Related to Public Law 115-97, provision clarifying that REIT dividends attributable to mutual funds qualifies for Qualified Business Income Deduction. H.R. 216, Main Street Tax Certainty Act, to amend the Internal Revenue Code of 1986 to make permanent the deduction for qualified business income, all provisions. Department of Treasury and Internal Revenue Service, 26 CFR Part 1, TD 9847, RIN 1545-BO71, Final Regulations, Qualified Business Income Deduction Department of Treasury and Internal Revenue Service, 26 CFR Part 1, REG-107892-18, RIN 1545-BO71, Proposed Regulations, Qualified Business Income Deduction Opportunity Zones Department of Treasury and Internal Revenue Service, 26 CFR Part 1, REG-115420-18, RIN 1545-BP03, Investing in Qualified Opportunity Funds Opportunity Zones: No bill introduced but support legislative change to reduce the basis increase necessary to qualify a multifamily rehabilitation project for Opportunity Zone purposes. Low-Income Housing Tax Credit, Middle-Income Housing Tax Credit, and Incentives for Housing Affordability Support making permanent the 12.5 percent increase in LIHTC authority enacted in March 2018 for 2018-2021 and further augmenting credit authority by 50 percent. Also support establishing a minimum 4 percent LIHTC tax credit rate Draft Legislation, Affordable Housing Credit Improvement Act of 2019, to amend the Internal Revenue Code of 1986 to reform the low-income housing tax credit, and for other purposes, all provisions with a specific focus on those expanding LIHTC allocations; establishing a minimum 4 percent credit; and impacting domestic violence, Qualified Contracts, and Right of First Refusal. Potential Draft legislation for S. 548 (115th Congress), Affordable Housing Credit Improvement Act of 2017, to amend the Internal Revenue Code of 1986 to reform the low-income housing tax credit, and for other purposes, all provisions. Potential Draft legislation for S. 3365 (115th Congress), Middle-Income Housing Tax Credit Act of 2018, to provide a credit for middle-income housing, and for other purposes, all provisions. Also engaged in discussions about feasibility of expanding proposal to enable use of tax-exempt bonds. S. 787, American Housing and Economic Mobility Act of 2019, to make housing more affordable and for other purposes, all provisions. Potential Draft legislation for S. 3250 (115th Congress), Rent Relief Act, to amend the Internal Revenue Code of 1986 to allow for a credit against tax for rent paid on the personal residence of the taxpayer, all provisions. Potential Draft legislation for S. 3342 (115th Congress), Housing, Opportunity, Mobility, and Equity Act of 2018, to require Community Development Block Grant recipients to develop a strategy to support inclusive zoning policies, to allow for a credit to support housing affordability, and for other purposes, all provisions. Requested that any infrastructure bill include tax incentives to expand the Low-Income Housing Tax Credit, enact the Middle-Income Housing Tax Credit, reduce the basis increase necessary to qualify a multifamily rehabilitation project for Opportunity Zone purposes, and repeal or further reform the Foreign Investment in Real Property Tax Act. Studied additional housing affordability legislative tax incentive proposals, including 80/20 bonds and establishing Qualified Equitable Housing Zones Energy Support extending Energy efficient homes credit (IRC 45L) and Energy efficient commercial buildings deduction (IRC 179D) S. 617, Tax Extender and Disaster Relief Act of 2019, to amend the Internal Revenue Code of 1986 to extend certain expiring provisions, to provide disaster tax relief, and for other purposes. Section 110: Energy efficient homes credit. Section 113: Energy efficient commercial buildings deduction. Legislative tax proposal to establish a 10-year depreciation period for high-performance energy-efficient qualified improvement property (i.e., heating, cooling, ventilation and water temperature; lighting; and envelope) installed in a covered building, including a multifamily building. Carried Interest H.R. 1735, Carried Interest Fairness Act of 2019, to amend the Internal Revenue Code of 1986 to provide for the proper tax treatment of personal service income earned in pass-through entities, all provisions. S. 781, Carried Interest Fairness Act of 2019, to amend the Internal Revenue Code of 1986 to provide for the proper tax treatment of personal service income earned in pass-through entities, all provisions. Like-Kind Exchanges Support like-kind exchanges for real estate as maintained in Tax Cuts and Jobs Act (Public Law 115-97) Foreign Investment in Real Property Tax Act (FIRPTA) We support repeal or further reforms to promote foreign investment in the U.S. multifamily industry. Draft legislation (became H.R. 2210 that was introduced on April 10, 2019), Invest in America Act, to amend the Internal Revenue Code of 1986 to repeal certain provisions applicable to foreign investment in United States real property, all provisions. H.R. 6726 (115th Congress), Invest in America Act, to amend the Internal Revenue Code of 1986 to repeal certain provisions applicable to foreign investment in United States real property, all provisions.

Building Codes / Resiliency Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745 subpart E)

Building Codes: Building Energy Performance and Efficiency / Resiliency Residential non-weatherized gas furnace rule (10 CFR 430) Fiscal year 2020 appropriations for the Department of Energy EPA Energy Star Program

Public policies affecting risk management for flood, terrorism, disaster, cyber, and other lines of insurance utilized by multifamily firms. National Flood Insurance Program policies, guidance, and requirements affecting existing and future multifamily and single-family properties. Public Law No: 113-89, the Homeowner Flood Insurance Affordability Act of 2014 Public Law No. 112-141, the Biggert-Waters Flood Insurance Reform Act of 2012 Reauthorization and reform of the National Flood Insurance Program FY 2019 & 2020 Budget/Appropriations for NFIP/FEMA in House and Senate OCC/FDIC, et al: Status of Loans in Areas Having Special Flood Hazards-Private Flood Insurance Reauthorization of Terrorism Risk Insurance Act

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. Federal policies surrounding FCC rulemaking Protecting and Promoting the Open Internet/Network Neutrality. Federal policies surrounding music copyright law and licensing. FCC review of wiring access issues. Improving Competitive Broadband Access to Multiple Tenant Environments, GN Docket No. 17-142 Petition of the Multifamily Broadband Council, GN No. 17-91 Accelerating Broadband Deployment, GN Docket No. 17-83 Pub.L. 115-264, The Music Modernization Act.

Rule to define scope of waters protected under the Clean Water Act (final; 2015); recertification of pre-existing rule; proposed revised definition

Energy Star Program Energy Savings and Building Efficiency Act of 2017 HR 2361 Residential Non-Weatherized Gas Furnace Rule (10 CFR 430)

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. Federal policies surrounding FCC rulemaking Protecting and Promoting the Open Internet/Network Neutrality. FCC review of wiring access issues. H.R. 2666/S.2283 The No Rate Regulation of Broadband Internet Access Act H.R. 1888, Federal Spectrum Incentive Act S. 228/HR 288, Small Business Broadband Deployment Act S. 19, MOBILE Now Act H.R.1625 - Consolidated Appropriations Act, 2018 H.R. 5447/S.2823, the Music Modernization Act. Improving Competitive Broadband Access to Multiple Tenant Environments, GN Docket No. 17-142 Petition of the Multifamily Broadband Council, GN No. 17-91 Accelerating Broadband Deployment, GN Docket No. 17-83

Public policies affecting risk management for flood, terrorism, disaster, cyber, and other lines of insurance utilized by multifamily firms. National Flood Insurance Program policies, guidance, and requirements affecting existing and future multifamily and single family properties. Public Law No: 113-89, the Homeowner Flood Insurance Affordability Act of 2014 Public Law No. 112-141, the Biggert-Waters Flood Insurance Reform Act of 2012 Reauthorization and reform of the National Flood Insurance Program S. 563/H.R. 1422, the Flood Insurance Market Parity and Modernization Act S. 1445/H.R. 1558, the Repeatedly Flooded Communities Preparation Act H.R. 2246, the Taxpayer Exposure Mitigation Act of 2017 H.R. 2565, a bill to require the use of replacement cost value in determining the premium rates for flood insurance coverage under the National Flood Insurance Act, and for other purposes. H.R. 2868, the National Flood Insurance Program Policyholder Protection Act of 2017 H.R. 2875, the National Flood Insurance Program Administrative Reform Act of 2017 H.R. 2874, The 21st Century Flood Reform Act H.R. 1423, National Flood Insurance Program Reauthorization and Improvement Act of 2017 H.R. 1929, Empowering Homeowners to Mitigate Flood Damage Act of 2017 S. 1368, The Sustainable, Affordable, Fair, and Efficient (SAFE) National Flood Insurance Program Reauthorization Act of 2017 S. 1313, Flood Insurance Affordability and Sustainability Act of 2017 S. 1571, National Flood Insurance Program Reauthorization Act of 2017 H.R. 601, Continuing Appropriations Act, 2018 and Supplemental Appropriations for Disaster Relief Requirements Act, 2017 S.3042/H.R. 2, the Agriculture Improvement Act of 2018 FY 2019 Budget/Appropriations for NFIP/FEMA in House and Senate S. 3628, National Flood Insurance Program Extension Act OCC/FDIC, et al: Status of Loans in Areas Having Special Flood Hazards-Private Flood Insurance House(s) of Congress and Federal agencies

National Labor Relations Board, 29 CFR Chapter 1, RIN 3142-AA13, The Standard for Determining Joint-Employer Status Monitored House and Senate Dear Colleague Letters to Labor Secretary Acosta asking for rulemaking on joint employer standard under the Fair Labor Standards Act Contacted HUD and DOL requesting exclusion of the application of Davis Bacon wage determination for rehab and RAD projects. House(s) of Congress and Federal agencies Check if None Department of Housing and Urban Development (HUD) and Department of Labor (DOL)

Rule to define scope of waters protected under the Clean Water Act (final (2015); re-certification of pre-existing rule; proposed revised definition)

Toxic Substances Control Act sections 401-403 Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745 Subpart E) Safe Drinking Water Act (42 U.S.C. 300g-1) Lead and Copper rule (40 CFR Part 141 Subpart I) Requirements for Notification, Evaluation and Reduction of Lead-Based Paint Hazards in Federally Owned Residential Property and Housing Receiving Federal Assistance: Response to Elevated Blood Lead Levels (24 CFR Part 35) H.R.6147 - Interior, Environment, Financial Services and General Government, Agriculture, Rural Development, Food and Drug Administration, and Transportation, Housing and Urban Development Appropriations Act, 2019

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System H.R.1491, Partnership to Strengthen Homeownership Act of 2015 H.R. 2767 Protecting American Taxpayers and Homeowners Act, all provisions, from the 113th Congress. The Bipartisan Housing Finance Reform Act of 2018 Community Reinvestment Act Rules High Volatility Commercial Real Estate (HVCRE) legislative proposals H.R. 2148, Clarifying High Volatility Commercial Real Estate Loans FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update FHFA: Federal Housing Finance Agency (FHFA: Housing Goals for 2018 - 2020 Financial Creating Hope and Opportunity for Investors, Consumers and Entrepreneurs (CHOICE) Act Dodd-Frank Reform HMDA joint industry letter to CFPB S. 2155, the Economic Growth, Regulatory Relief, and Consumer Protection Act - High Volatility Commercial Real Estate (HVCRE) proposals H.R. 435, The Credit Access and Inclusion Act of 2017 S. 3040, the Credit Access and Inclusion Act Office of the Comptroller of the Currency, Reforming the Community Reinvestment Act Regulatory Framework, Docket ID OCC-2018-0008 Federal Housing Finance Agency, Enterprise Capital Requirements, RIN 2590-AA95 FHA-FFB Risk Sharing Pilot Program

Tax Reform Implementation, Technical Corrections, and Extension of Expiring Provisions Implementation of Tax Cuts and Jobs Act (2017 Tax Reform Act, Public Law 115-97) with respect to Deduction for Qualified Business Income of Pass-Thru Entities, Applicable Recovery Period for Real Property, Limitation on Deduction for Interest, Like-Kind Exchanges of Real Property, and Opportunity Zones. Asked Congress to enact technical correction or Treasury / Internal Revenue Service to issue guidance clarifying a 30-year depreciation period applies to multifamily properties placed in service prior to 2018 owned by firms electing out of interest deductibility limits. H.R. 88, House Amendment to H.R. 88, Retirement, Savings, and Other Tax Relief Act 2018 and the Taxpayer First Act of 2018. Division A -- Retirement, Savings, and Other Tax Relief Act of 2018: Title V: Certain Tax Technical Corrections and Clarifications: Section 501(a). Amendments Relating to Section 11011 (clarifies treatment of REIT dividends held by mutual funds for purposes of 20 percent qualified income deduction), Section 502: Clarification of Treatment of Veterans as Specified Group for Purposes of Low-Income Housing Tax Credit, Section 503: Clarification of General Public Use Requirement for Qualified Residential Rental Projects. House Rules Committee Print 115-85, House Amendment to H.R. 88, Retirement, Savings, and Other Tax Relief Act 2018 and the Taxpayer First Act of 2018. Division A -- Retirement, Savings, and Other Tax Relief Act of 2018: Title I: Extension of Expiring Provisions, Subtitle C -- Extensions for 2018: Section 128: Energy Efficient Homes Credit and Section 131: Energy Efficient Commercial Buildings Deduction. Title V: Certain Tax Technical Corrections and Clarifications: Section 501(a). Amendments Relating to Section 11011 (clarifies treatment of REIT dividends held by mutual funds for purposes of 20 percent qualified income deduction), Section 502: Clarification of Treatment of Veterans as Specified Group for Purposes of Low-Income Housing Tax Credit, Section 503: Clarification of General Public Use Requirement for Qualified Residential Rental Projects. Also asked Congress to include a technical correction clarifying a 30-year depreciation period applies to multifamily properties placed in service prior to 2018 owned by firms electing out of interest deductibility limits. House Rules Committee Print 115-86, House Amendment to H.R. 88, Retirement, Savings, and Other Tax Relief Act 2018 and the Taxpayer First Act of 2018. Division A -- Retirement, Savings, and Other Tax Relief Act of 2018: Title IV: Certain Tax Technical Corrections and Clarifications: Section 401(a). Amendments Relating to Section 11011 (clarifies treatment of REIT dividends held by mutual funds for purposes of 20 percent qualified income deduction), Section 402: Clarification of Treatment of Veterans as Specified Group for Purposes of Low-Income Housing Tax Credit, Section 403: Clarification of General Public Use Requirement for Qualified Residential Rental Projects. Also asked Congress to include a technical correction clarifying a 30-year depreciation period applies to multifamily properties placed in service prior to 2018 owned by firms electing out of interest deductibility limits. Supported extension of Credit for Energy-Efficient New Homes (IRC Section 45L). We also favored extending and improving the Energy Efficient Commercial Buildings Deduction (IRC Section 179D) by establishing a sliding scale of energy improvements, which would help spur investment in energy efficient improvements in older buildings. Department of Treasury and Internal Revenue Service, 26 CFR Part 1, REG-107892-18, RIN 1545-BO71, Qualified Business Income Deduction. Department of Treasury and Internal Revenue Service, 26 CFR Part 1, REG-115240-18, RIN 1545-BP03, Investing in Qualified Opportunity Funds. Opportunity Zones: No bill introduced, but we support a legislative change to reduce the basis increase necessary to qualify a multifamily rehabilitation project for Opportunity Zone purposes. Department of Treasury and Internal Revenue Service, 26 CFR Part 1, REG-106089-18, RIN 1545-BO73, Limitation on Deduction for Business Interest Expense. Low-Income Housing Tax Credit, Middle-Income Housing Tax Credit, and Housing Production Tax Incentives H.R. 1661, Affordable Housing Credit Improvement Act of 2017, to amend the Internal Revenue Code of 1986 to reform the low-income housing tax credit, and for other purposes, all provisions. S. 548, Affordable Housing Credit Improvement Act, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. S. 3365, Middle-Income Housing Tax Credit Act of 2018, to provide a credit for middle-income housing, and for other purposes, all provisions. H.R., 3670, to amend the Internal Revenue Code of 1986 to allow for a credit against tax for rent paid on the personal residence of the taxpayer, all provisions. S. 3250, Rent Relief Act, to amend the Internal Revenue Code of 1986 to allow for a credit against tax for rent paid on the personal residence of the taxpayer, all provisions. Discussions with Congressional staff regarding expanding LIHTC to serve extremely low-income households. No specific bill, but studied legislative proposals regarding Qualified Contracts under Low-Income Housing Tax Credit FIRPTA H.R. 6726, Invest in America Act, to amend the Internal Revenue Code of 1986 to repeal certain provisions applicable to foreign investment in United States real property, all provisions.

H.R. 6470, Making appropriations for the Departments of Labor, Health and Human Services, and Education, and related agencies for the fiscal year ending September 30, 2019, and for other purposes, Section 408 regarding the Joint Employer Rule. Letter to Department of Housing and Urban Development (HUD) requesting the agency reinterpret guidance and clarify that Davis Bacon does not apply to any HUD programs (including RAD) that are used to preserve existing affordable housing properties. H.R. 3441, Save Local Business Act, to clarify the treatment of two or more employers as joint employers under the National Labor Relations Act and the Fair Labor Standards Act of 1938, all provisions. Monitored House and Senate Dear Colleague Letters to Department of Labor Secretary Acosta asking for rulemaking on joint employer standard under the Fair Labor Standards Act National Labor Relations Board, 29 CFR Chapter 1, RIN 3142-AA13, The Standard for Determining Joint-Employer Status

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. Federal policies surrounding FCC rulemaking Protecting and Promoting the Open Internet/Network Neutrality. FCC review of wiring access issues. H.R. 2666/S.2283 The No Rate Regulation of Broadband Internet Access Act H.R. 1888, Federal Spectrum Incentive Act S. 228/HR 288, Small Business Broadband Deployment Act S. 19, MOBILE Now Act S. 2644 (114th Congress) - FCC Reauthorization Act of 2016 H.R.1625 - Consolidated Appropriations Act, 2018 Improving Competitive Broadband Access to Multiple Tenant Environments, GN Docket No. 17-142 Petition of the Multifamily Broadband Council, GN No. 17-91 H.R. 5447, the Music Modernization Act.

Public policies affecting risk management for flood, terrorism, disaster, cyber, and other lines of insurance utilized by multifamily firms. National Flood Insurance Program policies, guidance, and requirements affecting existing and future multifamily and single family properties. Public Law No: 113-89, the Homeowner Flood Insurance Affordability Act of 2014 Public Law No. 112-141, the Biggert-Waters Flood Insurance Reform Act of 2012 Reauthorization and reform of the National Flood Insurance Program S. 563/H.R. 1422, the Flood Insurance Market Parity and Modernization Act S. 1445/H.R. 1558, the Repeatedly Flooded Communities Preparation Act H.R. 2246, the Taxpayer Exposure Mitigation Act of 2017 H.R. 2565, a bill to require the use of replacement cost value in determining the premium rates for flood insurance coverage under the National Flood Insurance Act, and for other purposes. H.R. 2868, the National Flood Insurance Program Policyholder Protection Act of 2017 H.R. 2875, the National Flood Insurance Program Administrative Reform Act of 2017 H.R. 2874, The 21st Century Flood Reform Act H.R. 1423, National Flood Insurance Program Reauthorization and Improvement Act of 2017 H.R. 1929, Empowering Homeowners to Mitigate Flood Damage Act of 2017 S. 1368, The Sustainable, Affordable, Fair, and Efficient (SAFE) National Flood Insurance Program Reauthorization Act of 2017 S. 1313, Flood Insurance Affordability and Sustainability Act of 2017 S. 1571, National Flood Insurance Program Reauthorization Act of 2017 H.R. 601, Continuing Appropriations Act, 2018 and Supplemental Appropriations for Disaster Relief Requirements Act, 2017 S.3042/H.R. 2, the Agriculture Improvement Act of 2018 FY 2019 Budget/Appropriations for NFIP/FEMA in House and Senate OCC/FDIC, et al: Status of Loans in Areas Having Special Flood Hazards-Private Flood Insurance House(s) of Congress and Federal agencies

U.S. SENATE, U.S. HOUSE OF REPRESENTATIVES, Energy - Dept of, Environmental Protection Agency (EPA) Specific lobbying issues Energy Star Program Energy Savings and Industrial Competitiveness Act S.385 Energy Savings and Industrial Competitiveness Act HR 1443 Energy Savings and Building Efficiency Act of 2017 HR 2361 Energy and Natural Resources Act S.1460 HR 1625 (115) Consolidated Appropriations Act, 2018 HR 1682, Energy Star Program Integrity Act

Toxic Substances control Act sections 401-403 Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745, Subpart E) Safe Drinking Water Act (42 U.S.C. 300g-1) Lead-safe Housing for Kids Act of 2016 (S. 2316 and H.R. 4694) Requirements for Notification, Evaluation and Reduction of Lead-Based Paint Hazards in Federally Owned Residential Property and Housing Receiving Federal Assistance: Response to Elevated Blood Lead Levels (24 CFR part 35) HR 4432, Lead Safe Housing Act of 2017 HR 1625 (115) Consolidated Appropriations Act, 2018

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System H.R.1491, Partnership to Strengthen Homeownership Act of 2015 H.R. 2767 Protecting American Taxpayers and Homeowners Act, all provisions, from the 113th Congress. Community Reinvestment Act Rules High Volatility Commercial Real Estate (HVCRE) legislative proposals H.R. 2148, Clarifying High Volatility Commercial Real Estate Loans FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update FHFA: Federal Housing Finance Agency (FHFA: Housing Goals for 2018 - 2020 Financial Creating Hope and Opportunity for Investors, Consumers and Entrepreneurs (CHOICE) Act Dodd-Frank Reform HMDA joint industry letter to CFPB S. 2155, the Economic Growth, Regulatory Relief, and Consumer Protection Act - High Volatility Commercial Real Estate (HVCRE) proposals H.R. 435, The Credit Access and Inclusion Act of 2017 S. 3040, the Credit Access and Inclusion Act GSE Legislative Proposal: To protect American taxpayers and homeowners by creating a sustainable housing finance system for the 21st century, and for other purposes. HUD: Commented on FHA and the Federal Financing Bank (FFB) risk sharing proposal

Tax Reform Implementation and Extension Implementation of Public Law 115-97 (2017 Tax Reform Act) with respect to: Subtitle A -- Individual Tax Reform, Part II Deduction for Qualified Business Income of Pass-Thru Entities: Section 11011: Deduction for Qualified Business Income. Subtitle C -- Business-Related Provisions: Part III -- Cost Recovery and Accounting Methods: Section 13201: Temporary 100 Percent Expensing for Certain Business Assets, Section 13204: Applicable Recovery Period for Real Property. Part IV -- Business-Related Exclusions and Deductions: Section 13301: Limitation on Deduction for Interest, Section 13303: Like-Kind Exchanges of Real Property, Section 13309: Recharacterization of Certain Gains in the Case of Partnership Profits Interests Held in Connection with Performance of Investment Services. Section 13312: Certain Contributions by Governmental Entities not Treated as Contributions to Capital. Part IX -- Other Provisions: Section 13823: Opportunity Zones H.R. 6760, Protecting Family and Small Business Tax Cuts Act of 2018, to amend the Internal Revenue Code of 1986 to make permanent certain provisions of the Tax Cuts and Jobs Act affecting individuals, families, and small businesses, Section 101: Modification of rates, Section 111: Deduction for qualified business income, Section 112: Limitation of losses for taxpayers other than corporations, and Section 151: Increase in estate and gift tax exemption. Energy Tax Incentives No specific bill, but support extending Credit for Energy-Efficient New Homes (IRC Section 45L) and the Energy Efficient Commercial Buildings Deduction (IRC Section 179D). We also considered proposals to incentivize faster depreciation of energy efficiency improvements. Low-Income Housing Tax Credit, Middle-Income Housing Tax Credit, Housing Production Tax Incentives, and Rental Tax Credits H.R. 1661, Affordable Housing Credit Improvement Act of 2017, to amend the Internal Revenue Code of 1986 to reform the low-income housing tax credit, and for other purposes, all provisions. S. 548, Affordable Housing Credit Improvement Act, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. No specific bill, but studied legislative proposals regarding Qualified Contracts under Low-Income Housing Tax Credit. S. 3365, Middle-Income Housing Tax Credit Act of 2018, to provide a credit for middle-income housing, and for other purposes, all provisions. Studied 80/20 Tax-Exempt Qualified Family Communities Bond Program, a proposal to create affordable housing near transit H.R., 3670, to amend the Internal Revenue Code of 1986 to allow for a credit against tax for rent paid on the personal residence of the taxpayer, all provisions. S. 3250, Rent Relief Act, to amend the Internal Revenue Code of 1986 to allow for a credit against tax for rent paid on the personal residence of the taxpayer, all provisions. S. 3342, Housing, Opportunity, Mobility, and Equity Act of 2018, to require Community Development Block Grant recipients to develop a strategy to support inclusive zoning policies, to allow for a credit to support housing affordability, and for other purposes, all provisions. FIRPTA H.R. 6726, Invest in America Act, to amend the Internal Revenue Code of 1986 to repeal certain provisions applicable to foreign investment in United States real property, all provisions. Treasury Regulations Department of Treasury and Internal Revenue Service, 26 CFR Part 1, REG-107892-18, RIN 1545-BO71, Qualified Business Income Deduction Department of Treasury and Internal Revenue Service, 26 CFR Part 1, REG-104397-18, RIN 1545-BO74, Additional First-Year Depreciation Deduction

Rule to define scope of waters protected under the Clean Water Act (final; recertification of pre-existing rule) Making appropriations for energy and water development and related agencies for the fiscal year ending September 30, 2018 HR 1625 (115) Consolidated Appropriations Act, 2018) H.R. 6147, the FY 19 Interior, Environment, Financial Services, and General Government

Balanced Housing Policy Section 8 Reform Project -Based Voucher Programs Federal Affordable Housing Programs Federal Affordable Housing Energy Savings Programs Fair Housing/Disparate Impact H.R. 1447 - Fair and Equal Housing Act of 2017 Rural Housing Issues HUD Final Rule: Implementation of the Fair Housing Acts Discrimination Effects Voucher Program Rental Assistance Demonstration Program FHA Multifamily Programs Rural Housing Issues: United States Department of Agriculture (USDA) Rural Housing Rental Assistance Agreements related to the funding. HUD: Affirmatively Furthering Fair Housing HUD: Fair Market Rents and Small Area Fair Market Rents HUD: Bed Bug Policy HUD: Guidance for Public Housing Agencies (PHAs) and Owners of Federally-Assisted HUD: Federal Housing Administration (FHA) multifamily mortgage insurance rates in order to spur the financing of affordable housing and energy-efficient apartments. HUD: Median zip code rents HUD: Limited English Proficiency HUD: FHA Energy Bench Marking Regulation HUD: Flood Risk Management Standard Proposals to expand the availability of affordable and workforce housing Reviewed proposals for the sharing economy Davis Bacon Reform as related to the Department of Housing and Urban Development on the Department of Labor Trump Administration transition issues associated with all aspects of multifamily housing Trump Administration Regulatory Freeze Proposals H.R. 482, the Local Zoning Decisions Protection Act of 2017, all provisions S. 160, the HUD Inspection Process and Enforcement Reform Act of 2017, all provisions S. 73, the Housing Accountability Act of 2017, all provisions H.R. 26, the Regulations from the Executive in Need of Scrutiny (REINS) Act of 201, H.R. 5, The Regulatory Accountability Act of 2017 GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Financial Creating Hope and Opportunity for Investors, Consumers and Entrepreneurs (CHOICE) Act Dodd-Frank Reform Community Reinvestment Act Rules High Volatility Commercial Real Estate (HVCRE) legislative proposals Low-Income Housing Tax Credits (LIHTC) FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update National Defense Authorization Act (NDAA) for Fiscal Year 2018 (Personnel, Family Housing) Military Housing Privatization Initiative / Basic Allowance for Housing H.R.5177 - National Mitigation Investment Act H.R. 4694/S.1845 - Lead-Safe Housing for Kids Act of 2017 Budget/Appropriations - The real estate groups have not sent letters on any topic in 2018, I am including the topics that we have been interested in, in the past. Budget and Appropriations interests include: Commerce, Just, Science and Related Agencies Transportation, Housing, and Urban Development, and Related Agencies Act Appropriations Department of Defense Appropriations Agriculture Appropriations bill, Rural Housing Service (RHS), Housing issues Departments of Labor, Health and Human Services, and Education, and Related Agencies HOME Investment Partnerships (HOME) program funding as it relates to the Low Income Housing Tax Credit Program U.S. Census Bureau-Census/American Community Survey U.S. Bureau of Labor Statistics-data on labor, employment, American productivity statistics and information on economy and workforce funding H.R. 620 - ADA Education and Reform Act of 2017 H.R. 1493 - ADA Lawsuit Clarification Act of 2017 Building Codes and Resiliency Land Use/Infrastructure Issues related to policy and funding for Hurricanes Harvey, Irma, and Maria Testified House Financial Services Committee, Subcommittee on Housing and Insurance, Sustainable Housing Finance: Private Sector Perspectives on Housing Finance Reform, Part II S. 2155, Economic Growth, Regulatory Relief, and Consumer Protection Act H.R. 4258, The Family Self Sufficiency Act. H.R. 202, the Landlord Accountability Act DRAFT SOLICITATION # 86546A18R00001, Housing Assistance Payments (HAP) Contract National Support Services (HAPNSS) S.2230 - Help End Abusive Living Situations Act Docket No. FR-6070-N-01 Notice for Suspension of Small Area Fair Market Rent (Small Area FMR) Designations; Solicitation of Comment HUD: Guidance on Recent Changes in Fair Market Rent (FMR), Payment Standard, and Rent Reasonableness Requirements in the Housing Choice Voucher Program H.R. 4258 - Family Self-Sufficiency Act, as amended H.R. 4279 - Expanding Investment Opportunities Act HUD: Proposals with regard to work requirements for assisted housing S. 1845, Lead Safe Housing for Kids Act Durbin-Scott-Menendez-Young-Duckworth-Donnelly). S. 2155, the Economic Growth, Regulatory Relief, and Consumer Protection Act. Sections dealing with: Restoration of the Protecting Tenants at Foreclosure Act of 2009, the Family Self Sufficiency Act and High Volatility Commercial Real Estate (HVCRE) proposals H.R.5352 - Rural Housing Preservation Act of 2018 DRAFT legislation related to Section 8 Pass Through Leases

Public policies affecting risk management for flood, terrorism, disaster, cyber, and other lines of insurance utilized by multifamily firms. National Flood Insurance Program policies, guidance, and requirements affecting existing and future multifamily and single family properties. Public Law No: 113-89, the Homeowner Flood Insurance Affordability Act of 2014 Public Law No. 112-141, the Biggert-Waters Flood Insurance Reform Act of 2012 Reauthorization and reform of the National Flood Insurance Program S. 563/H.R. 1422, the Flood Insurance Market Parity and Modernization Act S. 1445/H.R. 1558, the Repeatedly Flooded Communities Preparation Act H.R. 2246, the Taxpayer Exposure Mitigation Act of 2017 H.R. 2565, a bill to require the use of replacement cost value in determining the premium rates for flood insurance coverage under the National Flood Insurance Act, and for other purposes. H.R. 2868, the National Flood Insurance Program Policyholder Protection Act of 2017 H.R. 2875, the National Flood Insurance Program Administrative Reform Act of 2017 H.R. 2874, The 21st Century Flood Reform Act H.R. 1423, National Flood Insurance Program Reauthorization and Improvement Act of 2017 H.R. 1929, Empowering Homeowners to Mitigate Flood Damage Act of 2017 S. 1368, The Sustainable, Affordable, Fair, and Efficient (SAFE) National Flood Insurance Program Reauthorization Act of 2017 S. 1313, Flood Insurance Affordability and Sustainability Act of 2017 S. 1571, National Flood Insurance Program Reauthorization Act of 2017 H.R. 601, Continuing Appropriations Act, 2018 and Supplemental Appropriations for Disaster Relief Requirements Act, 2017 FY 2019 Budget/Appropriations for NFIP/FEMA in House and Senate OCC/FDIC, et al: Status of Loans in Areas Having Special Flood Hazards-Private Flood Insurance

Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745, Subpart E) Safe Drinking Water Act (42 U.S.C. 300g-1) Lead-safe Housing for Kids Act of 2016 (S. 2316 and H.R. 4694) Requirements for Notification, Evaluation and Reduction of Lead-Based Paint Hazards in Federally Owned Residential Property and Housing Receiving Federal Assistance: Response to Elevated Blood Lead Levels (24 CFR part 35) HR 4432, Lead Safe Housing Act of 2017 HR 1625 (115) Consolidated Appropriations Act, 2018

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. Federal policies surrounding FCC rulemaking Protecting and Promoting the Open Internet/Network Neutrality. FCC review of wiring access issues. H.R. 2666/S.2283 The No Rate Regulation of Broadband Internet Access Act H.R. 1888, Federal Spectrum Incentive Act S. 228/HR 288, Small Business Broadband Deployment Act S. 19, MOBILE Now Act S. 2644 (114th Congress) - FCC Reauthorization Act of 2016 H.R.1625 - Consolidated Appropriations Act, 2018 Improving Competitive Broadband Access to Multiple Tenant Environments, GN Docket No. 17-142 Petition of the Multifamily Broadband Council, GN No. 17-91 H.R. 5447, the Music Modernization Act.

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System H.R.1491, Partnership to Strengthen Homeownership Act of 2015 H.R. 2767 Protecting American Taxpayers and Homeowners Act, all provisions, from the 113th Congress. Community Reinvestment Act Rules High Volatility Commercial Real Estate (HVCRE) legislative proposals H.R. 2148, Clarifying High Volatility Commercial Real Estate Loans FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update FHFA: Federal Housing Finance Agency (FHFA: Housing Goals for 2018 - 2020 Financial Creating Hope and Opportunity for Investors, Consumers and Entrepreneurs (CHOICE) Act Dodd-Frank Reform HMDA joint industry letter to CFPB S. 2155, the Economic Growth, Regulatory Relief, and Consumer Protection Act - High Volatility Commercial Real Estate (HVCRE) proposals H.R. 435, The Credit Access and Inclusion Act of 2017 S. 3040, the Credit Access and Inclusion Act

Rule to define scope of waters protected under the Clean Water Act (final) Making appropriations for energy and water development and related agencies for the fiscal year ending September 30, 2018 HR 1625 (1150 consolidated Appropriations Act, 2018)

H.R. 3441, Save Local Business Act, to clarify the treatment of two or more employers as joint employers under the National Labor Relations Act and the Fair Labor Standards Act of 1938, all provisions. H.R. 3808, Infrastructure Expansion Act of 2017, to preclude absolute liability in any action against a property owner or contractor for projects receiving Federal financial assistance for infrastructure and transportation development, and for other purposes, all provisions. Davis Bacon Reform as related to regarding unwarranted Davis-Bacon split-wage decisions and disruptive effective dates National Labor Relations Board, Request for Information Regarding Representation Election Regulations, 29 CFR Parts 101 and 102 (RIN 3142-AA12).

Public policies affecting risk management for flood, terrorism, disaster, cyber, and other lines of insurance utilized by multifamily firms. National Flood Insurance Program policies, guidance, and requirements affecting existing and future multifamily and single family properties. Public Law No: 113-89, the Homeowner Flood Insurance Affordability Act of 2014 Public Law No. 112-141, the Biggert-Waters Flood Insurance Reform Act of 2012 Reauthorization and reform of the National Flood Insurance Program S. 563/H.R. 1422, the Flood Insurance Market Parity and Modernization Act S. 1445/H.R. 1558, the Repeatedly Flooded Communities Preparation Act H.R. 2246, the Taxpayer Exposure Mitigation Act of 2017 H.R. 2565, a bill to require the use of replacement cost value in determining the premium rates for flood insurance coverage under the National Flood Insurance Act, and for other purposes. H.R. 2868, the National Flood Insurance Program Policyholder Protection Act of 2017 H.R. 2875, the National Flood Insurance Program Administrative Reform Act of 2017 H.R. 2874, The 21st Century Flood Reform Act H.R. 1423, National Flood Insurance Program Reauthorization and Improvement Act of 2017 H.R. 1929, Empowering Homeowners to Mitigate Flood Damage Act of 2017 S. 1368, The Sustainable, Affordable, Fair, and Efficient (SAFE) National Flood Insurance Program Reauthorization Act of 2017 S. 1313, Flood Insurance Affordability and Sustainability Act of 2017 S. 1571, National Flood Insurance Program Reauthorization Act of 2017 H.R. 601, Continuing Appropriations Act, 2018 and Supplemental Appropriations for Disaster Relief Requirements Act, 2017 S.3042/H.R. 2, the Agriculture Improvement Act of 2018 FY 2019 Budget/Appropriations for NFIP/FEMA in House and Senate OCC/FDIC, et al: Status of Loans in Areas Having Special Flood Hazards-Private Flood Insurance

Balanced Housing Policy Section 8 Reform Project -Based Voucher Programs Federal Affordable Housing Programs Federal Affordable Housing Energy Savings Programs Fair Housing/Disparate Impact H.R. 1447 - Fair and Equal Housing Act of 2017 Rural Housing Issues HUD Final Rule: Implementation of the Fair Housing Acts Discrimination Effects Voucher Program Rental Assistance Demonstration Program FHA Multifamily Programs Rural Housing Issues: United States Department of Agriculture (USDA) Rural Housing Rental Assistance Agreements related to the funding. HUD: Affirmatively Furthering Fair Housing HUD: Fair Market Rents and Small Area Fair Market Rents HUD: Bed Bug Policy HUD: Guidance for Public Housing Agencies (PHAs) and Owners of Federally-Assisted HUD: Federal Housing Administration (FHA) multifamily mortgage insurance rates in order to spur the financing of affordable housing and energy-efficient apartments. HUD: Median zip code rents HUD: Limited English Proficiency HUD: FHA Energy Bench Marking Regulation HUD: Flood Risk Management Standard HUD/Trump Administration: Assisted housing rent reform proposals Proposals to expand the availability of affordable and workforce housing Reviewed proposals for the sharing economy Davis Bacon Reform as related to the Department of Housing and Urban Development on the Department of Labor Trump Administration transition issues associated with all aspects of multifamily housing Trump Administration Regulatory Freeze Proposals H.R. 482, the Local Zoning Decisions Protection Act of 2017, all provisions S. 160, the HUD Inspection Process and Enforcement Reform Act of 2017, all provisions S. 73, the Housing Accountability Act of 2017, all provisions H.R. 26, the Regulations from the Executive in Need of Scrutiny (REINS) Act of 201, H.R. 5, The Regulatory Accountability Act of 2017 GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Financial Creating Hope and Opportunity for Investors, Consumers and Entrepreneurs (CHOICE) Act Dodd-Frank Reform Community Reinvestment Act Rules High Volatility Commercial Real Estate (HVCRE) legislative proposals Low-Income Housing Tax Credits (LIHTC) FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update National Defense Authorization Act (NDAA) for Fiscal Year 2019 (Personnel, Family Housing) Military Housing Privatization Initiative / Basic Allowance for Housing H.R.5177 - National Mitigation Investment Act H.R. 4694/S.1845 - Lead-Safe Housing for Kids Act of 2017 - Budget and Appropriations interests include: Commerce, Just, Science and Related Agencies Transportation, Housing, and Urban Development, and Related Agencies Act Appropriations Department of Defense Appropriations Agriculture Appropriations bill, Rural Housing Service (RHS), Housing issues Departments of Labor, Health and Human Services, and Education, and Related Agencies HOME Investment Partnerships (HOME) program funding as it relates to the Low Income Housing Tax Credit Program U.S. Census Bureau-Census/American Community Survey U.S. Bureau of Labor Statistics-data on labor, employment, American productivity statistics and information on economy and workforce funding H.R. 620 - ADA Education and Reform Act of 2017 H.R. 1493 - ADA Lawsuit Clarification Act of 2017 Building Codes and Resiliency Land Use/Infrastructure Issues related to policy and funding for Hurricanes Harvey, Irma, and Maria S. 2155, Economic Growth, Regulatory Relief, and Consumer Protection Act H.R. 4258, The Family Self Sufficiency Act. H.R. 202, the Landlord Accountability Act ) S.2230 - Help End Abusive Living Situations Act Comments submitted to the House Financial Services Committee for the hearing on Empowering a Pro-Growth Economy by Cutting Taxes and Regulatory Red Tape. Administrative Procedures Act Fair Housing - Occupancy Standards - Quality Housing and Work Responsibility Act of 1998 (Pub. L. 105-276, 112 Stat. 2461, approved October 21, 1998 Fair Housing - Emotional Support Animals Fair Housing - Reconsideration of HUD's Implementation of the Fair Housing Act's Disparate Impact Standard H.R. 5735, the Transitional Housing for Recovery in Viable Environments Demonstration Program Act H.R. 5793, the Housing Choice Voucher Mobility Demonstration Act of 2018 H.R. 435, The Credit Access and Inclusion Act of 2017. HUD: Guidance on Changes in Fair Market Rent (FMR), Payment Standard, and Rent Reasonableness Requirements in the Housing Choice Voucher Program H.R. 4258 - Family Self-Sufficiency Act, as amended H.R. 4279 - Expanding Investment Opportunities Act HUD: Proposals with regard to work requirements for assisted housing S. 1845, Lead Safe Housing for Kids Act Durbin-Scott-Menendez-Young-Duckworth-Donnelly). S. 2155, the Economic Growth, Regulatory Relief, and Consumer Protection Act. Sections dealing with: Restoration of the Protecting Tenants at Foreclosure Act of 2009, the Family Self Sufficiency Act and High Volatility Commercial Real Estate (HVCRE) proposals H.R.5352 - Rural Housing Preservation Act of 2018

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System H.R.1491, Partnership to Strengthen Homeownership Act of 2015 H.R. 2767 Protecting American Taxpayers and Homeowners Act, all provisions, from the 113th Congress. Community Reinvestment Act Rules High Volatility Commercial Real Estate (HVCRE) legislative proposals H.R. 2148, Clarifying High Volatility Commercial Real Estate Loans FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update FHFA: Federal Housing Finance Agency (FHFA: Housing Goals for 2018 - 2020 FHFA: Credit Score Request for Input published December 20, 2017 FHFA: Commented on expansion of workforce housing initiatives Financial Creating Hope and Opportunity for Investors, Consumers and Entrepreneurs (CHOICE) Act Dodd-Frank Reform HMDA joint industry letter to CFPB S. 2155, the Economic Growth, Regulatory Relief, and Consumer Protection Act - High Volatility Commercial Real Estate (HVCRE) proposals Federal Housing Finance Agency, Affordable Housing Program Amendments; Correction, Extension of Comment Period, and Further Request for Comment, 12 CFR Parts 1290 and 291, RIN 2590-AA83.

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. Federal policies surrounding FCC rulemaking Protecting and Promoting the Open Internet/Network Neutrality. FCC review of wiring access issues. H.R. 2666/S.2283 The No Rate Regulation of Broadband Internet Access Act H.R. 1888, Federal Spectrum Incentive Act S. 228/HR 288, Small Business Broadband Deployment Act S. 19, MOBILE Now Act H.R.1625 - Consolidated Appropriations Act, 2018 H.R. 5447/S.2823, the Music Modernization Act. Improving Competitive Broadband Access to Multiple Tenant Environments, GN Docket No. 17-142 Petition of the Multifamily Broadband Council, GN No. 17-91 Accelerating Broadband Deployment, GN Docket No. 17-83

Tax Reform Implementation Implementation of Public Law 115-97 (2017 Tax Reform Act) with respect to: Subtitle A -- Individual Tax Reform, Part II Deduction for Qualified Business Income of Pass-Thru Entities: Section 11011: Deduction for Qualified Business Income. Subtitle C -- Business-Related Provisions: Part III -- Cost Recovery and Accounting Methods: Section 13201: Temporary 100 Percent Expensing for Certain Business Assets, Section 13204: Applicable Recovery Period for Real Property. Part IV -- Business-Related Exclusions and Deductions: Section 13301: Limitation on Deduction for Interest, Section 13303: Like-Kind Exchanges of Real Property, Section 13309: Recharacterization of Certain Gains in the Case of Partnership Profits Interests Held in Connection with Performance of Investment Services. Section 13312: Certain Contributions by Governmental Entities not Treated as Contributions to Capital. Part IX -- Other Provisions: Section 13823: Opportunity Zones Energy Tax Incentives No specific bill, but support extending Credit for Energy-Efficient New Homes (IRC Section 45L). We also favor extending and improving the Energy Efficient Commercial Buildings Deduction (IRC Section 179D) by establishing a sliding scale of energy improvements, which would help spur investment in energy efficient improvements in older buildings. Low-Income Housing Tax Credit, Middle-Income Housing Tax Credit, and Housing Production Tax Incentives H.R. 1661, Affordable Housing Credit Improvement Act of 2017, to amend the Internal Revenue Code of 1986 to reform the low-income housing tax credit, and for other purposes, all provisions. S. 548, Affordable Housing Credit Improvement Act, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. No specific bill, but studied legislative proposals regarding Qualified Contracts under Low-Income Housing Tax Credit S. 3384 (114th Congress), Middle-Income Housing Tax Credit Act of 2016, to amend the Internal Revenue Code of 1986 to provide a credit for middle-income housing, all provisions. Studied 80/20 Tax-Exempt Livable Communities Bond Program, a proposal to create affordable housing near transit. FIRPTA We support FIRPTA repeal and/or legislation/regulations to reduce FIRPTAs negative impact on the multifamily industry, including withdrawal of Section Two of IRS Notice 2007-55 with respect to the treatment of liquidating distributions of a REIT as a sale of real estate subject to FIRPTA rather than a sale of stock. Disguised Sales Treasury Regulations Department of the Treasury, Internal Revenue Service, Proposed Removal of Temporary Regulations on a Partner's Share of a Partnership Liability for Disguised Sales Purposes, REG-131186-17, RIN 1545-BO05

Rule to define scope of waters protected under the Clean Water Act (final; recertification of pre-existing rule) Making appropriations for energy and water development and related agencies for the fiscal year ending September 30, 2018 HR 1625 (115) Consolidated Appropriations Act, 2018) H.R. 6147, the FY 19 Interior, Environment, Financial Services, and General Government

Energy Star Program Energy Savings and Industrial Competitiveness Act S.385 Energy Savings and Industrial Competitiveness Act HR 1443 Energy Savings and Building Efficiency Act of 2017 HR 2361 Energy and Natural Resources Act S.1460 HR 1625 (115) Consolidated Appropriations Act, 2018 HR 1682, Energy Star Program Integrity Act

H.R. 3441, Save Local Business Act, to clarify the treatment of two or more employers as joint employers under the National Labor Relations Act and the Fair Labor Standards Act of 1938, all provisions. H.R. 3808, Infrastructure Expansion Act of 2017, to preclude absolute liability in any action against a property owner or contractor for projects receiving Federal financial assistance for infrastructure and transportation development, and for other purposes, all provisions. Davis Bacon Reform as related to regarding unwarranted Davis-Bacon split-wage decisions and disruptive effective dates National Labor Relations Board, Request for Information Regarding Representation Election Regulations, 29 CFR Parts 101 and 102 (RIN 3142-AA12).

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System H.R.1491, Partnership to Strengthen Homeownership Act of 2015 H.R. 2767 Protecting American Taxpayers and Homeowners Act, all provisions, from the 113th Congress. Community Reinvestment Act Rules High Volatility Commercial Real Estate (HVCRE) legislative proposals H.R. 2148, Clarifying High Volatility Commercial Real Estate Loans FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update FHFA: Federal Housing Finance Agency (FHFA: Housing Goals for 2018 - 2020 Financial Creating Hope and Opportunity for Investors, Consumers and Entrepreneurs (CHOICE) Act Dodd-Frank Reform HMDA joint industry letter to CFPB S. 2155, the Economic Growth, Regulatory Relief, and Consumer Protection Act - High Volatility Commercial Real Estate (HVCRE) proposals

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. Federal policies surrounding FCC rulemaking Protecting and Promoting the Open Internet/Network Neutrality. FCC review of wiring access issues. H.R. 2666/S.2283 The No Rate Regulation of Broadband Internet Access Act H.R. 1888, Federal Spectrum Incentive Act S. 228/HR 288, Small Business Broadband Deployment Act S. 19, MOBILE Now Act S. 2644 (114th Congress) - FCC Reauthorization Act of 2016 H.R.1625 - Consolidated Appropriations Act, 2018 Improving Competitive Broadband Access to Multiple Tenant Environments, GN Docket No. 17-142 Petition of the Multifamily Broadband Council, GN No. 17-91 H.R. 5447, the Music Modernization Act.

Energy Star Program Energy Savings and Industrial Competitiveness Act S.385 Energy Savings and Industrial Competitiveness Act HR 1443 Energy Savings and Building Efficiency Act of 2017 HR 2361 Energy Conservation Program: Energy Conservation Standards for Commercial Packaged Boilers, Docket Number EERE-2013-BT-STD0030. Energy Conservation Program: Energy Conservation Standards for Commercial Water Heaters, Docket Number EERE-2014-BT-STD-0042. Energy Conservation Program: Energy Conservation Standards for Residential Furnaces, Docket Number EERE-2014-BT-STD-0031. HR 1625 91150 Consolidated Appropriations Act, 2018 HR 1682, Energy Star Program Integrity Act

Public policies affecting risk management for flood, terrorism, disaster, cyber, and other lines of insurance utilized by multifamily firms. National Flood Insurance Program policies, guidance, and requirements affecting existing and future multifamily and single family properties. Public Law No: 113-89, the Homeowner Flood Insurance Affordability Act of 2014 Public Law No. 112-141, the Biggert-Waters Flood Insurance Reform Act of 2012 Reauthorization and reform of the National Flood Insurance Program S. 563/H.R. 1422, the Flood Insurance Market Parity and Modernization Act S. 1445/H.R. 1558, the Repeatedly Flooded Communities Preparation Act H.R. 2246, the Taxpayer Exposure Mitigation Act of 2017 H.R. 2565, a bill to require the use of replacement cost value in determining the premium rates for flood insurance coverage under the National Flood Insurance Act, and for other purposes. H.R. 2868, the National Flood Insurance Program Policyholder Protection Act of 2017 H.R. 2875, the National Flood Insurance Program Administrative Reform Act of 2017 H.R. 2874, The 21st Century Flood Reform Act H.R. 1423, National Flood Insurance Program Reauthorization and Improvement Act of 2017 H.R. 1929, Empowering Homeowners to Mitigate Flood Damage Act of 2017 S. 1368, The Sustainable, Affordable, Fair, and Efficient (SAFE) National Flood Insurance Program Reauthorization Act of 2017 S. 1313, Flood Insurance Affordability and Sustainability Act of 2017 S. 1571, National Flood Insurance Program Reauthorization Act of 2017 H.R. 601, Continuing Appropriations Act, 2018 and Supplemental Appropriations for Disaster Relief Requirements Act, 2017 FY 2019 Budget/Appropriations for NFIP/FEMA in House and Senate OCC/FDIC, et al: Status of Loans in Areas Having Special Flood Hazards-Private Flood Insurance

Rule to define scope of waters protected under the Clean Water Act (final) Making appropriations for energy and water development and related agencies for the fiscal year ending September 30, 2018 HR 1625 (1150 consolidated Appropriations Act, 2018)

Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745, Subpart E) Safe Drinking Water Act (42 U.S.C. 300g-1) Lead-safe Housing for Kids Act of 2016 (S. 2316 and H.R. 4694) Requirements for Notification, Evaluation and Reduction of Lead-Based Paint Hazards in Federally Owned Residential Property and Housing Receiving Federal Assistance: Response to Elevated Blood Lead Levels (24 CFR part 35) HR 4432, Lead Safe Housing Act of 2017 HR 1625 (115) Consolidated Appropriations Act, 2018

Balanced Housing Policy Section 8 Reform Project -Based Voucher Programs Federal Affordable Housing Programs Federal Affordable Housing Energy Savings Programs Fair Housing/Disparate Impact H.R. 1447 - Fair and Equal Housing Act of 2017 Rural Housing Issues HUD Final Rule: Implementation of the Fair Housing Acts Discrimination Effects Voucher Program Rental Assistance Demonstration Program FHA Multifamily Programs Rural Housing Issues: United States Department of Agriculture (USDA) Rural Housing Rental Assistance Agreements related to the funding. HUD: Affirmatively Furthering Fair Housing HUD: Fair Market Rents and Small Area Fair Market Rents HUD: Bed Bug Policy HUD: Guidance for Public Housing Agencies (PHAs) and Owners of Federally-Assisted HUD: Federal Housing Administration (FHA) multifamily mortgage insurance rates in order to spur the financing of affordable housing and energy-efficient apartments. HUD: Median zip code rents HUD: Limited English Proficiency HUD: FHA Energy Bench Marking Regulation HUD: Flood Risk Management Standard Proposals to expand the availability of affordable and workforce housing Reviewed proposals for the sharing economy Davis Bacon Reform as related to the Department of Housing and Urban Development on the Department of Labor Trump Administration transition issues associated with all aspects of multifamily housing Trump Administration Regulatory Freeze Proposals H.R. 482, the Local Zoning Decisions Protection Act of 2017, all provisions S. 160, the HUD Inspection Process and Enforcement Reform Act of 2017, all provisions S. 73, the Housing Accountability Act of 2017, all provisions H.R. 26, the Regulations from the Executive in Need of Scrutiny (REINS) Act of 201, H.R. 5, The Regulatory Accountability Act of 2017 GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Financial Creating Hope and Opportunity for Investors, Consumers and Entrepreneurs (CHOICE) Act Dodd-Frank Reform Community Reinvestment Act Rules High Volatility Commercial Real Estate (HVCRE) legislative proposals Low-Income Housing Tax Credits (LIHTC) FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update National Defense Authorization Act (NDAA) for Fiscal Year 2018 (Personnel, Family Housing) Military Housing Privatization Initiative / Basic Allowance for Housing H.R.5177 - National Mitigation Investment Act H.R. 4694/S.1845 - Lead-Safe Housing for Kids Act of 2017 Budget/Appropriations - The real estate groups have not sent letters on any topic in 2018, I am including the topics that we have been interested in, in the past. Budget and Appropriations interests include: Commerce, Just, Science and Related Agencies Transportation, Housing, and Urban Development, and Related Agencies Act Appropriations Department of Defense Appropriations Agriculture Appropriations bill, Rural Housing Service (RHS), Housing issues Departments of Labor, Health and Human Services, and Education, and Related Agencies HOME Investment Partnerships (HOME) program funding as it relates to the Low Income Housing Tax Credit Program U.S. Census Bureau-Census/American Community Survey U.S. Bureau of Labor Statistics-data on labor, employment, American productivity statistics and information on economy and workforce funding H.R. 620 - ADA Education and Reform Act of 2017 H.R. 1493 - ADA Lawsuit Clarification Act of 2017 Building Codes and Resiliency Land Use/Infrastructure Issues related to policy and funding for Hurricanes Harvey, Irma, and Maria Testified House Financial Services Committee, Subcommittee on Housing and Insurance, Sustainable Housing Finance: Private Sector Perspectives on Housing Finance Reform, Part II S. 2155, Economic Growth, Regulatory Relief, and Consumer Protection Act H.R. 4258, The Family Self Sufficiency Act. H.R. 202, the Landlord Accountability Act DRAFT SOLICITATION # 86546A18R00001, Housing Assistance Payments (HAP) Contract National Support Services (HAPNSS) S.2230 - Help End Abusive Living Situations Act Docket No. FR-6070-N-01 Notice for Suspension of Small Area Fair Market Rent (Small Area FMR) Designations; Solicitation of Comment HUD: Guidance on Recent Changes in Fair Market Rent (FMR), Payment Standard, and Rent Reasonableness Requirements in the Housing Choice Voucher Program H.R. 4258 - Family Self-Sufficiency Act, as amended H.R. 4279 - Expanding Investment Opportunities Act HUD: Proposals with regard to work requirements for assisted housing S. 1845, Lead Safe Housing for Kids Act Durbin-Scott-Menendez-Young-Duckworth-Donnelly). S. 2155, the Economic Growth, Regulatory Relief, and Consumer Protection Act. Sections dealing with: Restoration of the Protecting Tenants at Foreclosure Act of 2009, the Family Self Sufficiency Act and High Volatility Commercial Real Estate (HVCRE) proposals H.R.5352 - Rural Housing Preservation Act of 2018 DRAFT legislation related to Section 8 Pass Through Leases

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System H.R.1491, Partnership to Strengthen Homeownership Act of 2015 H.R. 2767 Protecting American Taxpayers and Homeowners Act, all provisions, from the 113th Congress. Community Reinvestment Act Rules High Volatility Commercial Real Estate (HVCRE) legislative proposals H.R. 2148, Clarifying High Volatility Commercial Real Estate Loans FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update FHFA: Federal Housing Finance Agency (FHFA: Housing Goals for 2018 - 2020 Financial Creating Hope and Opportunity for Investors, Consumers and Entrepreneurs (CHOICE) Act Dodd-Frank Reform Commented on High Volatility Commercial Real Estate (HVCRE) - Office of the Comptroller of the Currency, FEDERAL DEPOSIT INSURANCE CORPORATION 12 CFR Part 324 RIN 3064-AE59, Simplifications to the Capital Rule Pursuant to the Economic Growth and Regulatory Paperwork Reduction Act of 1996 Commented on Federal Housing Finance Agency (FHFA) 2018-2020 Housing Goals For 2018-2022 Fannie Mae and Freddie Mac Briefed Federal Housing Finance Agency (FHFA), on multifamily conditions/production caps. HMDA joint industry letter to CFPB

Energy Star Program Energy Savings and Industrial Competitiveness Act S.385 Energy Savings and Industrial Competitiveness Act HR 1443 Energy Savings and Building Efficiency Act of 2017 HR 2361 Energy Conservation Program: Energy Conservation Standards for Commercial Packaged Boilers, Docket Number EERE-2013-BT-STD0030. Energy Conservation Program: Energy Conservation Standards for Commercial Water Heaters, Docket Number EERE-2014-BT-STD-0042. Energy Conservation Program: Energy Conservation Standards for Residential Furnaces, Docket Number EERE-2014-BT-STD-0031.

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. Federal policies surrounding FCC rulemaking Protecting and Promoting the Open Internet/Network Neutrality. FCC review of wiring access issues. H.R. 2666/S.2283 The No Rate Regulation of Broadband Internet Access Act H.R. 1888, Federal Spectrum Incentive Act S. 228/HR 288, Small Business Broadband Deployment Act S. 19, MOBILE Now Act Improving Competitive Broadband Access to Multiple Tenant Environments, GN Docket No. 17-142 Petition of the Multifamily Broadband Council, GN No. 17-91

H.R. 3441, Save Local Business Act, to clarify the treatment of two or more employers as joint employers under the National Labor Relations Act and the Fair Labor Standards Act of 1938, all provisions. National Labor Relations Board, 29 CFR Parts 101 and 102, RIN 3142-AA12, Representation-Case Procedures

Tax Reform During the tax reform debate, we promoted a comprehensive approach to tax reform that avoids enacting reform for C corporations at the expense of flow-through entities or otherwise disadvantaging multifamily real estate relative to other asset classes. We supported maintaining prior law regarding: (1) the tax treatment of carried interest; (2) the full deductibility of business interest; (3) the Low-Income Housing Tax Credit (while also increasing program resources) and tax-exempt multifamily housing bonds; (4) the permanent estate tax rules enacted in January 2013; (5) Section 1031 like-kind exchanges; (6) the 27.5-year depreciation period for multifamily buildings (we also support reducing the depreciation period of multifamily buildings to 19 years, their economic life); (7) depreciation recapture; and (8) the deductibility of state and local real estate taxes. We opposed proposals increasing taxes on capital gains. Finally, we favored: (1) repealing or reforming FIRPTA rules to incent foreign investment in U.S. real estate; (2) expanding incentives for energy efficiency in commercial buildings (e.g., Internal Revenue Code Section 179D); and (3) maintaining current UBIT rules for trade associations. H.R. 1, House Tax Cuts and Jobs Act. Title I, Tax Reform for Individuals: Section: 1001: Maximum rate on business income of individuals, Section 1303: Repeal of Deduction for Certain Taxes Not Paid or Accrued In A Trade or Business. Subtitle G -- Estate, Gift, and Generation-skipping Transfer Taxes, all provisions. Title III, Business Tax Reform: Section 3101: Increased expensing, Section 3301: Interest, Section 3303: Like-kind exchanges of real property, Section 3314: Recharacterization of certain gains in the case of partnership profit interests held in connection with performance of services, Section 3403 Repeal of Rehabilitation Credit, Section 3406: Termination of New Markets Tax Credit, Section 3601: Termination of private activity bonds. Title V, Exempt Organizations: Subtitle A: Unrelated Business Income Tax, all provisions. Senate Finance Committee Chairman's Mark of the Tax Cuts and Job's Act. I: Tax Reform for Individuals: Section B1: Allow 17.4-percent deduction to certain pass-through income. Section B2: Limitation on losses for taxpayers other than corporations. Section D1: Repeal of deduction for taxes not paid or accrued in a trade or business. Section E: Increase in Estate and Gift Tax Exemption. III: Business Tax Reform: Section B1: Modification of rules for expensing depreciable business assets. Section C1: Limitation on deduction for interest. Section C2: Temporary 100 percent expensing of business assets. Section C6: Like-kind exchanges of real property. Section C7: Applicable recovery period for real property. Section F2: Modification of rehabilitation credit. Modification to the Senate Finance Committee's Chairman's Mark of the Tax Cuts and Jobs Act. Title II, Proposals Modifying Proposals in the Chairman's Mark, Section B: Business Tax Reform, Proposal 3: Modification of applicable recovery period for real property. Hatch Amendment #10 to Chairman's Mark of Tax Cuts and Jobs Act, to amend the alternative depreciation system recovery period for residential real property HR 1, Senate Tax Cuts and Jobs Act. Subtitle A -- Individual Tax Reform, Part II -- Deduction for Qualified Business Income of Pass-Thru Entities: Section 11011: Deduction for Qualified Business Income. Section 11012: Limitation on Losses for Taxpayers Other Than Corporations. Part V -- Deductions and Exclusions: Section 11042: Suspension of Deduction for State and Local, Etc. Taxes. Section Part VI -- Increase in Estate and Gift Tax Exemption, all provisions. Subtitle C -- Business-Related Provisions: Part II--Small Business Reforms: Section 13101: Modifications of Rules Related for Expensing Depreciable Business Assets. Part III -- Cost Recovery and Accounting Methods, Subpart A -- Cost Recovery: Section 13201: Temporary 100 Percent Expensing for Certain Business Assets, Section 13204: Applicable Recovery Period for Real Property. Part IV -- Business-Related Exclusions and Deductions: Section 13301: Limitation on Deduction for Interest, Section 13303: Like-Kind Exchanges of Real Property, Section 13310: Recharacterization of Certain Gain in the Case of Partnership Profits Interests Held in Connection with Performance of Investment Services. Part V -- Business Credits, Subpart A -- General Provisions: Section 13402: Rehabilitation Credit Limited to Certain Historic Structures. Subpart B -- Provisions Related to Low-Income Housing Credit, all provisions. S. Amdt. 1602 to HR 1, to modify the bill's like-kind exchange provision. S. Amdt. 1611 to HR 1, to restore a medical expense deduction for expenses in excess of 7.5 percent of adjusted gross income for all taxpayers for 2017 and 2018, and to offset by closing the carried interest loophole. S. Amdt. 1614 to HR 1, to make the child and dependent care tax credit fully refundable, and to offset such refundable credit by closing the carried interest loophole. S. Amdt. 1691 to HR 1, to amend the Internal Revenue Code of 1986 to suspend corporate deductions for State and local income taxes, and for other purposes. S. Amdt. 1728 to HR 1, relating to the effective date for the recovery period for real property. S. Amdt. 1741 to S. Amdt. 1618 to HR 1, to make the child and dependent care tax credit fully refundable, and to offset such refundable credit by closing the carried interest loophole. S. Amdt. 1753 to S. Amdt. 1618 to HR 1, adjusting rates for pass-through businesses. Senate Motion to Commit HR 1 Back to Senate Finance Committee with Instructions to Close the Carried Interest Loophole. H.R. 1 Conference Report, Tax Cuts and Jobs Act. Subtitle A -- Individual Tax Reform, Part II Deduction for Qualified Business Income of Pass-Thru Entities: Section 11011: Deduction for Qualified Business Income. Section 11012: Limitation on Losses for Taxpayers Other Than Corporations. Part V -- Deductions and Exclusions: Section 11042: Limitation on Deduction for State and Local, Etc. Taxes. Part VI -- Increase in Estate and Gift Tax Exemption, all provisions. Subtitle C -- Business-Related Provisions: Part II--Small Business Reforms: Section 13101: Modifications of Rules Related for Expensing Depreciable Business Assets. Part III -- Cost Recovery and Accounting Methods, Subpart A -- Cost Recovery: Section 13201: Temporary 100 Percent Expensing for Certain Business Assets, Section 13204: Applicable Recovery Period for Real Property. Part IV -- Business-Related Exclusions and Deductions: Section 13301: Limitation on Deduction for Interest, Section 13303: Like-Kind Exchanges of Real Property, Section 13309: Recharacterization of Certain Gains in the Case of Partnership Profits Interests Held in Connection with Performance of Investment Services. Part V -- Business Credits: Section 13402: Rehabilitation Credit Limited to Certain Historic Structures. Energy S. 2256, Tax Extender Act of 2017, to amend the Internal Revenue Code of 1986 to extend expiring provisions, and for other purposes, Title III -- Incentives for Energy Production and Conservation: Section 310: Extension of Credit for Energy-Efficient New Homes. Section 313: Extension of Energy Efficient Commercial Buildings Deduction. We also favor improving the Energy Efficient Commercial Buildings Deduction by establishing a sliding scale of energy improvements, which would help spur investment in energy efficient improvements in older buildings. Low-Income Housing Tax Credit (LIHTC) & Workforce Housing H.R. 1661, Affordable Housing Credit Improvement Act of 2017, to amend the Internal Revenue Code of 1986 to reform the low-income housing tax credit, and for other purposes, all provisions. S. 548, Affordable Housing Credit Improvement Act, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. S. 3384 (114th Congress), Middle-Income Housing Tax Credit Act of 2016, to amend the Internal Revenue Code of 1986 to provide a credit for middle-income housing, all provisions. Foreign Investment in Real Property Tax Act (FIRPTA) Draft House legislation, Invest in America Act, To amend the Internal Revenue Code of 1986 to simplify certain provisions applicable to foreign investment in United States real property, and for other purposes, all provisions. Withdrawal of Section Two of IRS Notice 2007-55 with respect to the treatment of liquidating distributions of a REIT as a sale of real estate subject to FIRPTA rather than a sale of stock. Hurricane Tax Relief Analyzed possible tax relief provisions to help multifamily businesses recover from Hurricanes Harvey and Irma. These include bonus depreciation for investment, expensing of demolition / clean up, extended net operating loss carrybacks, and enhanced Low-Income Housing Tax Credit and bond allocations. Estate Tax Regulations Department of the Treasury, Executive Order 13789 -- Second Report to the President on Identifying and Reducing Tax Regulatory Burdens (82 FR 48013), Proposed Regulations under Section 2704 on Restrictions on Liquidation of an Interest for Estate, Gift and Generation-Skipping Transfer Taxes (REG-163113-02; 81 F.R. 51413) Partnership Audit Regulations Department of the Treasury and Internal Revenue Service, Notice of Proposed Rulemaking, Centralized Partnership Audit Regime: Rules for Election Under Sections 6226 and 6227, Including Rules for Tiered Partnership Structures, and Administrative and Procedural Provisions. REG-120232-17 and REG 120233-17.

Rule to define scope of waters protected under the Clean Water Act (final) Making appropriations for energy and water development and related agencies for the fiscal year ending September 30, 2018

Balanced Housing Policy Section 8 Reform Project -Based Voucher Programs Federal Affordable Housing Programs Federal Affordable Housing Energy Savings Programs Fair Housing/Disparate Impact H.R. 1447 - Fair and Equal Housing Act of 2017 Rural Housing Issues HUD Final Rule: Implementation of the Fair Housing Acts Discrimination Effects Voucher Program Rental Assistance Demonstration Program FHA Multifamily Programs Rural Housing Issues: United States Department of Agriculture (USDA) Rural Housing Rental Assistance Agreements related to the funding. HUD: Affirmatively Furthering Fair Housing HUD: Fair Market Rents and Small Area Fair Market Rents HUD: Bed Bug Policy HUD: Guidance for Public Housing Agencies (PHAs) and Owners of Federally-Assisted Housing on Excluding the Use of Arrest Records in Housing Decisions HUD: Federal Housing Administration (FHA) multifamily mortgage insurance rates in order to spur the financing of affordable housing and energy-efficient apartments. HUD: Median zip code rents HUD: Limited English Proficiency HUD: FHA Energy Bench Marking Regulation HUD: Flood Risk Management Standard HUD: Notice H 2017-05, Violence Against Women Act (VAWA) Reauthorization Act of 2013 - Additional Guidance for Multifamily Owners and Management HUD: [Docket No. FR-6030-N-01], Reducing Regulatory Burden; Enforcing the Regulatory Reform Agenda Under Executive Order 13777 HUD: [Docket No. FR-6021-N-01], Proposed Changes to the Methodology Used for Estimating Fair Market Rents HUD: [Docket No. FR-5997-N-25], 30-Day Notice of Proposed Information, Collection: Small Area Fair Market, Rent Demonstration Evaluation Proposals to expand the availability of affordable and workforce housing Reviewed proposals for the sharing economy Davis Bacon Reform as related to the Department of Housing and Urban Development on the Department of Labor Trump Administration transition issues associated with all aspects of multifamily housing Trump Administration Regulatory Freeze Proposals H.R. 482, the Local Zoning Decisions Protection Act of 2017, all provisions S. 160, the HUD Inspection Process and Enforcement Reform Act of 2017, all provisions S. 73, the Housing Accountability Act of 2017, all provisions H.R. 26, the Regulations from the Executive in Need of Scrutiny (REINS) Act of 201, H.R. 5, The Regulatory Accountability Act of 2017 GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Financial Creating Hope and Opportunity for Investors, Consumers and Entrepreneurs (CHOICE) Act Dodd-Frank Reform Community Reinvestment Act Rules High Volatility Commercial Real Estate (HVCRE) legislative proposals Low-Income Housing Tax Credits (LIHTC) FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update Military Housing National Defense Authorization Act (NDAA) for Fiscal Year 2018 (Personnel, Family Housing) Military Housing Privatization Initiative / Basic Allowance for Housing FAA Reauthorization - One Engine Inoperative Policy H.R.5177 - National Mitigation Investment Act S.1845 - Lead-Safe Housing for Kids Act of 2017 Budget/Appropriations FY 2017 Housing Appropriations - House and Senate H.R. 3354, The Make America Secure and Prosperous Appropriations Act for FY 2018, H.R. 3354 -Commerce, Justice, Science and Related Agencies Appropriations -Transportation, Housing, and Urban Development, and Related Agencies Act Appropriations -Department of Defense Appropriations -Agriculture Appropriations bill, Rural Housing Service (RHS), Housing issues, Appropriations -Departments of Labor, Health and Human Services, and Education, and Related Agencies Appropriations - Appropriations for HOME Investment Partnerships (HOME) program funding as it relates to the Low Income Housing Tax Credit Program FY 2017 Budget House and Senate -Funding for the U.S. Census Bureau- Census/American Community Survey -Funding for the U.S. Bureau of Labor Statistics-data on labor, employment, American productivity statistics and information on economy and workforce funding - Funding for Housing - Transportation Housing Urban Development FY2018 Appropriations- House and Senate -Appropriations and Military Construction, Veterans Affairs, and Related Agencies Appropriations -Commerce, Justice, Science and Related Agencies Appropriations, funding U.S. Census Bureau/American Community Survey -Transportation, Housing, and Urban Development, and Related Agencies Act Appropriations -Department of Defense Appropriations -Agriculture Appropriations bill, Rural Housing Service (RHS), Housing issues, Appropriations -Departments of Labor, Health and Human Services, and Education, and Related Agencies Appropriations/Budget FY2018 Budget Administration House and Senate -Funding for the U.S. Census Bureau- Census/American Community Survey -Funding for the U.S. Bureau of Labor Statistics-data on labor, employment, American productivity statistics and information on economy and workforce funding - Funding for Housing - Transportation Housing Urban Development -Funding Agriculture Appropriations bill, Rural Housing Service (RHS), Housing issues, Appropriations H.R. 620 - ADA Education and Reform Act of 2017 H.R. 1493 - ADA Lawsuit Clarification Act of 2017 Land-Use/Infrastructure Proposal Land Use/Infrastructure Issues related to policy and funding for Hurricanes Harvey, Irma, and Maria

Department of Labor, Request for Information regarding the regulations located at 29 CFR part 541, which define and delimit exemptions from the Fair Labor Standards Act's minimum wage and overtime requirements for certain executive, administrative, professional, outside sales and computer employees. RIN 1235-AA20 H.R. 2776, Workforce Democracy and Fairness Act, to amend the National Labor Relations Act with respect to the timing of elections and pre-election hearings and the identification of pre-election issues, all provisions. S. 1350, Workforce Democracy and Fairness Act, to amend the National Labor Relations Act with respect to the timing of elections and pre-election hearings and the identification of pre-election issues, and to require that lists of employees eligible to vote in organizing elections be provided to the National Labor Relations Board, all provisions. H.R. 3441, Save Local Business Act, to clarify the treatment of two or more employers as joint employers under the National Labor Relations Act and the Fair Labor Standards Act of 1938, all provisions. H.R.3354, Make America Secure and Prosperous Appropriations Act, 2018. Division F -- Departments of Labor, Health and Human Services, and Education, and Related Agencies Appropriations Act, 2018, Administrative Provisions -- National Labor Relations Board, Section 408: Denies funding to issue, enforce or litigate joint employer rule. H.R. 3358, Departments of Labor, Health and Human Services, and Education, and Related Agencies Appropriations Act, 2018, Administrative Provisions -- National Labor Relations Board, Section 408: Denies funding to issue, enforce or litigate joint employer rule House Rules Committee Amendment 110 (became House Amendment 419) to Division F (Departments of Labor, Health and Human Services, and Education, and Related Agencies Appropriations Act, 2018) of H.R.3354, Make America Secure and Prosperous Appropriations Act, 2018. Amendment denies funding to enforce National Labor Relations Board ambush election rule.

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. Federal policies surrounding FCC rulemaking Protecting and Promoting the Open Internet/Network Neutrality. FCC review of wiring access issues. H.R. 2666/S.2283 The No Rate Regulation of Broadband Internet Access Act H.R. 1888, Federal Spectrum Incentive Act S. 228/HR 288, Small Business Broadband Deployment Act S. 19, MOBILE Now Act Improving Competitive Broadband Access to Multiple Tenant Environments, GN Docket No. 17-142 Petition of the Multifamily Broadband Council, GN No. 17-91

Specific lobbying issues Tax Reform Promoted comprehensive approach to tax reform that avoids enacting reform for C corporations at the expense of flow-through entities or otherwise disadvantaging multifamily real estate relative to other asset classes. Support maintaining current law regarding: (1) the tax treatment of carried interest; (2) the full deductibility of business interest; (3) the Low-Income Housing Tax Credit (while also increasing program resources) and tax-exempt multifamily housing bonds; (4) the permanent estate tax rules enacted in January 2013; (5) Section 1031 like-kind exchanges; (6) the 27.5-year depreciation period for multifamily buildings (we also support reducing the depreciation period of multifamily buildings to 19 years, their economic life); (7) depreciation recapture; and (8) the deductibility of state and local real estate taxes. We oppose proposals increasing taxes on capital gains. Finally, we favor: (1) allowing business income of multifamily pass-through entities to fully qualify for any future lower pass-through tax rate; (2) repealing or reforming FIRPTA rules to incent foreign investment in U.S. real estate; and (3) expanding incentives for energy efficiency in commercial buildings (e.g., Internal Revenue Code Section 179D). Trump Administration and Congressional Republicans, Tax Reform: Unified Framework for Fixing Our Broken Tax Code, all provisions S. 1144, Investment in New Ventures and Economic Success Today (INVEST) Act of 2017, to encourage business creation by allowing faster recovery of start-up and organizational expenses, to simplify accounting methods for small businesses, to expand expensing and provide accelerated cost recovery to encourage investment in new plants and equipment, and for other purposes, Section 301: Modifications of Rules for Expensing Depreciable Assets; Section 311: 50-Percent Expensing Made Permanent. Supported repeal of net investment income tax as part of Affordable Care Act repeal legislation. Energy Supported extension of the Section 45L New Energy Efficient Home Credit and the Section 179D Energy Efficient Commercial Buildings Deduction (also favor improving the Commercial Buildings Deduction by establishing a sliding scale of energy improvements, which would help spur investment in energy efficient improvements in older buildings). H.R. 3507, to amend the Internal Revenue Code of 1986 to make permanent and modify the energy efficient commercial buildings deduction, and for other purposes, all provisions. H.R. 3515, HVAC Expensing and Technology Act of 2017, to amend the Internal Revenue Code of 1986 to provide for expensing of qualified energy efficient heating and air-conditioning property for certain taxpayers and accelerated cost recovery for such property for other taxpayers, all provisions. Low-Income Housing Tax Credit (LIHTC) & Workforce Housing H.R. 1661, Affordable Housing Credit Improvement Act of 2017, to amend the Internal Revenue Code of 1986 to reform the low-income housing tax credit, and for other purposes, all provisions. S. 548, Affordable Housing Credit Improvement Act, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. S. 3384 (114th Congress), Middle-Income Housing Tax Credit Act of 2016, to amend the Internal Revenue Code of 1986 to provide a credit for middle-income housing, all provisions. H.R., 3670, Rent Relief Act of 2017, to amend the Internal Revenue Code of 1986 to allow for a credit against tax for rent paid on the personal residence of the taxpayer, all provisions. Partnership Audits Department of the Treasury and Internal Revenue Service, Notice of proposed rulemaking on Centralized Partnership Audit Regime, REG-136118-15. Foreign Investment in Real Property Tax Act (FIRPTA) Request that Members of Congress ask that Treasury / IRS withdraw Section 2 of Notice 2007-55 that deems liquidating distributions of a REIT as a sale of real estate subject to FIRPTA rather than a sale of stock Tax Technical Corrections Related to FIRPTA and Partnership Audits H.R. 6439/S.3506 (114th Congress), The Tax Technical Corrections Act of 2016, Section 101: Amendments Relating to Protecting Americans From Tax Hike Act of 2015, Exception from Qualified Pension Funds; Title II--Technical Corrections Related to Partnership Audit Rules, all provisions. Hurricane Tax Relief Possible tax relief provisions to help multifamily businesses recover from Hurricanes Harvey and Irma. These include bonus depreciation for investment, expensing of demolition / clean up costs, extended net operating loss carrybacks, and enhanced Low-Income Housing Tax Credit and bond allocations. Estate Tax Regulations Department of the Treasury, Internal Revenue Service, Proposed Regulations under Section 2704 on Restrictions on Liquidation of an Interest for Estate, Gift and Generation-Skipping Transfer Taxes (REG-163113-02; 81 F.R. 51413) Notice 2017-38, Implementation of Executive Order 13789 (Identifying and Reducing Tax Regulatory Burdens), Proposed Regulations under Section 2704 on Restrictions on Liquidation of an Interest for Estate, Gift and Generation-Skipping Transfer Taxes (REG-163113-02; 81 F.R. 51413) H.R.3354, Make America Secure and Prosperous Appropriations Act, 2018. Division D -- Financial Services and General Government Appropriations, Act 2018, Administrative Provisions -- Internal Revenue Service, Section 115: Denies funds to finalize, enforce or implement Proposed Treasury Regulations relating to the liquidation of an interest with respect to estate, gift, and generation-skipping taxes under Section 2704 of the Internal Revenue Code. H.R.3280, Financial Services and General Government Appropriations Act, 2018, Administrative Provisions -- Internal Revenue Service, Section 115: Denies funds to finalize, enforce or implement Proposed Treasury Regulations relating to the liquidation of an interest with respect to estate, gift, and generation-skipping taxes under Section 2704 of the Internal Revenue Code

Rule to define scope of waters protected under the Clean Water Act (final) Making appropriations for energy and water development and related agencies for the fiscal year ending September 30, 2018

Energy Savings and Industrial Competitiveness Act S.385 Energy Savings and Industrial Competitiveness Act HR 1443 Energy Savings and Building Efficiency Act of 2017 HR 2361 Energy Conservation Program: Energy Conservation Standards for Commercial Packaged Boilers, Docket Number EERE-2013-BT-STD0030. Energy Conservation Program: Energy Conservation Standards for Commercial Water Heaters, Docket Number EERE-2014-BT-STD-0042. Energy Conservation Program: Energy Conservation Standards for Residential Furnaces, Docket Number EERE-2014-BT-STD-0031.

Rule to define scope of waters protected under the Clean Water Act (final) Making appropriations for energy and water development and related agencies for the fiscal year ending September 30, 2018

Tax Reform Promoted comprehensive approach to tax reform that avoids enacting reform for C corporations at the expense of flow-through entities or otherwise disadvantaging multifamily real estate relative to other asset classes. Support maintaining current law regarding: (1) the tax treatment of carried interest; (2) the full deductibility of business interest; (3) the Low-Income Housing Tax Credit (while also increasing program resources) and tax-exempt private activity housing bonds; (4) the permanent estate tax rules enacted in January 2013; (5) Section 1031 like-kind exchanges; (6) the 27.5-year depreciation period for multifamily buildings; (7) depreciation recapture; and (8) the deductibility of state and local real estate taxes. We oppose proposals increasing taxes on capital gains. Finally, we favor: (1) repealing or reforming FIRPTA rules to incent foreign investment in U.S. real estate; and (2) expanding incentives for energy efficiency in commercial buildings (e.g., Internal Revenue Code Section 179D). House Republican Tax Reform Blueprint, A Better Way: A Pro-Growth Tax Code for All Americans, all provisions. Trump Administration Tax Plan, 2017 Tax Reform for Economic Growth and American Jobs, all provisions. S. 1144, Investment in New Ventures and Economic Success Today (INVEST) Act of 2017, to encourage business creation by allowing faster recovery of start-up and organizational expenses, to simplify accounting methods for small businesses, to expand expensing and provide accelerated cost recovery to encourage investment in new plants and equipment, and for other purposes, Section 301: Modifications of Rules for Expensing Depreciable Assets; Section 311: 50-Percent Expensing Made Permanent. H.R. 4377 (114th Congress), American Business Competitiveness Act of 2015 , legislation to amend the Internal Revenue Code of 1986 to tax business income on a cash flow basis and for other purposes, all provisions. Proposals to amend the taxation of financial products and providing for an exception from the definition of a derivative for real estate that is to be delivered. Energy Supported extension of the Section 45L New Energy Efficient Home Credit and the Section 179D Energy Efficient Commercial Buildings Deduction (also favor improving the Commercial Buildings Deduction by establishing a sliding scale of energy improvements, which would help spur investment in energy efficient improvements in older buildings). Low-Income Housing Tax Credit (LIHTC) H.R. 1661, Affordable Housing Credit Improvement Act of 2017, to amend the Internal Revenue Code of 1986 to reform the low-income housing tax credit, and for other purposes, all provisions. S. 548, Affordable Housing Credit Improvement Act, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. Workforce Housing S. 3384 (114th Congress), Middle-Income Housing Tax Credit Act of 2016, to amend the Internal Revenue Code of 1986 to provide a credit for middle-income housing, all provisions. Analyzed Housing Affordability Tax Incentives, including Renter Tax Credits and Employer-Provided Housing Tax Exclusions. Partnership Audits H.R. 6439/S.3506 (114th Congress), The Tax Technical Corrections Act of 2016, Section 101: Amendments Relating to Protecting Americans From Tax Hike Act of 2015, Exception from Qualified Pension Funds; Title II-Technical Corrections Related to Partnership Audit Rules, all provisions. Department of the Treasury and Internal Revenue Service, Notice of proposed rulemaking on Centralized Partnership Audit Regime, REG-136118-15. S Corporation Modernization H.R. 1696 / S. 711, S Corporation Modernization Act of 2017, to amend the Internal Revenue Code of 1986 to provide for S corporation reform, and for other purposes, all provisions. Estate Tax Regulations Department of the Treasury, Internal Revenue Service REG-163113-02, Estate, Gift, and Generation-Skipping Taxes; Restrictions on Liquidation of an Interest. House Appropriations Financial Services Subcommittee legislation, Making appropriations for financial services and general government for the fiscal year ending September 30, 2018, and for other purposes, Administrative Provisions -- Internal Revenue Service, Section 115: Denies funds to finalize, enforce or implement Proposed Treasury Regulations relating to the liquidation of an interest with respect to estate, gift, and generation-skipping taxes under Section 2704 of the Internal Revenue Code.

Balanced Housing Policy Section 8 Reform Project -Based Voucher Programs Federal Affordable Housing Programs Federal Affordable Housing Energy Savings Programs Fair Housing/Disparate Impact H.R. 1447 - Fair and Equal Housing Act of 2017 Rural Housing Issues HUD Final Rule: Implementation of the Fair Housing Acts Discrimination Effects Voucher Program Rental Assistance Demonstration Program FHA Multifamily Programs Rural Housing Issues: United States Department of Agriculture (USDA) Rural Housing Rental Assistance Agreements related to the funding. HUD: Affirmatively Furthering Fair Housing HUD: Fair Market Rents and Small Area Fair Market Rents HUD: Bed Bug Policy HUD: Guidance for Public Housing Agencies (PHAs) and Owners of Federally-Assisted Housing on Excluding the Use of Arrest Records in Housing Decisions HUD: Federal Housing Administration (FHA) multifamily mortgage insurance rates in order to spur the financing of affordable housing and energy-efficient apartments. HUD: Median zip code rents HUD: Limited English Proficiency HUD: FHA Energy Bench Marking Regulation HUD: Flood Risk Management Standard HUD: Notice H 2017-05, Violence Against Women Act (VAWA) Reauthorization Act of 2013 - Additional Guidance for Multifamily Owners and Management HUD: [Docket No. FR-6030-N-01], Reducing Regulatory Burden; Enforcing the Regulatory Reform Agenda Under Executive Order 13777 HUD: [Docket No. FR-6021-N-01], Proposed Changes to the Methodology Used for Estimating Fair Market Rents HUD: [Docket No. FR-5997-N-25], 30-Day Notice of Proposed Information, Collection: Small Area Fair Market, Rent Demonstration Evaluation Proposals to expand the availability of affordable and workforce housing Reviewed proposals for the sharing economy Davis Bacon Reform as related to the Department of Housing and Urban Development on the Department of Labor Trump Administration transition issues associated with all aspects of multifamily housing Trump Administration Regulatory Freeze Proposals H.R. 482, the Local Zoning Decisions Protection Act of 2017, all provisions S. 160, the HUD Inspection Process and Enforcement Reform Act of 2017, all provisions S. 73. the Housing Accountability Act of 2017, all provisions H.R. 26, the Regulations from the Executive in Need of Scrutiny (REINS) Act of 201, H.R. 5, The Regulatory Accountability Act of 2017 GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Financial Creating Hope and Opportunity for Investors, Consumers and Entrepreneurs (CHOICE) Act Dodd-Frank Reform Community Reinvestment Act Rules High Volatility Commercial Real Estate (HVCRE) legislative proposals Low-Income Housing Tax Credits (LIHTC) FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update Military Housing National Defense Authorization Act (NDAA) for Fiscal Year 2018 (Personnel, Family Housing) Military Housing Privatization Initiative / Basic Allowance for Housing FAA Reauthorization - One Engine Inoperative Policy H.R.5177 - National Mitigation Investment Act Budget/Appropriations FY 2017 Housing Appropriations - House and Senate: -Continuing Resolution/H.R.5325 - Continuing Appropriations and Military Construction, Veterans Affairs, and Related Agencies Appropriations Act, 2017, and Zika Response and Preparedness Act Commerce, Justice, Science and Related Agencies Appropriations Transportation, Housing, and Urban Development, and Related Agencies Act Appropriations Department of Defense Appropriations Agriculture Appropriations bill, Rural Housing Service (RHS), Housing issues, Appropriations Departments of Labor, Health and Human Services, and Education, and Related Agencies Appropriations - Appropriations for HOME Investment Partnerships (HOME) program funding as it relates to the Low Income Housing Tax Credit Program FY 2017 Budget House and Senate -Funding for the U.S. Census Bureau- Census/American Community Survey -Funding for the U.S. Bureau of Labor Statistics-data on labor, employment, American productivity statistics and information on economy and workforce funding - Funding for Housing - Transportation Housing Urban Development FY2018 Appropriations- House and Senate -Appropriations and Military Construction, Veterans Affairs, and Related Agencies Appropriations, Commerce, Justice, Science and Related Agencies Appropriations Transportation, Housing, and Urban Development, and Related Agencies Act Appropriations Department of Defense Appropriations Agriculture Appropriations bill, Rural Housing Service (RHS), Housing issues, Appropriations Departments of Labor, Health and Human Services, and Education, and Related Agencies Appropriations/Budget FY2018 Budget Administration House and Senate -Funding for the U.S. Census Bureau- Census/American Community Survey -Funding for the U.S. Bureau of Labor Statistics-data on labor, employment, American productivity statistics and information on economy and workforce funding - Funding for Housing - Transportation Housing Urban Development H.R. 620 - ADA Education and Reform Act of 2017 H.R. 1493 - ADA Lawsuit Clarification Act of 2017 Land-Use/Infrastructure Proposal Land Use/Infrastructure S. 1445/H.R. 1558, the Repeatedly Flooded Communities Preparation Act H.R. 2246, the Taxpayer Exposure Mitigation Act of 2017 H.R. 2565, a bill to require the use of replacement cost value in determining the premium rates for flood insurance coverage under the National Flood Insurance Act, and for other purposes. H.R. 2868, the National Flood Insurance Program Policyholder Protection Act of 2017 H.R. 2875, the National Flood Insurance Program Administrative Reform Act of 2017 H.R. 2874, The 21st Century Flood Reform Act H.R. 1423, National Flood Insurance Program Reauthorization and Improvement Act of 2017 H.R. 1929, Empowering Homeowners to Mitigate Flood Damage Act of 2017 S. 1368, The Sustainable, Affordable, Fair, and Efficient (SAFE) National Flood Insurance Program Reauthorization Act of 2017 S. 1313, Flood Insurance Affordability and Sustainability Act of 2017

Department of Labor Overtime Rule: Department of Labor, Final Rule, Defining and Delimiting the Exemptions for Executive, Administrative, Professional, Outside Sales and Computer Employees, 29 CFR 541, RIN 1235-AA11 National Labor Relations Board (NLRB) Joint Employer Rule: Browning-Ferris Industries of California, Inc., d/b/a BFI Newby Island Recyclery, and FPR-II, LLC, d/b/a Leadpoint Business Services, and Sanitary Truck Drivers and Helpers Local 350, International Brotherhood of Teamsters, Petitioner. Case 32-RC-109684. August 27, 2015 H.R. 2776, Workforce Democracy and Fairness Act, to amend the National Labor Relations Act with respect to the timing of elections and pre-election hearings and the identification of pre-election issues, all provisions. S. 1350, to amend the National Labor Relations Act with respect to the timing of elections and pre-election hearings and the identification of pre-election issues, and to require that lists of employees eligible to vote in organizing elections be provided to the National Labor Relations Board, all provisions.

Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745, Subpart E) Lead-safe Housing for Kids Act of 2016 (S. 2316 and H.R. 4694) Requirements for Notification, Evaluation and Reduction of Lead-Based Paint Hazards in Federally Owned Residential Property and Housing Receiving Federal Assistance: Response to Elevated Blood Lead Levels (24 CFR part 35)

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. Federal policies surrounding FCC rulemaking Protecting and Promoting the Open Internet/Network Neutrality. FCC review of wiring access issues. H.R. 2666/S.2283 The No Rate Regulation of Broadband Internet Access Act H.R. 1888, Federal Spectrum Incentive Act S. 228/HR 288, Small Business Broadband Deployment Act S. 19, MOBILE Now Act

Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745, Subpart E) Lead-safe Housing for Kids Act of 2016 (S. 2316 and H.R. 4694) Get the Lead Out, Clear, Test Kids and Fund Water (S.2588, S. 2587, S. 2586 and S. 2583) Requirements for Notification, Evaluation and Reduction of Lead-Based Paint Hazards in Federally Owned Residential Property and Housing Receiving Federal Assistance: Response to Elevated Blood Lead Levels (24 CFR part 35)

Rule to define scope of waters protected under the Clean Water Act (final) Proposal to Reissue and Modify Nationwide Permits (NWPs); Docket No. COE-2015-0017

Tax Reform Promoted comprehensive approach to tax reform that avoids enacting reform for C corporations at the expense of flow-through entities or otherwise disadvantaging multifamily real estate relative to other asset classes. Support maintaining current law regarding: (1) the tax treatment of carried interest; (2) the full deductibility of business interest; (3) the Low-Income Housing Tax Credit (while also increasing program resources) and tax-exempt private activity housing bonds; (4) the permanent estate tax rules enacted in January 2013; (5) Section 1031 like-kind exchanges; (6) the 27.5-year depreciation period for multifamily buildings; (7) depreciation recapture; and (8) the deductibility of state and local real estate taxes. We oppose proposals increasing taxes on capital gains. Finally, we favor: (1) repealing or reforming FIRPTA rules to incent foreign investment in U.S. real estate; and (2) expanding incentives for energy efficiency in commercial buildings (e.g., Internal Revenue Code Section 179D). House Republican Tax Reform Blueprint, A Better Way: A Pro-Growth Tax Code for All Americans, all provisions. Energy Supported extension of the Section 45L New Energy Efficient Home Credit and the Section 179D Energy Efficient Commercial Buildings Deduction (also favor improving the Commercial Buildings Deduction by establishing a sliding scale of energy improvements, which would help spur investment in energy efficient improvements in older buildings). Low-Income Housing Tax Credit (LIHTC) H.R. 1661, Affordable Housing Credit Improvement Act of 2017, to amend the Internal Revenue Code of 1986 to reform the low-income housing tax credit, and for other purposes, all provisions. S. 548, Affordable Housing Credit Improvement Act, to amend the Internal Revenue Code of 1986 to reform the low-income housing credit, and for other purposes, all provisions. Workforce Housing S. 3384 (114th Congress), Middle-Income Housing Tax Credit Act of 2016, to amend the Internal Revenue Code of 1986 to provide a credit for middle-income housing, all provisions. Community Development HR 1416, to amend the Internal Revenue Code of 1986 to exclude from gross income contributions to the capital of a partnership, and for other purposes, all provisions. Partnership Audits P.L. 114-74, Bipartisan Budget Act of 2015, Section 1101, partnership audits and adjustments. H.R. 6439/S.3506 (114th Congress), The Tax Technical Corrections Act of 2016, Section 101: Amendments Relating to Protecting Americans From Tax Hike Act of 2015, Exception from Qualified Pension Funds; Title II-Technical Corrections Related to Partnership Audit Rules, all provisions. S Corporation Modernization H.R. 1696 / S. 711, S Corporation Modernization Act of 2017, a bill to amend the Internal Revenue Code of 1986 to provide for S corporation reform, and for other purposes, all provisions. Tax Regulations Department of the Treasury, Internal Revenue Service REG-163113-02, Estate, Gift, and Generation-Skipping Taxes; Restrictions on Liquidation of an Interest

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System H.R.1491, Partnership to Strengthen Homeownership Act of 2015 H.R. 2767 Protecting American Taxpayers and Homeowners Act, all provisions, from the 113th Congress. Community Reinvestment Act Rules High Volatility Commercial Real Estate (HVCRE) legislative proposals FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update Financial Creating Hope and Opportunity for Investors, Consumers and Entrepreneurs (CHOICE) Act Dodd-Frank Reform

Balanced Housing Policy Section 8 Reform Project -Based Voucher Programs Federal Affordable Housing Programs Federal Affordable Housing Energy Savings Programs Fair Housing/Disparate Impact H.R. 1447 - Fair and Equal Housing Act of 2017 Rural Housing Issues HUD Final Rule: Implementation of the Fair Housing Acts Discrimination Effects Voucher Program Rental Assistance Demonstration Program FHA Multifamily Programs Rural Housing Issues: United States Department of Agriculture (USDA) Rural Housing Rental Assistance Agreements related to the funding. HUD: Affirmatively Furthering Fair Housing HUD: Fair Market Rents and Small Area Fair Market Rents HUD: Bed Bug Policy HUD: Guidance for Public Housing Agencies (PHAs) and Owners of Federally-Assisted Housing on Excluding the Use of Arrest Records in Housing Decisions HUD: Federal Housing Administration (FHA) multifamily mortgage insurance rates in order to spur the financing of affordable housing and energy-efficient apartments. HUD: Median zip code rents HUD: Limited English Proficiency HUD: FHA Energy Bench Marking Regulation Proposals to expand the availability of affordable and workforce housing Reviewed proposals for the sharing economy Davis Bacon Reform as related to the Department of Housing and Urban Development on the Department of Labor Trump Administration transition issues associated with all aspects of multifamily housing Trump Administration Regulatory Freeze Proposals H.R. 482, the Local Zoning Decisions Protection Act of 2017, all provisions S. 160, the HUD Inspection Process and Enforcement Reform Act of 2017, all provisions S. 73. the Housing Accountability Act of 2017, all provisions H.R. 26, the Regulations from the Executive in Need of Scrutiny (REINS) Act of 201, H.R. 5, The Regulatory Accountability Act of 2017 GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Financial Creating Hope and Opportunity for Investors, Consumers and Entrepreneurs (CHOICE) Act Dodd-Frank Reform Community Reinvestment Act Rules High Volatility Commercial Real Estate (HVCRE) legislative proposals Low-Income Housing Tax Credits (LIHTC) FHFA: Federal Housing Finance Agency (FHFA) Quarterly Market Update Military Housing National Defense Authorization Act (NDAA) for Fiscal Year 2018 (Personnel, Family Housing) Military Housing Privatization Initiative / Basic Allowance for Housing Budget/Appropriations FY 2017 Housing Appropriations - House and Senate: -Continuing Resolution/H.R.5325 - Continuing Appropriations and Military Construction, Veterans Affairs, and Related Agencies Appropriations Act, 2017, and Zika Response and Preparedness Act Commerce, Justice, Science and Related Agencies Appropriations Transportation, Housing, and Urban Development, and Related Agencies Act Appropriations Department of Defense Appropriations Agriculture Appropriations bill, Rural Housing Service (RHS), Housing issues, Appropriations Departments of Labor, Health and Human Services, and Education, and Related Agencies Appropriations - Appropriations for HOME Investment Partnerships (HOME) program funding as it relates to the Low Income Housing Tax Credit Program FY 2017 Budget House and Senate -Funding for the U.S. Census Bureau- Census/American Community Survey -Funding for the U.S. Bureau of Labor Statistics-data on labor, employment, American productivity statistics and information on economy and workforce funding - Funding for Housing - Transportation Housing Urban Development FY2018 Appropriations- House and Senate -Appropriations and Military Construction, Veterans Affairs, and Related Agencies Appropriations, Commerce, Justice, Science and Related Agencies Appropriations Transportation, Housing, and Urban Development, and Related Agencies Act Appropriations Department of Defense Appropriations Agriculture Appropriations bill, Rural Housing Service (RHS), Housing issues, Appropriations Departments of Labor, Health and Human Services, and Education, and Related Agencies Appropriations FY2018 Budget Administration House and Senate -Funding for the U.S. Census Bureau- Census/American Community Survey -Funding for the U.S. Bureau of Labor Statistics-data on labor, employment, American productivity statistics and information on economy and workforce funding - Funding for Housing - Transportation Housing Urban Development H.R. 620 - ADA Education and Reform Act of 2017 H.R. 1493 - ADA Lawsuit Clarification Act of 2017 Land-Use/Infrastructure Proposal Land Use/Infrastructure

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. Federal policies surrounding FCC rulemaking Protecting and Promoting the Open Internet/Network Neutrality. FCC review of wiring access issues. H.R. 2666/S.2283 The No Rate Regulation of Broadband Internet Access Act H.R. 1888, Federal Spectrum Incentive Act S. 228/HR 288, Small Business Broadband Deployment Act S. 19, MOBILE Now Act

PL 94-385, Energy Conservation and Production Act, Section 6833 & 6836 H.R.1273, Energy Savings and Building Efficiency Act of 2015 Energy Conservation Standards for Residential Furnaces Building Performance Benchmarking Building Energy Codes H.R.2177 -- Energy Savings and Industrial Competitiveness Act of 2015 H.R. 8 North American Energy Security and Infrastructure Act of 2015 H.R. 2029, Consolidated Appropriations Act of 2016 S. 2012 Energy Policy Modernization Act of 2015 Energy Conservation Program: Energy Conservation Standards for Residential Furnaces (10 CFR Part 430)

Balanced Housing Policy Section 8 Reform Project -Based Voucher Programs Federal Affordable Housing Programs Federal Affordable Housing Energy Savings Programs H. R. 233, the Tenant Income Verification Relief Act of 2015 all provisions Fair Housing/Disparate Impact Rural Housing Issues National Defense Authorization Act (NDAA) for Fiscal Year 2017 (Personnel, Family Housing) Military Housing Privatization Initiative / Basic Allowance for Housing H.R. 1491- Partnership to Strengthen Homeownership Act Housing Finance Proposals HUD Final Rule: Implementation of the Fair Housing Acts Discrimination Effects Federal Affordable Housing Programs HUD Fair Market Rents/Small Area Fair Rent Issues HUD: Commented on HUD Using Small Area Fair Market Rent proposal in Housing Choice Voucher Program Rental Assistance Demonstration Program FHA Multifamily Programs GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment FY 2017 Housing Appropriations - House and Senate: -Continuing Resolution/H.R.5325 - Continuing Appropriations and Military Construction, Veterans Affairs, and Related Agencies Appropriations Act, 2017, and Zika Response and Preparedness Act Commerce, Justice, Science and Related Agencies Appropriations Transportation, Housing, and Urban Development, and Related Agencies Act Appropriations Department of Defense Appropriations Agriculture Appropriations bill, Rural Housing Service (RHS), Housing issues, Appropriations Departments of Labor, Health and Human Services, and Education, and Related Agencies Appropriations - Appropriations for HOME Investment Partnerships (HOME) program funding as it relates to the Low Income Housing Tax Credit Program - Cybersecurity Act of 2015 Omnibus, all provisions (the Act) FY2017Budget House and Senate: -Funding for the U.S. Census Bureau- Census/American Community Survey -Funding for the U.S. Bureau of Labor Statistics-data on labor, employment, American productivity statistics and information on economy and workforce funding - Funding for Housing - Transportation Housing Urban Development -HUD: Fair Market Rents -P.L. 114-201/H.R. 3700/S. 3083, the Housing Opportunity Through Modernization Act of 2015, all provisions - Rural Housing Issues: United States Department of Agriculture (USDA) Rural Housing Rental Assistance Agreements related to the funding. - HUD: Affirmatively Furthering Fair Housing - H.R. 2997, Private Investment in Housing Act, all provisions - H.R. 2243, the Equity in Government Compensation Act of 2015, all provisions -S. 2038, Jumpstart GSE Reform Act, all provisions -Proposals to expand the availability of affordable and workforce housing -S. 2006 the Regulatory Accountability Act of 2015 -Reviewed proposals for the sharing economy H.R.2205/S.961 - Data Security Act of 2015, all provisions H.R. 3765, ADA Education and Reform Act of 2015 S. 3446, ADA Education and Reform Act of 2016 HUD: Guidance for Public Housing Agencies (PHAs) and Owners of Federally-Assisted Housing on Excluding the Use of Arrest Records in Housing Decisions HUD: Section 8 Policy Renewal Guidebook FEMA/HUD: Reducing Flood Risk to Residential Buildings That Cannot Be Elevated FEMA P-1037 / September 2015 FHFA: Federal Housing Finance Agency (FHFA) 2016 Scorecard multifamily FHFA: Federal Housing Finance Agency (FHFA), Fannie Mae and Freddie Macs regulator Duty to Serve guidance S. 1484, Financial Regulatory Improvement Act of 2015, Title VII- Taxpayer Protections and Market Access for Mortgage Finance, provisions relating to multifamily housing finance. HUD: Bed Bug Policy House Financial Services Committee: H.R. 2901, the Flood Insurance Market Parity and Modernization Act Commented on House Financial Services Committee Luetkemeyer Draft Flood Insurance Proposal HUD: Federal Housing Administration (FHA) multifamily mortgage insurance rates in order to spur the financing of affordable housing and energy-efficient apartments. HUD: Median zip code rents HUD: Limited English Proficiency Commented on the Senate Appropriations, Subcommittee on Transportation, Housing and Urban Development, and Related Agencies hearing entitled Housing Vulnerable Families and Individuals: Is There a Better Way? HUD: Guidance on Application of Fair Housing Act Standards to the Enforcement of Local Nuisance and Crime-Free Housing Ordinances Against Victims of Domestic Violence, Other Crime Victims, and Others Who Require Police or Emergency Services HUD: Violence Against Women Act Final Rule HUD: Quid Pro Quo and Hostile Environment Harassment and Liability for Discriminatory Housing Practices under the Fair Housing Act. S.3219, Housing Accountability Act of 2016, all provisions Davis Bacon Reform as related to the Department of Housing and Urban Development on the Department of Labor Land Use/Infrastructure Trump Administration transition issues associated with all aspects of multifamily housing

H.R. 6094, to provide for a 6-month delay in the effective date of a rule of the Department of Labor relating to income thresholds for determining overtime pay for executive, administrative, professional, outside sales, and computer employees, all provisions. S. 3462, A bill to provide for a 6-month delay in the effective date of a rule of the Department of Labor relating to income thresholds for determining overtime pay for executive, administrative, professional, outside sales, and computer employees, all provisions. S. 3464, A bill to provide incremental increases to the salary threshold for exemptions for executive, administrative, professional, outside sales, and computer employees under the Fair Labor Standards Act of 1938, and for other purposes, all provisions.

Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745, Subpart E) Lead-safe Housing for Kids Act of 2016 (S. 2316 and H.R. 4694) Get the Lead Out, Clear, Test Kids and Fund Water (S.2588, S. 2587, S. 2586 and S. 2583) Requirements for Notification, Evaluation and Reduction of Lead-Based Paint Hazards in Federally Owned Residential Property and Housing Receiving Federal Assistance: Response to Elevated Blood Lead Levels (24 CFR part 35)

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. FCC rulemaking on Protecting and Promoting the Open Internet/Network Neutrality. H.R. 1409 Open Internet Act of 2015 H.R. 1212 Internet Freedom Act H.R. 279 To amend the Communications Act of 1934 to limit the authority of the Federal Communications Commission over providers of broadband Internet access service. H.R. 2666/S.2283 The No Rate Regulation of Broadband Internet Access Act H.R. 1641, Federal Spectrum Incentive Act of 2015 H.R. 4596, Small Business Broadband Deployment Act S. 2555, MOBILE Now Act S. 2644, The FCC Reauthorization Act of 2016

Tax Reform Promoted comprehensive approach to tax reform that avoids enacting reform for C corporations at the expense of flow-through entities or otherwise disadvantaging multifamily real estate relative to other asset classes. Support maintaining current law regarding: (1) the tax treatment of carried interest; (2) the full deductibility of business interest; (3) the Low-Income Housing Tax Credit (while also increasing program resources) and tax-exempt private activity housing bonds; (4) the permanent estate tax rules enacted in January 2013; (5) Section 1031 like-kind exchanges; (6) the 27.5-year depreciation period for multifamily buildings; (7) depreciation recapture; and (8) the deductibility of state and local real estate taxes. We oppose proposals increasing taxes on capital gains. Finally, we favor: (1) repealing or reforming FIRPTA rules to incent foreign investment in U.S. real estate; and (2) expanding incentives for energy efficiency in commercial buildings (i.e., Internal Revenue Code Section 179D). House Republican Tax Reform Blueprint, A Better Way: A Pro-Growth Tax Code for All Americans, all provisions. Energy H.R. 6376, to amend the Internal Revenue Code of 1986 to modify the energy efficient commercial buildings deduction, and for other purposes, all provisions. Supported extension of the Section 45L New Energy Efficient Home Credit, the Section 48 Energy Credit, and the Section 179D Energy Efficient Commercial Buildings Deduction (also favor improving the Commercial Buildings Deduction by establishing a sliding scale of energy improvements, which would help spur investment in energy efficient improvements in older buildings). Worker Classification H.R. 5008, Clarify Workers Misclassification in the Construction Industry Act, to direct the Secretary of the Treasury to improve tax compliance in the construction industry, including clarifying the employment status of service providers in the construction industry, and for other purposes, all provisions. Low-Income Housing Tax Credit (LIHTC) S. 2962, Affordable Housing Credit Improvement Act of 2016, to amend the Internal Revenue Code of 1986 to reform the low-income housing tax credit, and for other purposes, all provisions. S. 3237, Affordable Housing Credit Improvement Act of 2016, to amend the Internal Revenue Code of 1986 to reform the low-income housing tax credit, and for other purposes, all provisions. Workforce Housing S. 3384, Middle-Income Housing Tax Credit Act of 2016, to amend the Internal Revenue Code of 1986 to provide a credit for middle-income housing, all provisions. Carried Interest H.R. 2889/S.1686, Carried Interest Fairness Act of 2015, to amend the Internal Revenue Code of 1986 to provide for the proper tax treatment of personal service income earned in pass-thru entities, all provisions. Partnership Audits P.L. 114-74, Bipartisan Budget Act of 2015, Section 1101, partnership audits and adjustments. H.R. 6439/S.3506, The Tax Technical Corrections Act of 2016, Section 101: Amendments Relating to Protecting Americans From Tax Hike Act of 2015, Exception from Qualified Pension Funds; Title II-Technical Corrections Related to Partnership Audit Rules, all provisions. Tax Regulations Department of the Treasury, Internal Revenue Service TD-9787, Section 707 Regarding Disguised Sales, Generally Department of the Treasury, Internal Revenue Service TD-9798, Liabilities Recognized as Recourse Partnership Liabilities Under Section 752 Department of the Treasury, Internal Revenue Service Proposed REG-122855-15, Liabilities Recognized as Recourse Partnership Liabilities Under Section 752 Department of the Treasury, Internal Revenue Service REG-163113-02, Estate, Gift, and Generation-Skipping Taxes; Restrictions on Liquidation of an Interest

Rule to define scope of waters protected under the Clean Water Act (final) FY 2016 Interior, Environment and Related Agencies Appropriations Bill

PL 94-385, Energy Conservation and Production Act, Section 6833 & 6836 H.R.1273, Energy Savings and Building Efficiency Act of 2015 Energy Conservation Standards for Residential Furnaces Building Performance Benchmarking Building Energy Codes H.R.2177 -- Energy Savings and Industrial Competitiveness Act of 2015 H.R. 8 North American Energy Security and Infrastructure Act of 2015 H.R. 2029, Consolidated Appropriations Act of 2016 S. 2012 Energy Policy Modernization Act of 2015

H.R. 4773 / S. 2707, Protecting Workplace Advancement and Opportunity Act, To require the Secretary of Labor to nullify the proposed rule regarding defining and delimiting the exemptions for executive, administrative, professional, outside sales, and computer employees, to require the Secretary of Labor to conduct a full and complete economic analysis with improved economic data on small businesses, nonprofit employers, Medicare or Medicaid dependent health care providers, and small governmental jurisdictions, and all other employers, and minimize the impact on such employers, before promulgating any substantially similar rule, and to provide a rule of construction regarding the salary threshold exemption under the Fair Labor Standards Act of 1938, and for other purposes, all provisions. H.R. 5813, Overtime Reform and Enhancement Act, to direct the Secretary of Labor to revise rules relating to changes to the exemptions from overtime pay requirements for certain employees to provide a gradual schedule for such changes, and for other purposes, all provisions H.R. 6094, to provide for a 6-month delay in the effective date of a rule of the Department of Labor relating to income thresholds for determining overtime pay for executive, administrative, professional, outside sales, and computer employees, all provisions. H.R. 5926, Making appropriations for the Departments of Labor, Health and Human Services, and Education, and related agencies for the fiscal year ending September 30, 2017, and for other purposes, Section 111: funding to implement, administer, or enforce Labor Department overtime rule, Section 410: funding to investigate or enforce National Labor Relations Board joint employer rule. Department of Labor, Final Rule, Defining and Delimiting the Exemptions for Executive, Administrative, Professional, Outside Sales and Computer Employees, 29 CFR 541, RIN 1235-AA11

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to inside wiring, broadband and cellular services. FCC rulemaking on Protecting and Promoting the Open Internet/Network Neutrality. H.R. 1409 Open Internet Act of 2015 H.R. 1212 Internet Freedom Act H.R. 279 To amend the Communications Act of 1934 to limit the authority of the Federal Communications Commission over providers of broadband Internet access service. H.R. 2666/S.2283 The No Rate Regulation of Broadband Internet Access Act H.R. 1641, Federal Spectrum Incentive Act of 2015 H.R. 4596, Small Business Broadband Deployment Act S. 2555, MOBILE Now Act S. 2644, The FCC Reauthorization Act of 2016

Tax Reform Promoted comprehensive approach to tax reform that avoids enacting reform for C corporations at the expense of flow-through entities or otherwise disadvantaging multifamily real estate relative to other asset classes. Support maintaining current law regarding: (1) the tax treatment of carried interest; (2) the full deductibility of business interest; (3) the Low-Income Housing Tax Credit (while also increasing program resources) and tax-exempt private activity housing bonds; (4) the permanent estate tax rules enacted in January 2013; (5) Section 1031 like-kind exchanges; (6) the 27.5-year depreciation period for multifamily buildings; (7) depreciation recapture; and (8) the deductibility of state and local real estate taxes. We oppose proposals increasing taxes on capital gains. Finally, we favor: (1) repealing or reforming FIRPTA rules to incent foreign investment in U.S. real estate; and (2) expanding incentives for energy efficiency in commercial buildings (i.e., Internal Revenue Code Section 179D). House Republican Tax Reform Blueprint, A Better Way: A Pro-Growth Tax Code for All Americans, all provisions. Rep. Renacci, Simplifying America's Tax System Act of 2016, all provisions. Discussion Draft released by Senator Wyden, Cost Recovery Reform and Simplification Act of 1986, to amend the Internal Revenue Code of 1986 to modify rules relating to cost recovery, all provisions. Discussion Draft released by Senator Wyden, Modernization of Derivatives Tax Act of 2016, to amend the Internal Revenue Code of 1986 to modernize the tax treatment of derivatives and their underlying investments, and for other purposes, all provisions. Energy H.R. 5167, Technologies for Energy Security Act, to amend the Internal Revenue Code of 1986 to extend the credit for residential energy efficient property and the energy credit, Section 3: Extension of Energy Credit. Supported multi-year extension of Section 179D Energy Efficient Commercial Buildings Deduction (with the bipartisan refinements to the provision included in S. 1946, the Tax Relief Extension Act of 2015). Supported extension of the Section 45L New Energy Efficient Home Credit and the Section 48 Energy Credit. Low-Income Housing Tax Credit (LIHTC) S. 2962, Affordable Housing Credit Improvement Act of 2016, to amend the Internal Revenue Code of 1986 to reform the low-income housing tax credit, and for other purposes, all provisions. S. 3237, Affordable Housing Credit Improvement Act of 2016, to amend the Internal Revenue Code of 1986 to reform the low-income housing tax credit, and for other purposes, all provisions. Workforce Housing S. 3384, Middle-Income Housing Tax Credit Act of 2016, to amend the Internal Revenue Code of 1986 to provide a credit for middle-income housing, all provisions. Housing Affordability tax incentives (including developer tax incentives and bond preservation possibilities) S. 3175, First-Time Homebuyer Credit Act of 2016, to amend the Internal Revenue Code of 1986 to create a refundable first-time homebuyer tax credit, all provisions. Carried Interest H.R. 2889/S.1686, Carried Interest Fairness Act of 2015, to amend the Internal Revenue Code of 1986to provide for the proper tax treatment of personal service income earned in pass-thru entities, all provisions. Partnership Audits P.L. 114-74, Bipartisan Budget Act of 2015, Section 1101, partnership audits and adjustments. Tax Regulations Department of the Treasury, Internal Revenue Service REG-108060-15, Treatment of Certain Interests in Corporations as Stock or Indebtedness Department of the Treasury, Internal Revenue Service REG-163113-02, Estate, Gift, and Generation-Skipping Taxes; Restrictions on Liquidation of an Interest

Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745, Subpart E) Lead-safe Housing for Kids Act of 2016 (S. 2316 and H.R. 4694) Get the Lead Out, Clear, Test Kids and Fund Water (S.2588, S. 2587, S. 2586 and S. 2583)

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System H.R.1491, Partnership to Strengthen Homeownership Act of 2015 H.R. 2243, the Equity in Government Compensation Act of 2015, all provisions S. 2038, Jumpstart GSE Reform Act, all provisions S. 1484, Financial Regulatory Improvement Act of 2015, TITLE VII-Taxpayer Protections and Market Access for Mortgage Finance, provisions relating to multifamily housing finance. H.R. 2767 Protecting American Taxpayers and Homeowners Act, all provisions, from the 113th Congress. FHFA: Federal Housing Finance Agency (FHFA) 2016 multifamily lending caps for Government Sponsored Enterprises

Balanced Housing Policy Section 8 Reform Project -Based Voucher Programs Federal Affordable Housing Programs Federal Affordable Housing Energy Savings Programs H. R. 233, the Tenant Income Verification Relief Act of 2015 all provisions Fair Housing/Disparate Impact Rural Housing Issues H.R. 4909 and S. 2945 National Defense Authorization Act (NDAA) for Fiscal Year 2017 (Personnel, Family Housing) H.R. 5540, Military Infrastructure Consolidation and Efficiency Act of 2016 FAA One Engine Inoperative Policy H.R. 4441, Aviation Innovation, Reform and Reauthorization Act of 2016 (FAA Reauthorization Act) H.R.365, To direct the Secretary of Transportation to conduct a notice and comment rulemaking before implementing certain policies relating to obstruction evaluation aeronautical studies, and for other purposes. H.R. 1491- Partnership to Strengthen Homeownership Act Housing Finance Proposals House Financial Services Proposal Financial Creating Hope and Opportunity for Investors, Consumers and Entrepreneurs (CHOICE) Act. HUD Final Rule: Implementation of the Fair Housing Acts Discrimination Effects HUD Fair Market Rents/Small Area Fair Rent Issues HUD Notice: Small Area Fair Market Rents, Establishing a More Effective Fair Market Rent System; Using Small Area Fair Market Rents in Housing Choice Voucher Program Instead of the Current 50th Percentile FMRs HUD Notice: Narrowing the Digital Divide Through Installation of Broadband Infrastructure in HUD-Funded New Construction and Substantial Rehabilitation of Multifamily Rental Housing HUD Fiscal Year 20165 Area Median Income Limits (AMIs) HUD Multifamily Transformation Initiative HUD Small Multifamily Building Programs Rental Assistance Demonstration Program FHA Multifamily Programs GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment FY 2017 Housing Appropriations - House and Senate: Commerce, Justice, Science and Related Agencies Appropriations Transportation, Housing, and Urban Development, and Related Agencies Act Appropriations Department of Defense Appropriations Military Construction and Veterans Affairs and Related Agencies Appropriations Agriculture Appropriations bill, Rural Housing Service (RHS), Housing issues, Appropriations Departments of Labor, Health and Human Services, and Education, and Related Agencies Appropriations - Appropriations for HOME Investment Partnerships (HOME) program funding as it relates to the Low Income Housing Tax Credit Program - Cybersecurity Act of 2015 Omnibus, all provisions (the Act) FY2017Budget House and Senate: - Funding for the U.S. Census Bureau- Census/American Community Survey -F unding for the U.S. Bureau of Labor Statistics-data on labor, employment, American productivity statistics and information on economy and workforce funding - Funding for the U.S. Geological Survey Funding for mapping. Is this FEMA money? - Funding for Housing - Transportation Housing Urban Development - HUD: Fair Market Rents - H.R. 3700, the Housing Opportunity Through Modernization Act of 2015, all provisions - S. 3083, The Housing Opportunity Through Modernization Act, all provisions - Rural Housing Issues: United States Department of Agriculture (USDA) Rural Housing Rental Assistance Agreements related to the funding. Section 521 issues - HUD: Affirmatively Furthering Fair Housing - FHFA Comments: Commented on the Federal Housing Finance Agency (FHFA) multifamily production cap on the Government-Sponsored Enterprises (GSEs), Fannie Mae and Freddie Mac -S. 2038, Jumpstart GSE Reform Act, all provisions -Proposals to expand the availability of affordable and workforce housing Portman - This bill amends the Administrative Procedure Act to revise requirements for federal agency rulemaking by requiring agencies, in making a rule, to consider: (1) the legal authority under which a rule may be proposed, including whether rulemaking is required by statute or is within the discretion of the agency; (2) the nature and significance of the problem the agency intends to address with a rule; (3) whether existing federal laws or rules have created or contributed to the problem; (4) reasonable alternatives for a new rule; and (5) for any major rule or high-impact rule (generally defined as rules having an annual cost to the economy of $100 million or $1 billion or more, respectively), the potential costs and benefits associated with potential alternative rules. -Reviewed proposals for the sharing economy H.R.2205/S.961 - Data Security Act of 2015, all provisions H.R. 3765, ADA Education and Reform Act of 2015 SEC: Self-Regulatory Organizations; Financial Industry Regulatory Authority, Inc.; Notice of Filing of a Proposed Rule Change To Amend FINRA Rule 4210 (Margin Requirements) To Establish Margin Requirements for the TBA Market FEMA/HUD: Reducing Flood Risk to Residential Buildings That Cannot Be Elevated FEMA P-1037 / September 2015 FHFA: Federal Housing Finance Agency (FHFA) 2016 Scorecard multifamily FHFA: Federal Housing Finance Agency (FHFA), Fannie Mae and Freddie Macs regulator Duty to Serve guidance HUD: Bed Bug Policy House Financial Services Committee: H.R. 2901/S. 1679, the Flood Insurance Market Parity and Modernization Act HUD: Federal Housing Administration (FHA) multifamily mortgage insurance rates in order to spur the financing of affordable housing and energy-efficient apartments. HUD: Median zip code rents Limited English Proficiency housing finance.

Rule to define scope of waters protected under the Clean Water Act (final) FY 2016 Interior, Environment and Related Agencies Appropriations Bill

PL 94-385, Energy Conservation and Production Act, Section 6833 & 6836 H.R.1273, Energy Savings and Building Efficiency Act of 2015 Energy Conservation Standards for Residential Furnaces Building Performance Benchmarking Building Energy Codes H.R.2177 -- Energy Savings and Industrial Competitiveness Act of 2015 H.R. 8 North American Energy Security and Infrastructure Act of 2015 H.R. 2029, Consolidated Appropriations Act of 2016 S. 2012 Energy Policy Modernization Act of 2015

Support proposed provisions in future FY 2017 Labor, Health and Human Services, Education and Related Agencies Appropriations Legislation to Defund the National Labor Relations Board's Joint Employer Standard and Ambush Election Rule and the Labor Departments Overtime Rule H.R. 4773 / S. 2707, Protecting Workplace Advancement and Opportunity Act, To require the Secretary of Labor to nullify the proposed rule regarding defining and delimiting the exemptions for executive, administrative, professional, outside sales, and computer employees, to require the Secretary of Labor to conduct a full and complete economic analysis with improved economic data on small businesses, nonprofit employers, Medicare or Medicaid dependent health care providers, and small governmental jurisdictions, and all other employers, and minimize the impact on such employers, before promulgating any substantially similar rule, and to provide a rule of construction regarding the salary threshold exemption under the Fair Labor Standards Act of 1938, and for other purposes, all provisions. H.J.Res. 95 / S.J.Res.34, A joint resolution providing for congressional disapproval under chapter 8 of title 5, United States Code, of the rule submitted by the Department of Labor relating to defining and delimiting the exemptions for executive, administrative, professional, outside sales, and computer employees, all provisions. Department of Labor, Final Rule, Defining and Delimiting the Exemptions for Executive, Administrative, Professional, Outside Sales and Computer Employees, 29 CFR 541, RIN 1235-AA11 Department of Labor, Notice of Proposed Rulemaking, Defining and Delimiting the Exemptions for Executive, Administrative, Professional, Outside Sales and Computer Employees, 29 CFR 541, RIN 1235-AA11

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to Broadband and cellular services. FCC rulemaking on Protecting and Promoting the Open Internet/Network Neutrality. H.R. 1409 Open Internet Act of 2015 H.R. 1212 Internet Freedom Act H.R. 279 To amend the Communications Act of 1934 to limit the authority of the Federal Communications Commission over providers of broadband Internet access service. H.R. 2666/S.2283 The No Rate Regulation of Broadband Internet Access Act H.R. 1641, Federal Spectrum Incentive Act of 2015 H.R. 4596, Small Business Broadband Deployment Act S. 2555, MOBILE Now Act S. 2644, The FCC Reauthorization Act of 2016

Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745, Subpart E) Lead-safe Housing for Kids Act of 2016 (S. 2316 and H.R. 4694) Get the Lead Out, Clear, Test Kids and Fund Water (S.2588, S. 2587, S. 2586 and S. 2583)

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to Broadband and cellular services. FCC rulemaking on Protecting and Promoting the Open Internet/Network Neutrality. H.R. 1409 Open Internet Act of 2015 H.R. 1212 Internet Freedom Act H.R. 279 To amend the Communications Act of 1934 to limit the authority of the Federal Communications Commission over providers of broadband Internet access service. H.R. 2666/S.2283 The No Rate Regulation of Broadband Internet Access Act H.R. 1641, Federal Spectrum Incentive Act of 2015 H.R. 4596, Small Business Broadband Deployment Act S. 2555, MOBILE Now Act S. 2644, The FCC Reauthorization Act of 2016

Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745, Subpart E) Lead-safe Housing for Kids Act of 2016 (S. 2316 and H.R. 4694) Get the Lead Out, Clear, Test Kids and Fund Water (S.2588, S. 2587, S. 2586 and S. 2583)

Balanced Housing Policy Section 8 Reform Project -Based Voucher Programs Federal Affordable Housing Programs Federal Affordable Housing Energy Savings Programs H. R. 233, the Tenant Income Verification Relief Act of 2015 all provisions Fair Housing/Disparate Impact Rural Housing Issues National Defense Authorization Act (NDAA) for Fiscal Year 2017 (Personnel, Family Housing) Military Housing Privatization Initiative / Basic Allowance for Housing FAA One Engine Inoperative Policy H.R. 4441, Aviation Innovation, Reform and Reauthorization Act of 2016 (FAA Reauthorization Act) H.R.365, To direct the Secretary of Transportation to conduct a notice and comment rulemaking before implementing certain policies relating to obstruction evaluation aeronautical studies, and for other purposes. H.R. 1491- Partnership to Strengthen Homeownership Act Housing Finance Proposals HUD Final Rule: Implementation of the Fair Housing Acts Discrimination Effects Federal Affordable Housing Programs HUD Quid Pro Quo Rule HUD Fair Market Rents/Small Area Fair Rent Issues HUD Fiscal Year 2015 Area Median Income Limits (AMIs) HUD Multifamily Transformation Initiative HUD Small Multifamily Building Programs Rental Assistance Demonstration Program FHA Multifamily Programs GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment FY 2017 Housing Appropriations - House and Senate: Commerce, Justice, Science and Related Agencies Appropriations Transportation, Housing, and Urban Development, and Related Agencies Act Appropriations Department of Defense Appropriations Military Construction and Veterans Affairs and Related Agencies Appropriations Military Construction appropriations FY 2017 National Defense Authorization Act (NDAA) for Fiscal Year 2016 (Personnel, Family Housing) Agriculture Appropriations bill, Rural Housing Service (RHS), Housing issues, Appropriations Departments of Labor, Health and Human Services, and Education, and Related Agencies Appropriations - Appropriations for HOME Investment Partnerships (HOME) program funding as it relates to the Low Income Housing Tax Credit Program - Cybersecurity Act of 2015 Omnibus, all provisions (the Act) FY2017Budget House and Senate: -Funding for the U.S. Census Bureau- Census/American Community Survey -Funding for the U.S. Bureau of Labor Statistics-data on labor, employment, American productivity statistics and information on economy and workforce funding - Funding for Housing - Transportation Housing Urban Development -HUD: Fair Market Rents -H.R. 3700, the Housing Opportunity Through Modernization Act of 2015, all provisions - Rural Housing Issues: United States Department of Agriculture (USDA) Rural Housing Rental Assistance Agreements related to the funding. Section 521 issues - HUD: Affirmatively Furthering Fair Housing - H.R. 2997, Private Investment in Housing Act, all provisions - FHFA Comments: Commented on the Federal Housing Finance Agency (FHFA) multifamily production cap on the Government-Sponsored Enterprises (GSEs), Fannie Mae and Freddie Mac - H.R. 2243, the Equity in Government Compensation Act of 2015, all provisions -S. 2038, Jumpstart GSE Reform Act, all provisions -Proposals to expand the availability of affordable and workforce housing -S. 2006 the Regulatory Accountability Act of 2015 -Reviewed proposals for the sharing economy H.R.241, ACCESS (ADA Compliance for Customer Entry to Stores and Services) Act of 2015? H.R.2205/S.961 - Data Security Act of 2015, all provisions Submitted Statement for House Financial Services Committee (R-TX) call for solutions on Affordable Housing and the Future of Housing in America: 50 Years of HUD and Its Impact on Federal Housing Policy. Submitted Testimony for House Financial Services Committee Hearing: The Future of Housing in America: Government Regulations and the High Cost of Housing. H.R. 3765, ADA Education and Reform Act of 2015 HUD: Quid Pro Quo and Hostile Environment Harassment and Liability for Discriminatory Housing Practices Under the Fair Housing Act, Docket No. FR-5248-P-01 HUD: Instituting Smoke-Free Public Housing, Docket No. FR 5597-P-02 HUD: Guidance for Public Housing Agencies (PHAs) and Owners of Federally-Assisted Housing on Excluding the Use of Arrest Records in Housing Decisions HUD: Section 8 Policy Renewal Guidebook HUD: New policies on public and federally-assisted housing to ease barriers for those with criminal histories. SEC: Self-Regulatory Organizations; Financial Industry Regulatory Authority, Inc.; Notice of Filing of a Proposed Rule Change To Amend FINRA Rule 4210 (Margin Requirements) To Establish Margin Requirements for the TBA Market FEMA/HUD: Reducing Flood Risk to Residential Buildings That Cannot Be Elevated FEMA P-1037 / September 2015 FHFA: Federal Housing Finance Agency (FHFA) 2016 Scorecard multifamily FHFA: Federal Housing Finance Agency (FHFA), Fannie Mae and Freddie Macs regulator Duty to Serve guidance S. 1484, Financial Regulatory Improvement Act of 2015, Title VII- Taxpayer Protections and Market Access for Mortgage Finance, provisions relating to multifamily housing finance. HUD: Bed Bug Policy House Financial Services Committee: "The Future of Housing in America: Examining the Health of the FHA submitted letter on multifamily aspects of FHA. House Financial Services Committee: H.R. 2901, the Flood Insurance Market Parity and Modernization Act HUD: Federal Housing Administration (FHA) multifamily mortgage insurance rates in order to spur the financing of affordable housing and energy-efficient apartments. HUD: Median zip code rents Limited English Proficiency

PL 94-385, Energy Conservation and Production Act, Section 6833 & 6836 H.R.1273, Energy Savings and Building Efficiency Act of 2015 Energy Conservation Standards for Residential Furnaces Building Performance Benchmarking Building Energy Codes H.R.2177 -- Energy Savings and Industrial Competitiveness Act of 2015 H.R. 8 North American Energy Security and Infrastructure Act of 2015 H.R. 2029, Consolidated Appropriations Act of 2016 S. 2012 Energy Policy Modernization Act of 2015

Support proposed provisions in future FY 2017 Labor, Health and Human Services, Education and Related Agencies Appropriations Legislation to Defund the National Labor Relations Board's Joint Employer Standard and Ambush Election Rule H.R. 4773 / S. 2707, Protecting Workplace Advancement and Opportunity Act, To require the Secretary of Labor to nullify the proposed rule regarding defining and delimiting the exemptions for executive, administrative, professional, outside sales, and computer employees, to require the Secretary of Labor to conduct a full and complete economic analysis with improved economic data on small businesses, nonprofit employers, Medicare or Medicaid dependent health care providers, and small governmental jurisdictions, and all other employers, and minimize the impact on such employers, before promulgating any substantially similar rule, and to provide a rule of construction regarding the salary threshold exemption under the Fair Labor Standards Act of 1938, and for other purposes, all provisions. Department of Labor, Notice of Proposed Rulemaking, Defining and Delimiting the Exemptions for Executive, Administrative, Professional, Outside Sales and Computer Employees, 29 CFR 541, RIN 1235-AA11 H.R. 3459 / S.2015, Protecting Local Business Opportunity Act, to clarify the treatment of two or more employers as joint employers under the National Labor Relations Act, all provisions.

Rule to define scope of waters protected under the Clean Water Act (final) FY 2016 Interior, Environment and Related Agencies Appropriations Bill

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System H.R.1491, Partnership to Strengthen Homeownership Act of 2015 H.R. 2243, the Equity in Government Compensation Act of 2015, all provisions S. 2038, Jumpstart GSE Reform Act, all provisions SEC: Self-Regulatory Organizations; Financial Industry Regulatory Authority, Inc.; Notice of Filing of a Proposed Rule Change To Amend FINRA Rule 4210 (Margin Requirements) To Establish Margin Requirements for the TBA Market FHFA: Federal Housing Finance Agency (FHFA) 2016 Scorecard multifamily FHFA: Federal Housing Finance Agency (FHFA), Fannie Mae and Freddie Macs regulator, released draft Duty to Serve guidance S. 1484, Financial Regulatory Improvement Act of 2015, TITLE VII-Taxpayer Protections and Market Access for Mortgage Finance, provisions relating to multifamily housing finance. H.R. 2767 Protecting American Taxpayers and Homeowners Act, all provisions, from the 113th Congress. FHFA Comments: Commented on the Federal Housing Finance Agency (FHFA) multifamily production cap on the Government-Sponsored Enterprises (GSEs), Fannie Mae and Freddie Mac

H.R. 548, to amend title VII of the Civil Rights Act of 1964 to exclude the application of such title to employment practices that are in compliance with Federal regulations, and State laws, in certain areas, all provisions H.R. 3020, Making appropriations for the Departments of Labor, Health and Human Services, and Education, and related agencies for the fiscal year ending September 30, 2016, and for other purposes, National Labor Relations Board (NLRB), Section 407 Administrative Provision prohibiting the use of appropriated Funds to implement or enforce the NLRB's Ambush Election Rule and Section 408 Provision prohibiting the use of appropriated Funds to implement NLRB's joint employer standard in effect as of January 1, 2014. S. 1695, Making appropriations for the Departments of Labor, Health and Human Services, and Education, and related agencies for the fiscal year ending September 30, 2016, and for other purposes, National Labor Relations Board (NLRB), Section 407 Administrative Provision prohibiting the use of appropriated Funds to implement or enforce the NLRB's Ambush Election Rule and Section 408 Provision prohibiting the use of appropriated Funds to implement NLRB's joint employer standard in a manner that would change the standard in effect as of January 1, 2014. Signed coalition letter asking Congress to include language in the FY2016 omnibus appropriations bill prohibiting the use of appropriated Funds to implement NLRB's joint employer standard in a manner that would change the standard in effect as of January 1, 2014. Department of Labor, Notice of Proposed Rulemaking, Defining and Delimiting the Exemptions for Executive, Administrative, Professional, Outside Sales and Computer Employees, 29 CFR 541, RIN 1235-AA11 H.R. 3459/ S.2015, Protecting Local Business Opportunity Act, to clarify the treatment of two or more employers as joint employers under the National Labor Relations Act, all provisions.

Rule to define scope of waters protected under the Clean Water Act (final) S.1140, the Federal Water Quality Protection Act HR 594, Waters of the US Regulatory Overreach Protection Act of 2015 FY 2016 Interior, Environment and Related Agencies Appropriations Bill H.R. 2029, Consolidated Appropriations Act of 2016 S.J.Res.22- A Joint Resolution providing for Congressional disapproval under chapter 8 of title 5, USC of the rule... relating to the definition of 'Waters of the United States'

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to Broadband and cellular services. FCC rulemaking on Protecting and Promoting the Open Internet/Network Neutrality. H.R. 1409 Open Internet Act of 2015 H.R. 1212 Internet Freedom Act H.R. 279 To amend the Communications Act of 1934 to limit the authority of the Federal Communications Commission over providers of broadband Internet access service. H.R. 2666/S.2283 The No Rate Regulation of Broadband Internet Access Act H.R. 1641, Federal Spectrum Incentive Act of 2015

Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745, Subpart E)

Balanced Housing Policy Section 8 Reform Project -Based Voucher Programs Section 8 - Rental Assistance Reform Legislation Federal Affordable Housing Programs Federal Affordable Housing Energy Savings Programs H. R. 233, the Tenant Income Verification Relief Act of 2015 all provisions Fair Housing/Disparate Impact Rural Housing Issues H.R.1735 and S.1376, National Defense Authorization Act (NDAA) for Fiscal Year 2016 (Personnel, Family Housing) Military Housing Privatization Initiative / Basic Allowance for Housing FAA One Engine Inoperative Policy FAA Reauthorization Act H.R.365, To direct the Secretary of Transportation to conduct a notice and comment rulemaking before implementing certain policies relating to obstruction evaluation aeronautical studies, and for other purposes. H.R. 1491- Partnership to Strengthen Homeownership Act Housing Finance Proposals HUD Final Rule: Implementation of the Fair Housing Acts Discrimination Effects Federal Affordable Housing Programs HUD Quid Pro Quo Rule HUD Fair Market Rents/Small Area Fair Rent Issues HUD Fiscal Year 2015 Area Median Income Limits (AMIs) HUD Multifamily Transformation Initiative HUD Small Multifamily Building Programs Rental Assistance Demonstration Program FHA Multifamily Programs GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment FY 2016 Housing Appropriations - House and Senate: H.R.2029: Notes: Consolidated Appropriations Act, House Amendments 1 and 2 to Senate Amendment published as Rules Committee Prints 114-39 and 114-40 Became Public Law No: 114-113 H.R. 2250, Continuing Appropriations Act - H.R.2578 - Commerce, Justice, Science, and Related Agencies Appropriations Act, 2016, Appropriations for the Census/American Community Survey, Garrett disparate impact amendment. - H.R.2577 - Transportation, Housing and Urban Development, and Related Agencies Appropriations Act, 2016 Transportation- All Housing Provisions Garrett disparate impact amendment, Gosar Affirmatively Furthering Fair Housing amendment. - H.R.2685 - Department of Defense Appropriations Act, 2016 - H.R.2029 - Military Construction and Veterans Affairs and Related Agencies Appropriations Act, 2016, Military Construction appropriations -FY 2016 Agriculture Appropriations bill, Rural Housing Service (RHS), Housing issues, Section, 521 RA programs -H.R.3020 - Departments of Labor, Health and Human Services, and Education, and Related Agencies Appropriations Act, 2016, - Appropriations for data on labor, employment, American productivity statistics and information on economy and workforce funding. - HOME Investment Partnerships (HOME) program funding as it relates to the Low Income Housing Tax Credit Program (requested Congress to restore HOME funding to at least the level of $.06 billion contained in the Administrations FY2016 budget request.) -JUMP START GSE Provision in Omnibus that would prohibit the sale of Treasury-owned senior preferred shares in the government-sponsored enterprises (GSEs), Fannie Mae and Freddie Mac, without congressional approval until 2017 - Cybersecurity Act of 2015 Omnibus, all provisions (the Act) FY2015/FY2016 Budget House and Senate: -Funding for the U.S. Census Bureau- Census/American Community Survey -Funding for the U.S. Bureau of Labor Statistics-data on labor, employment, American productivity statistics and information on economy and workforce funding - Funding for Housing - Transportation Housing Urban Development H.R. 22, the DRIVE ACT/Fixing America's Surface Transportation (FAST) Act, PL: 114-94 - Hensarling Amendment-H.R. 2482, the Preservation, Enhancement and Savings Opportunity Act of 2014, all provisions, H.R. 233, the Tenant Income Verification Relief Act, all provisions, H.R. 2997, the Private Investment in Housing Act, all provisions HUD Proposal: Final Fair Market Rents for the Housing Choice Voucher Program and Moderate Rehabilitation Single Room Occupancy Program and Other Programs Fiscal Year 2016 -H.R. 3700, the Housing Opportunity Through Modernization Act of 2015, all provisions - Rural Housing Issues: United States Department of Agriculture (USDA) Rural Housing Rental Assistance Agreements related to the funding. Section 521 issues - HUD: Affirmatively Furthering Fair Housing - H.R. 2997, Private Investment in Housing Act, all provisions - FHFA Comments: Commented on the Federal Housing Finance Agency (FHFA) multifamily production cap on the Government-Sponsored Enterprises (GSEs), Fannie Mae and Freddie Mac KR/DB? - H.R. 2243, the Equity in Government Compensation Act of 2015, all provisions -S. 2038, Jumpstart GSE Reform Act, all provisions -Proposals to expand the availability of affordable and workforce housing -S. 2006 the Regulatory Accountability Act of 2015 -Reviewed proposals for the sharing economy H.R.241, ACCESS (ADA Compliance for Customer Entry to Stores and Services) Act of 2015 H.R.2205 - Data Security Act of 2015, all provisions Submitted Statement for House Financial Services Committee (R-TX) call for solutions on Affordable Housing and the Future of Housing in America: 50 Years of HUD and Its Impact on Federal Housing Policy. H.R. 3765, ADA Education and Reform Act of 2015 HUD Comments submitted: Quid Pro Quo and Hostile Environment Harassment and Liability for Discriminatory Housing Practices Under the Fair Housing Act, Docket No. FR-5248-P-01 HUD: Instituting Smoke-Free Public Housing, Docket No. FR 5597-P-02 HUD: Guidance for Public Housing Agencies (PHAs) and Owners of Federally-Assisted Housing on Excluding the Use of Arrest Records in Housing Decisions Notice H 2015-10 HUD: Section 8 Policy Renewal Guidebook HUD: New policies on public and federally-assisted housing to ease barriers for those with criminal histories. SEC: Self-Regulatory Organizations; Financial Industry Regulatory Authority, Inc.; Notice of Filing of a Proposed Rule Change To Amend FINRA Rule 4210 (Margin Requirements) To Establish Margin Requirements for the TBA Market FEMA/HUD: Reducing Flood Risk to Residential Buildings That Cannot Be Elevated FEMA P-1037 / September 2015 FHFA: Federal Housing Finance Agency (FHFA) 2016 Scorecard multifamily FHFA: Federal Housing Finance Agency (FHFA), Fannie Mae and Freddie Macs regulator, released draft Duty to Serve guidance S. 1484, Financial Regulatory Improvement Act of 2015, Title VII- Taxpayer Protections and Market Access for Mortgage Finance, provisions relating to multifamily housing finance.

Tax Reform Promoted comprehensive approach to tax reform that avoids enacting reform for C corporations at the expense of flow-through entities or otherwise disadvantaging multifamily real estate relative to other asset classes. Support maintaining current law regarding: (1) the tax treatment of carried interest; (2) the full deductibility of business interest; (3) the Low-Income Housing Tax Credit (while also increasing program resources) and tax-exempt private activity housing bonds; (4) the permanent estate tax rules enacted in January 2013; (5) Section 1031 like-kind exchanges; (6) the 27.5-year depreciation period for multifamily buildings; (7) depreciation recapture; and (8) the deductibility of state and local real estate taxes. We oppose proposals increasing taxes on capital gains. Finally, we favor: (1) repealing or reforming FIRPTA rules to incent foreign investment in U.S. real estate; and (2) expanding incentives for energy efficiency in commercial buildings (i.e., Internal Revenue Code Section 179D). Discussion Draft of American Business Competitiveness Act of 2015 (Rep. Devin Nunes), legislation to amend the Internal Revenue Code of 1986 to tax business income on a cash flow basis and for other purposes, all provisions. OECD, Base Erosion and Profit Shifting Project, Limiting Base Erosion Involving Interest Deductions and Other Financial Payments, Action 4 - 2015 Final Report Tax Extenders We supported the permanent extension of Bonus Depreciation, Section 179 Small Business Expensing, the flat 9 Percent Low-Income Housing Tax Credit (with an expansion to provide for a flat 4 percent LITHC for acquisitions), the Energy Efficient Commercial Building Deduction (with an expansion to allow for retrofits of multifamily properties), the New Energy Efficient Home Credit, and the New Markets Tax Credit. P.L. 114-113, H.R. 2029, Consolidated Appropriations Act, 2016, Division Q: Protecting Americans from Tax Hikes Act of 2015. Section 124: Extension and modification of increased expensing limitations and treatment of certain real property as section 179 property, Section 131: Extension of minimum low-income housing tax credit rate for non Federally subsidized buildings, Section 141: Extension of new markets tax credit, Section 143: Extension and modification of bonus depreciation, Section 188: Extension of credit for energy-efficient new homes, Section 190: Extension of energy efficient commercial buildings deduction, Section 311: Restriction on tax-free spinoffs involving REITs, Section 322: Exception from FIRPTA for certain stock of REITs, Section 323: Exception for interests held by foreign retirement or pension funds, Section 341: Updated ASHRAE standards for energy efficient commercial buildings deduction. House Amendment to the Senate Amendment to H.R. 34, Tax Increase Prevention and Real Estate Investment Act of 2015, Section 112: Extension of temporary minimum low-income housing tax credit rate for non-Federally subsidized buildings, Section 115: Extension of New Markets Tax Credit, Section 125: Extension and Modification of Bonus Depreciation, Section 127: Extension and Modification of Increased Expensing Limitations and Treatment of Certain Real Property as Section 179 Property, Section 158: Extension of Credit for Energy-Efficient New Homes, Section 160: Extension of Energy Efficient Commercial Buildings Deductions, Section 201: Restrictions on Tax-Free Spinoffs Involving REITs, Section 213: Exception from FIRPTA for Certain Stock of Real Estate Investment Trusts, Section 214: Exception for Interests Held by Foreign Retirement or Pension Funds, Section 274: Partnership Audit Rules, Section 281: Updated ASHRAE Standards for Energy Efficient Commercial Buildings Deduction. S. 1946, Tax Relief Extension Act of 2015: Section 112: Extension and Modification of Temporary Minimum Low-Income Housing Tax Credit Rate for Non-Federally Subsidized Buildings, Section 115: Extension and Modification of New Markets Tax Credit, Section 125: Extension of Bonus Depreciation, Section 127: Extension and Modification of Increased Expensing Limitations and Treatment of Certain Real Property as Section 179 Property, Section 151: Extension and Modification of Credit for Nonbusiness Energy Property, Section 158: Extension of Credit for Energy-Efficient New Homes, Section 260: Extension and Modification of Energy Efficient Commercial Buildings Deduction. Foreign Investment in Real Property Tax Act (FIRPTA) We support FIRPTA repeal. If this is not feasible, we favor: (1) exempting from the application of FIRPTA gains of foreign pension funds from the disposition of U.S. real property interests; and (2) increasing the amount of U.S. REIT stock minority shareholders can hold without triggering tax. S. 915, Real Estate and Investment Jobs Act of 2015, to amend the Internal Revenue Code of 1986 to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property interests, and for other purposes, all provisions. H.R. 2128, Real Estate Investment and Jobs Act of 2015, to amend the Internal Revenue Code of 1986 to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property interests, and for other purposes, all provisions. Low-Income Housing Tax Credit (LIHTC) H.R. 1142, to amend the Internal Revenue Code of 1986 to make permanent and expand the temporary minimum credit rate for the low-income housing tax credit program, all provisions. S. 1193, a bill to amend the Internal Revenue Code of 1986 to make permanent and expand the temporary minimum credit rate for the low-income housing tax credit program, all provisions Draft legislation to amend the Internal Revenue Code of 1986 to allow the conversion of private activity bond volume cap into State housing credit ceiling for allocation under the low-income housing tax credit, all provisions. Obama Administration's Fiscal Year 2016 Budget Revenue Proposal to Reform and Expand the Low-Income Housing Tax Credit (LIHTC), allow conversion of private activity bond volume cap into LIHTCs and encourage mixed income occupancy by allowing LIHTC-supported projects to elect a criterion employing a restriction on average income. Carried Interest H.R. 2889, Carried Interest Fairness Act of 2015, to amend the Internal Revenue Code of 1986to provide for the proper tax treatment of personal service income earned in pass-thru entities, all provisions. S. 1686, Carried Interest Fairness Act of 2015, to amend the Internal Revenue Code of 1986 to provide for the proper tax treatment of personal service income earned in pass-thru entities, all provisions. S. Amdt. 2887 to H.R. 3762, to provide for reconciliation pursuant to section 2002 of the concurrent resolution on the budget for fiscal year 2016, Special Rules for Partners Providing Investment Management Services to Partnerships. Obama Administration's Fiscal Year 2016 Budget Revenue Proposal to Tax Carried Interests as Ordinary Income Partnership Audits P.L. 114-74, H.R. 1314, Bipartisan Budget Act of 2015, Section 1101, partnership audits and adjustments. H.R. 2821, Partnership Audit Simplification Act of 2015, to amend the Internal Revenue Code to reform partnership audit rules, all provisions. Housing Affordability Housing Affordability tax incentives (including workforce housing tax credit possibilities and preservation possibilities)

Specific lobbying issues Balanced Housing Policy Section 8 Reform Project -Based Voucher Programs Section 8 - Rental Assistance Reform Legislation Federal Affordable Housing Programs Federal Affordable Housing Energy Savings Programs White House Initiative to Increase Solar Access for All Americans H. R. 233, the Tenant Income Verification Relief Act of 2015 all provisions Disparate Impact H.R.1735 and S.1376, National Defense Authorization Act (NDAA) for Fiscal Year 2016 (Personnel, Family Housing) Military Housing Privatization Initiative / Basic Allowance for Housing FAA One Engine Inoperative Policy FAA Reauthorization Act H.R.365, To direct the Secretary of Transportation to conduct a notice and comment rulemaking before implementing certain policies relating to obstruction evaluation aeronautical studies, and for other purposes. H.R. 1491- Partnership to Strengthen Homeownership Act Housing Finance Proposals HUD Final Rule: Implementation of the Fair Housing Acts Discrimination Effects Federal Affordable Housing Programs HUD Fair Market Rents/Small Area Fair Rent Issues HUD Fiscal Year 2015 Area Median Income Limits (AMIs) HUD Multifamily Transformation Initiative HUD Small Multifamily Building Programs Rental Assistance Demonstration Program FHA Multifamily Programs GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment S. 280, the Federal Permitting Improvement Act of 2015 S. 1484, Financial Regulatory Improvement Act of 2015, Title VII- Taxpayer Protections and Market Access for Mortgage Finance, provisions relating to multifamily housing finance. FY 2016 Housing Appropriations - House and Senate: -H.R. 719, Continuing Appropriations Act, 2016 - H.R.2578 - Commerce, Justice, Science, and Related Agencies Appropriations Act, 2016, Appropriations for the Census/American Community Survey, Garrett disparate impact amendment. - H.R.2577 - Transportation, Housing and Urban Development, and Related Agencies Appropriations Act, 2016 Transportation- All Housing Provisions, Garrett disparate impact amendment, Fair Value Accounting, - Schock payment standards amendment, Gosar Affirmatively Furthering Fair Housing amendment. - H.R.2685 - Department of Defense Appropriations Act, 2016 - H.R.2029 - Military Construction and Veterans Affairs and Related Agencies Appropriations Act, 2016, Military Construction appropriations -FY 2016 Agriculture Appropriations bill, Rural Housing Service (RHS), Housing issues, Section, 521 RA programs -H.R.3020 - Departments of Labor, Health and Human Services, and Education, and Related Agencies Appropriations Act, 2016, - Appropriations for data on labor, employment, American productivity statistics and information on economy and workforce funding. - HOME Investment Partnerships (HOME) program funding as it relates to the Low Income Housing Tax Credit Program (requested Congress to restore HOME funding to at least the level of $.06 billion contained in the Administrations FY2016 budget request.) FY2015/FY2016 Budget House and Senate: -Funding for the U.S. Census Bureau- Census/American Community Survey -Funding for the U.S. Bureau of Labor Statistics-data on labor, employment, American productivity statistics and information on economy and workforce funding - Funding for Housing - Transportation Housing Urban Development -H.R. 2482, the Preservation, Enhancement and Savings Opportunity Act of 2014. The bill provides technical changes to the Low Income Housing Preservation and Resident Homeownership Act of 1990 (LIHPRHA) while ensuring long-term preservation of these affordable multifamily housing properties. -HUD Proposal: Docket # FR 5855-A-01 Establishing a More Effective Fair Market Rent (FMR) System; Using Small Area Fair Market Rents (SAFMR) in Housing Choice Voucher program Instead of the Current 50th Percentile FMRs -H.R. 3700, the Housing Opportunity Through Modernization Act of 2015, all provisions -HUD Proposal: Docket No. FR-5885-N-01 - Proposed Fair Market Rents for the Housing Choice Voucher Program, Moderate Rehabilitation Single Room Occupancy Program and Other Programs; Fiscal Year 2016 Notice of Proposed Fiscal Year (FY) 2016 Fair Market Rents (FMRs) -HUD Proposal: Docket No. FR-5855-A-01 - Establishing a More Effective Fair Market Rent (FMR) System; Using Small Area Fair Market Rents (SAFMRs) in Housing Choice Voucher Program Instead of the Current 50th Percentile FMRs; Advanced Notice of Proposed Rulemaking - Comments submitted to the United States Department of Agriculture (USDA) Rural Housing Rental Assistance Agreements related to the Continuing Resolution/Funding. - HUD Proposal: Docket No. FR-5173-N-08 - Commented on Affirmatively Furthering Fair Housing Assessment Tool - H.R. 2997, Private Investment in Housing Act, all provisions - FHFA Comments: Commented on the Federal Housing Finance Agency (FHFA) multifamily production cap on the Government-Sponsored Enterprises (GSEs), Fannie Mae and Freddie Mac - H.R. 2243, the Equity in Government Compensation Act of 2015, all provisions -S. 2038, Jumpstart GSE Reform Act, all provisions -Violence Against Women Act -Proposals to expand the availability of affordable and workforce housing -S. 2006 the Regulatory Accountability Act of 2015 -Reviewed proposals for the sharing economy H.R.777, ADA Notification Act of 2013 H.R.241, ACCESS (ADA Compliance for Customer Entry to Stores and Services) Act of 2015

PL 94-385, Energy Conservation and Production Act, Section 6833 & 6836 H.R.1273, Energy Savings and Building Efficiency Act of 2015 S.720, Energy Savings and Industrial Competitiveness Act of 2015 H.R.873, To promote energy efficiency, and for other purposes S.128, Energy Efficiency Improvement Act of 2015 S.535, Energy Efficiency Improvement Act of 2015 Energy Conservation Standards for Residential Furnaces Building Performance Benchmarking Rulemaking on Appliance Efficiency Standards Building Energy Codes H.R.2177 -- Energy Savings and Industrial Competitiveness Act of 2015 S.1052 Energy Information for Commercial Buildings Act S.939 A bill to Require the evaluation and consolidation of duplicate green building programs within DOE S.1092 A bill to amend EPCA to prohibit the Secretary of Energy from prescribing a final rule amending the efficiency standards for residential non-weathering gas furnaces or mobile home furnace until an analysis has been completed. H.R. 8 North American Energy Security and Infrastructure Act of 2015

Tax Reform Promoted comprehensive approach to tax reform that avoids enacting reform for C corporations at the expense of flow-through entities or otherwise disadvantaging multifamily real estate relative to other asset classes. Support maintaining current law regarding: (1) the tax treatment of carried interest; (2) the full deductibility of business interest; (3) the Low-Income Housing Tax Credit (while also increasing program resources) and tax-exempt private activity housing bonds; (4) the permanent estate tax rules enacted in January 2013; (5) Section 1031 like-kind exchanges; (6) the 27.5-year depreciation period for multifamily buildings; (7) depreciation recapture; and (8) the deductibility of state and local real estate taxes. We oppose proposals increasing taxes on capital gains. Finally, we favor: (1) repealing or reforming FIRPTA rules to incent foreign investment in U.S. real estate; and (2) expanding incentives for energy efficiency in commercial buildings (i.e., Internal Revenue Code Section 179D). Obama Administration's Fiscal Year 2016 Budget Revenue Proposal to Modify Like-Kind Exchange Rules for Real Property and Collectibles H.R. 1, Tax Reform Act of 2014 (113th Congress). Section 1001: Simplification of individual income tax rates. Section 1002: Deduction for adjusted net capital gain. Section 1405: Repeal of deduction for taxes not paid or accrued in a trade or business. Section 1502: Determination of net earnings from self employment. Section 3104: Reform of accelerated cost recovery system. Section 3113: Repeal of deduction for energy efficient commercial buildings. Section 3133: Repeal of like-kind exchanges. Section 3139: Depreciation recapture on gain from disposition of certain depreciable realty. Section 3204: Low-income housing tax credit. Section 3217: Repeal of new energy efficient home credit. Section 3431: Termination of private activity bonds. Section 3621: Ordinary income treatment in the case of partnership interest held in connection with performance of services. Senate Committee on Finance Chairman's Staff Discussion Draft to Reform Certain Business Provisions (113th Congress). Section 2: Repeal of Certain Specialized Expensing Provisions (i.e., Section 179D). Section 11: Pooled Asset Cost Recovery System and Depreciation of Real Property. Section 12. Rules Related to Treatment of Gains from Depreciable Property. Section 15. Repeal of Like-Kind Exchanges. Discussion Draft of American Business Competitiveness Act of 2015 (Rep. Devin Nunes), legislation to amend the Internal Revenue Code of 1986 to tax business income on a cash flow basis and for other purposes, all provisions. Tax Extenders We supported the permanent extension of Bonus Depreciation, Section 179 Small Business Expensing, the flat 9 Percent Low-Income Housing Tax Credit (with an expansion to provide for a flat 4 percent LITHC for acquisitions), the Energy Efficient Commercial Building Deduction (with an expansion to allow for retrofits of multifamily properties), the New Energy Efficient Home Credit, and the New Markets Tax Credit. S. 1946, Tax Relief Extension Act of 2015: Section 112: Extension and Modification of Temporary Minimum Low-Income Housing Tax Credit Rate for Non-Federally Subsidized Buildings, Section 115: Extension and Modification of New Markets Tax Credit, Section 125: Extension of Bonus Depreciation, Section 127: Extension and Modification of Increased Expensing Limitations and Treatment of Certain Real Property as Section 179 Property, Section 151: Extension and Modification of Credit for Nonbusiness Energy Property, Section 158: Extension of Credit for Energy-Efficient New Homes, Section 260: Extension and Modification of Energy Efficient Commercial Buildings Deduction. H.R. 636, America's Small Business Tax Relief Act. Section 2: Expensing of Certain Depreciable Assets for Small Business H.R. 2510, to amend the Internal Revenue Code of 1986 to modify and make permanent bonus depreciation, all provisions. Foreign Investment in Real Property Tax Act (FIRPTA) We support FIRPTA repeal. If this is not feasible, we favor: (1) exempting from the application of FIRPTA gains of foreign pension funds from the disposition of U.S. real property interests; and (2) increasing the amount of U.S. REIT stock minority shareholders can hold without triggering tax. S. 915, Real Estate and Investment Jobs Act of 2015, to amend the Internal Revenue Code of 1986 to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property interests, and for other purposes, all provisions. H.R. 2128, Real Estate Investment and Jobs Act of 2015, to amend the Internal Revenue Code of 1986 to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property interests, and for other purposes, all provisions. Low-Income Housing Tax Credit (LIHTC) H.R. 1142, to amend the Internal Revenue Code of 1986 to make permanent and expand the temporary minimum credit rate for the low-income housing tax credit program, all provisions. S. 1193, a bill to amend the Internal Revenue Code of 1986 to make permanent and expand the temporary minimum credit rate for the low-income housing tax credit program, all provisions Government Accountability Office, Low-Income Housing Tax Credit: Joint IRS-HUD Administration Could Help Address Weakness in Oversight (GAO-15-330), proposal to designate HUD as joint administrator (with IRS) of LIHTC program. Obama Administration's Fiscal Year 2016 Budget Revenue Proposal to Reform and Expand the Low-Income Housing Tax Credit (LIHTC), allow conversion of private activity bond volume cap into LIHTCs and encourage mixed income occupancy by allowing LIHTC-supported projects to elect a criterion employing a restriction on average income. HOME Investment Partnerships (HOME) program funding as it relates to the Low Income Housing Tax Credit Program (Requested Congress to restore HOME funding to at least the level of $1.06 billion contained in the Administrations Fiscal Year 2016 budget request). We also favor proposals to expand LIHTC resources, such as those to enable the conversion of private activity bonds into Low-Income Housing Tax Credits and to provide a minimum 4 percent credit rate for Housing Bond-financed properties. Carried Interest H.R. 2889, Carried Interest Fairness Act of 2015, to amend the Internal Revenue Code of 1986to provide for the proper tax treatment of personal service income earned in pass-thru entities, all provisions. S. 1686, Carried Interest Fairness Act of 2015, to amend the Internal Revenue Code of 1986 to provide for the proper tax treatment of personal service income earned in pass-thru entities, all provisions. S. Amdt. 2177 to S. 1177, Subpart 2 -- Carried Interest Fairness, all provisions within subpart. Department of the Treasury, Internal Revenue Service, Notice of Proposed Rulemaking, Disguised Payments for Services (REG-115452-14) Obama Administration's Fiscal Year 2016 Budget Revenue Proposal to Tax Carried Interests as Ordinary Income Partnership Audits H.R. 2821, Partnership Audit Simplification Act of 2015, to amend the Internal Revenue Code to reform partnership audit rules, all provisions.

Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745, Subpart E)

Federal policies impacting availability and reliability of voice, video and data services to multifamily housing communities, including but not limited to Broadband and cellular services. FCC rulemaking on Protecting and Promoting the Open Internet/Network Neutrality. H.R. 1409 Open Internet Act of 2015 H.R. 1212 Internet Freedom Act H.R. 279 To amend the Communications Act of 1934 to limit the authority of the Federal Communications Commission over providers of broadband Internet access service.

GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System H.R.1491, Partnership to Strengthen Homeownership Act of 2015 S. 1484, Financial Regulatory Improvement Act of 2015, TITLE VII-Taxpayer Protections and Market Access for Mortgage Finance, provisions relating to multifamily housing finance. H.R. 2767 Protecting American Taxpayers and Homeowners Act, all provisions, from the 113th Congress. FHFA Comments: Commented on the Federal Housing Finance Agency (FHFA) multifamily production cap on the Government-Sponsored Enterprises (GSEs), Fannie Mae and Freddie Mac H.R. 2243, the Equity in Government Compensation Act of 2015, all provisions S. 2038, Jumpstart GSE Reform Act, all provisions

Rule to define scope of waters protected under the Clean Water Act (proposed and final) S.1140, the Federal Water Quality Protection Act S.1178, the Defending Rivers from Overreaching Policies Act HR 594, Waters of the US Regulatory Overreach Protection Act of 2015 FY 2016 Interior, Environment and Related Agencies Appropriations Bill

Rule to define scope of waters protected under the Clean Water Act (proposed and final) S.1140, the Federal Water Quality Protection Act S.1178, the Defending Rivers from Overreaching Policies Act HR 594, Waters of the US Regulatory Overreach Protection Act of 2015 FY 2016 Interior, Environment and Related Agencies Appropriations Bill

Employer use of criminal arrest and conviction records. H.R. 548, to amend title VII of the Civil Rights Act of 1964 to exclude the application of such title to employment practices that are in compliance with Federal regulations, and State laws, in certain areas, all provisions S.J. Res. 8, Providing for congressional disapproval under chapter 8 of title 5, United States Code, of the rule submitted by the National Labor Relations Board relating to representation case procedures, all provisions. House Appropriations Subcommittee Draft, Making appropriations for the Departments of Labor, Health and Human Services, and Education, and related agencies for the fiscal year ending September 30, 2016, and for other purposes, National Labor Relations Board (NLRB), Section 407 Administrative Provision prohibiting the use of appropriated Funds to implement or enforce the NLRB's Ambush Election Rule. S. 1695, Making appropriations for the Departments of Labor, Health and Human Services, and Education, and related agencies for the fiscal year ending September 30, 2016, and for other purposes, National Labor Relations Board (NLRB), Section 407 Administrative Provision prohibiting the use of appropriated Funds to implement or enforce the NLRB's Ambush Election Rule. Department of Labor, Notice of Proposed Rulemaking, Defining and Delimiting the Exemptions for Executive, Administrative, Professional, Outside Sales and Computer Employees, 29 CFR 541, RIN 1235-AA11 Bureau of Labor Statistics (BLS) appropriations for FY2016: Supported funding BLS

Tax Reform Promoted comprehensive approach to tax reform that avoids enacting reform for C corporations at the expense of flow-through entities or otherwise disadvantaging multifamily real estate relative to other asset classes. Support maintaining current law regarding: (1) the tax treatment of carried interest; (2) the full deductibility of business interest; (3) the Low-Income Housing Tax Credit (while also increasing program resources) and tax-exempt private activity housing bonds; (4) the permanent estate tax rules enacted in January 2013; (5) Section 1031 like-kind exchanges; (6) the 27.5-year depreciation period for multifamily buildings; (7) depreciation recapture; and (8) the deductibility of state and local real estate taxes. We oppose proposals increasing taxes on capital gains. Finally, we favor: (1) repealing or reforming FIRPTA rules to incent foreign investment in U.S. real estate; and (2) expanding incentives for energy efficiency in commercial buildings (i.e., Internal Revenue Code Section 179D). Obama Administration's Fiscal Year 2016 Budget Revenue Proposal to Modify Like-Kind Exchange Rules for Real Property and Collectibles Obama Administration's Fiscal Year 2016 Budget Revenue Proposal to Reform the Taxation of Capital Income H.R. 1, Tax Reform Act of 2014 (113th Congress). Section 1001: Simplification of individual income tax rates. Section 1002: Deduction for adjusted net capital gain. Section 1405: Repeal of deduction for taxes not paid or accrued in a trade or business. Section 1502: Determination of net earnings from self employment. Section 3104: Reform of accelerated cost recovery system. Section 3113: Repeal of deduction for energy efficient commercial buildings. Section 3133: Repeal of like-kind exchanges. Section 3139: Depreciation recapture on gain from disposition of certain depreciable realty. Section 3204: Low-income housing tax credit. Section 3217: Repeal of new energy efficient home credit. Section 3431: Termination of private activity bonds. Section 3621: Ordinary income treatment in the case of partnership interest held in connection with performance of services. Senate Committee on Finance Chairman's Staff Discussion Draft to Reform Certain Business Provisions (113th Congress). Section 2: Repeal of Certain Specialized Expensing Provisions (i.e., Section 179D). Section 11: Pooled Asset Cost Recovery System and Depreciation of Real Property. Section 12. Rules Related to Treatment of Gains from Depreciable Property. Section 15. Repeal of Like-Kind Exchanges. Tax Extenders We supported the permanent extension of Bonus Depreciation, Section 179 Small Business Expensing, the flat 9 Percent Low-Income Housing Tax Credit (with an expansion to provide for a flat 4 percent LITHC for acquisitions), the Energy Efficient Commercial Building Deduction (with an expansion to allow for retrofits of multifamily properties), the New Energy Efficient Home Credit, and the New Markets Tax Credit H.R. 636, America's Small Business Tax Relief Act. Section 2: Expensing of Certain Depreciable Assets for Small Business S. 1660, A bill to amend the Internal Revenue Code of 1986 to modify and make permanent bonus depreciation, all provisions. Foreign Investment in Real Property Tax Act (FIRPTA) We support FIRPTA repeal. If this is not feasible, we favor: (1) exempting from the application of FIRPTA gains of foreign pension funds from the disposition of U.S. real property interests; and (2) increasing the amount of U.S. REIT stock minority shareholders can hold without triggering tax. S. 915, Real Estate and Investment Jobs Act of 2015, to amend the Internal Revenue Code of 1986 to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property interests, and for other purposes, all provisions. H.R. 2128, Real Estate Investment and Jobs Act of 2015, to amend the Internal Revenue Code of 1986 to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property interests, and for other purposes, all provisions. Obama Administration's Fiscal Year 2016 Budget Revenue Proposal to Exempt Foreign Pension Funds from the Application of the Foreign Investment in Real Property Tax Act (FIRPTA) Low-Income Housing Tax Credit (LIHTC) H.R. 1142, To amend the Internal Revenue Code of 1986 to make permanent and expand the temporary minimum credit rate for the low-income housing tax credit program, all provisions. S. 1193, a bill to amend the Internal Revenue Code of 1986 to make permanent and expand the temporary minimum credit rate for the low-income housing tax credit program, all provisions Draft legislation to amend the Internal Revenue Code of 1986 to allow the conversion of private activity bond volume cap into State housing credit ceiling for allocation under the low-income housing tax credit, all provisions. Obama Administration's Fiscal Year 2016 Budget Revenue Proposal to Reform and Expand the Low-Income Housing Tax Credit (LIHTC), allow conversion of private activity bond volume cap into LIHTCs and encourage mixed income occupancy by allowing LIHTC-supported projects to elect a criterion employing a restriction on average income. We also favor proposals to expand LIHTC resources, such those to enable the conversion of private activity bonds into Low-Income Housing Tax Credits and to provide a minimum 4 percent credit rate for Housing Bond-financed properties. Energy Tax Incentives S. 2189, the Energy Efficiency Tax Incentives Act (113th Congress). Section 101: Extension and modification of deduction for energy-efficient commercial buildings. Section 102. Deduction for retrofits of existing commercial and multifamily buildings. Estate Tax H.R. 1105, Death Tax Repeal Act of 2015, Section 2. Repeal of Estate and Generation-Skipping Transfer Taxes. Carried Interest H.R. 2889, Carried Interest Fairness Act of 2015, to amend the Internal Revenue Code of 1986to provide for the proper tax treatment of personal service income earned in pass-thru entities, all provisions. S. 1686, Carried Interest Fairness Act of 2015, to amend the Internal Revenue Code of 1986to provide for the proper tax treatment of personal service income earned in pass-thru entities, all provisions. Obama Administration's Fiscal Year 2016 Budget Revenue Proposal to Tax Carried Interests as Ordinary Income Fire Sprinklers H.R. 5622 (113th Congress), Fire Sprinkler Incentive Act, to amend the Internal Revenue Code of 1986 to include automated fire sprinkler system retrofits as section 179 property and classify certain automated fire sprinkler system retrofits as 15-year property for purposes of depreciation, all provisions. S. 1163 (113th Congress), Fire Sprinkler Incentive Act, to amend the Internal Revenue Code of 1986 to include automated fire sprinkler system retrofits as section 179 property and classify certain automated fire sprinkler system retrofits as 15-year property for purposes of depreciation, all provisions.

H.R.1878, Safe Building Code Incentive Act of 2013 H.R.2241, Disaster Savings and Resilient Construction Act of 2013 Lead-Based Paint Renovation, Repair and Painting Rule (40 CFR 745, Subpart E)

PL 94-385, Energy Conservation and Production Act, Section 6833 & 6836 H.R.1273, Energy Savings and Building Efficiency Act of 2015 S.720, Energy Savings and Industrial Competitiveness Act of 2015 H.R.873, To promote energy efficiency, and for other purposes S.128, Energy Efficiency Improvement Act of 2015 S.535, Energy Efficiency Improvement Act of 2015 H.R. 1616, Energy Savings and Industrial Competitiveness Act of 2013 Energy Conservation Standards for Residential Furnaces Building Performance Benchmarking Rulemaking on Appliance Efficiency Standards Building Energy Codes H.R.2177 -- Energy Savings and Industrial Competitiveness Act of 2015 S.1052 Energy Information for Commercial Buildings Act S.939 A bill to Require the evaluation and consolidation of duplicate green building programs within DOE S.1092 A bill to amend EPCA to prohibit the Secretary of Energy from prescribing a final rule amending the efficiency standards for residential non-weathering gas furnaces or mobile home furnace until an analysis has been completed.

Balanced Housing Policy Section 8 Reform Project -Based Voucher Programs Section 8 - Rental Assistance Reform Legislation Federal Affordable Housing Programs H. R. 233, the Tenant Income Verification Relief Act of 2015 all provisions Commented on a proposal that would shift the accounting methods for federal loan and guarantee programs to fair value accounting from the current program based on the Federal Credit Reform Act of 1990 (FCRA) Disparate Impact H.R.1735 and S.1376, National Defense Authorization Act (NDAA) for Fiscal Year 2016 (Personnel, Family Housing) Military Housing Privatization Initiative / Basic Allowance for Housing FAA One Engine Inoperative Policy FAA Reauthorization Act H.R.365, To direct the Secretary of Transportation to conduct a notice and comment rulemaking before implementing certain policies relating to obstruction evaluation aeronautical studies, and for other purposes. H.R. 1491- Partnership to Strengthen Homeownership Act Housing Finance Proposals HUD Final Rule: Implementation of the Fair Housing Acts Discrimination Effects Federal Affordable Housing Programs HUD Fair Market Rents/Small Area Fair Rent Issues HUD Fiscal Year 2015 Area Median Income Limits (AMIs) HUD Multifamily Transformation Initiative HUD Small Multifamily Building Programs Rental Assistance Demonstration Program FHA Multifamily Programs GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment S. 280, the Federal Permitting Improvement Act of 2015 S. 1484, Financial Regulatory Improvement Act of 2015, Title VII- Taxpayer Proections and Market Access for Mortgage Finance, provisions relating to multifamily housing finance. FY 2016 Housing Appropriations - House and Senate: - H.R.2578 - Commerce, Justice, Science, and Related Agencies Appropriations Act, 2016, Appropriations for the Census/American Community Survey, Garrett disparate impact amendment. - H.R.2577 - Transportation, Housing and Urban Development, and Related Agencies Appropriations Act, 2016 Transportation- All Housing Provisions, Garrett disparate impact amendment, Fair Value Accounting, - Schock payment standards amendment, Gosar Affirmatively Furthering Fair Housing amendment. - H.R.2685 - Department of Defense Appropriations Act, 2016 - H.R.2029 - Military Construction and Veterans Affairs and Related Agencies Appropriations Act, 2016, Military Construction appropriations - Federal Credit Reform Act- Commented on a proposal that would shift the accounting methods for federal loan and guarantee programs to fair value accounting from the current program based on the Federal Credit Reform Act of 1990 (FCRA) -FY 2016 Agriculture Appropriations bill, Rural Housing Service (RHS), Housing issues, Section, 521 RA programs -H.R.3020 - Departments of Labor, Health and Human Services, and Education, and Related Agencies Appropriations Act, 2016, - Appropriations for data on labor, employment, American productivity statistics and information on economy and workforce funding. FY2015/FY2016 Budget House and Senate -Funding for the U.S. Census Bureau- Census/American Community Survey -Funding for the U.S. Bureau of Labor Statistics-data on labor, employment, American productivity statistics and information on economy and workforce funding - Funding for Housing - Transportation Housing Urban Development - Federal Credit Reform Act- Commented on a proposal that would shift the accounting methods for federal loan and guarantee programs to fair value accounting from the current program based on the Federal Credit Reform Act of 1990 (FCRA) -H.R. 2482, the Preservation, Enhancement and Savings Opportunity Act of 2014. The bill provides technical changes to the Low Income Housing Preservation and Resident Homeownership Act of 1990 (LIHPRHA) while ensuring long-term preservation of these affordable multifamily housing properties. -HUD Proposal: Docket # FR 5855-A-01 Establishing a More Effective Fair Market Rent (FMR) System; Using Small Area Fair Market Rents (SAFMR) in Housing Choice Voucher program Instead of the Current 50th Percentile FMRs -HUD Proposal: 24 CFR Parts 5, 92, 200, et al., Violence Against Women Reauthorization Act of 2013: Implementation in HUD Housing Programs; Proposed Rule

Employer use of criminal arrest and conviction records. H.R. 548, to amend title VII of the Civil Rights Act of 1964 to exclude the application of such title to employment practices that are in compliance with Federal regulations, and State laws, in certain areas, all provisions S.J. Res. 8, Providing for congressional disapproval under chapter 8 of title 5, United States Code, of the rule submitted by the National Labor Relations Board relating to representation case procedures, all provisions. H.J. Res. 29, Providing for congressional disapproval under chapter 8 of title 5, United States Code, of the rule submitted by the National Labor Relations Board relating to representation case procedures, all provisions. HR 5423, Certainty in Enforcement Act of 2014 (113th Congress), to amend title VII of the Civil Rights Act of 1964 to exclude the application of such title to employment practices that are in compliance with Federal regulations, and State laws, in certain areas, all provisions. Bureau of Labor Statistics (BLS) appropriations for FY2016: Supported funding BLS at President Obamas FY2016 budget request of $633 million.

Proposed 'WOTUS' Rule

H.R.1878, Safe Building Code Incentive Act of 2013 H.R.2241, Disaster Savings and Resilient Construction Act of 2013

Federal policies impacting availability and reliability of adequate Internet, video and voice services to multifamily housing communities. FCC rulemaking on Protecting and Promoting the Open Internet/Network Neutrality. H.R. 1409 Open Internet Act of 2015 H.R. 1212 Internet Freedom Act H.R. 279 To amend the Communications Act of 1934 to limit the authority of the Federal Communications Commission over providers of broadband Internet access service.

PL 94-385, Energy Conservation and Production Act, Section 6833 & 6836 H.R.1273, Energy Savings and Building Efficiency Act of 2015 S.720, Energy Savings and Industrial Competitiveness Act of 2015 H.R.873, To promote energy efficiency, and for other purposes S.128, Energy Efficiency Improvement Act of 2015 S.535, Energy Efficiency Improvement Act of 2015 H.R. 1616, Energy Savings and Industrial Competitiveness Act of 2013 Rulemaking on Appliance Efficiency Standards Building Performance Benchmarking Building Energy Codes

HR 26 Terrorism Risk Insurance Program Reauthorization (PL-114-1) Partnership to Strengthen Homeownership Act (Housing Finance Reform Proposals) GSE Reform: Proposals to ensure liquidity in multifamily mortgage market in a post Fannie Mae / Freddie Mac environment Public Proposals for the Future of the Housing Finance System H.R.1491 - Partnership to Strengthen Homeownership Act of 2015

Tax Reform Promoted comprehensive approach to tax reform that avoids enacting reform for C corporations at the expense of flow-through entities or otherwise disadvantaging multifamily real estate relative to other asset classes. Support maintaining current law regarding: (1) the tax treatment of carried interest; (2) the full deductibility of business interest; (3) the Low-Income Housing Tax Credit (while also increasing program resources) and tax-exempt private activity housing bonds; (4) the permanent estate tax rules enacted in January 2013; (5) Section 1031 like-kind exchanges; (6) the 27.5-year depreciation period for multifamily buildings; (7) depreciation recapture; and (8) the deductibility of state and local real estate taxes. We oppose proposals increasing taxes on capital gains. Finally, we favor: (1) repealing or reforming FIRPTA rules to incent foreign investment in U.S. real estate; and (2) expanding incentives for energy efficiency in commercial buildings (i.e., Internal Revenue Code Section 179D). Obama Administration's Fiscal Year 2016 Budget Revenue Proposal to Modify Like-Kind Exchange Rules for Real Property and Collectibles Obama Administration's Fiscal Year 2015 Budget Revenue Proposal to Modify Like-Kind Exchange Rules for Real Property Obama Administration's Fiscal Year 2016 Budget Revenue Proposal to Reform the Taxation of Capital Income Obama Administration's Fiscal Year 2016 Budget Revenue Proposal to Tax Carried Interests as Ordinary Income Draft legislation (Rep. Devin Nunes), American Business Competitiveness Act, to amend the Internal Revenue Code to tax business income on a cash flow basis. Section 11: Disallowance of interest expense deduction, except qualified residence interest. Draft Legislation (Senators Mike Lee and Marco Rubio), Economic Growth and Family Fairness Tax Reform Plan, Elimination of Interest from Tax Base. H.R. 1, Tax Reform Act of 2014 (113th Congress). Section 1001: Simplification of individual income tax rates. Section 1002: Deduction for adjusted net capital gain. Section 1405: Repeal of deduction for taxes not paid or accrued in a trade or business. Section 1502: Determination of net earnings from self employment. Section 3104: Reform of accelerated cost recovery system. Section 3113: Repeal of deduction for energy efficient commercial buildings. Section 3133: Repeal of like-kind exchanges. Section 3139: Depreciation recapture on gain from disposition of certain depreciable realty. Section 3204: Low-income housing tax credit. Section 3217: Repeal of new energy efficient home credit. Section 3431: Termination of private activity bonds. Section 3621: Ordinary income treatment in the case of partnership interest held in connection with performance of services. Senate Committee on Finance Chairman's Staff Discussion Draft to Reform Certain Business Provisions (113th Congress). Section 2: Repeal of Certain Specialized Expensing Provisions (i.e., Section 179D). Section 11: Pooled Asset Cost Recovery System and Depreciation of Real Property. Section 12. Rules Related to Treatment of Gains from Depreciable Property. Section 15. Repeal of Like-Kind Exchanges. Tax Extenders We supported the permanent extension of Bonus Depreciation, Section 179 Small Business Expensing, the flat 9 Percent Low-Income Housing Tax Credit, the Energy Efficient Commercial Building Deduction, the New Energy Efficient Home Credit, and the New Markets Tax Credit H.R. 636, America's Small Business Tax Relief Act. Section 2: Expensing of Certain Depreciable Assets for Small Business Foreign Investment in Real Property Tax Act (FIRPTA) We support FIRPTA repeal. If this is not feasible, we favor: (1) exempting from the application of FIRPTA gains of foreign pension funds from the disposition of U.S. real property interests; and (2) increasing the amount of U.S. REIT stock minority shareholders can hold without triggering tax. S. 915, Real Estate and Investment Jobs Act of 2015, to amend the Internal Revenue Code of 1986 to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property interests, and for other purposes, all provisions. Obama Administration's Fiscal Year 2016 Budget Revenue Proposal to Exempt Foreign Pension Funds from the Application of the Foreign Investment in Real Property Tax Act (FIRPTA) Obama Administration's Fiscal Year 2015 Budget Revenue Proposal to Exempt Foreign Pension Funds from the Application of the Foreign Investment in Real Property Tax Act (FIRPTA) Low-Income Housing Tax Credit (LIHTC) H.R. 1142, To amend the Internal Revenue Code of 1986 to make permanent and expand the temporary minimum credit rate for the low-income housing tax credit program, all provisions. Obama Administration's Fiscal Year 2016 Budget Revenue Proposal to Reform and Expand the Low-Income Housing Tax Credit (LIHTC), allow conversion of private activity bond volume cap into LIHTCs and encourage mixed income occupancy by allowing LIHTC-supported projects to elect a criterion employing a restriction on average income. H.R. 4717 (113th Congress), to make permanent and expand the minimum rate for the LIHTC, all provisions. S. 1442 (113th Congress), Improving the Low Income Housing Tax Credit Rate Act, to amend the Internal Revenue Code of 1986 to make permanent the minimum low-income housing tax credit rate for unsubsidized buildings and to provide a minimum 4 percent credit rate for existing buildings, all provisions. Obama Administration's Fiscal Year 2015 Budget Revenue Proposal to Encourage Mixed Income Occupancy by Allowing Low-Income Housing Tax Credit-Supported Projects to Elect a Criterion Employing a Restriction on Average Income We also favor proposals to expand LIHTC resources, such as one to enable the conversion of private activity bonds into Low-Income Housing Tax Credits. Energy Tax Incentives S. 2189, the Energy Efficiency Tax Incentives Act. Section 101: Extension and modification of deduction for energy-efficient commercial buildings. Section 102. Deduction for retrofits of existing commercial and multifamily buildings. Estate Tax H.R. 1105, Death Tax Repeal Act of 2015, Section 2. Repeal of Estate and Generation-Skipping Transfer Taxes. Treasury Regulations Revenue Procedure 2015-20 related to the $500 de minimis safe harbor for deductible repair and maintenance costs. REG-119305-11: This document contains proposed regulations under section 707 of the Internal Revenue Code relating to disguised sales of property to, or by, a partnership and under section 752 relating to the treatment of partnership liabilities.

TRIA. H.R. 26, Terrorism Risk Insurance Reauthorization Act of 2015, all provisions.

Tax Reform Promoted comprehensive approach to tax reform that avoids enacting reform for C corporations at the expense of flow-through entities. Support maintaining current law regarding: (1) the tax treatment of carried interest; (2) the full deductibility of business interest; (3) the Low-Income Housing Tax Credit and tax-exempt private activity housing bonds; (4) the permanent estate tax rules enacted in January 2013; (5) Section 1031 like-kind exchanges; (6) the 27.5-year depreciation period for multifamily buildings; (7) depreciation recapture; and (8) the deductibility of state and local real estate taxes. Finally, we favor: (1) loosening FIRPTA rules to incent foreign investment in U.S. real estate; and (2) expanding incentives for energy efficiency in commercial buildings (i.e., Internal Revenue Code Section 179D). H.R. 1, Tax Reform Act of 2014. Section 1001: Simplification of individual income tax rates. Section 1002: Deduction for adjusted net capital gain. Section 1405: Repeal of deduction for taxes not paid or accrued in a trade or business. Section 1502: Determination of net earnings from self employment. Section 3104: Reform of accelerated cost recovery system. Section 3113: Repeal of deduction for energy efficient commercial buildings. Section 3133: Repeal of like-kind exchanges. Section 3139: Depreciation recapture on gain from disposition of certain depreciable realty. Section 3204: Low-income housing tax credit. Section 3217: Repeal of new energy efficient home credit. Section 3431: Termination of private activity bonds. Section 3621: Ordinary income treatment in the case of partnership interest held in connection with performance of services. Senate Committee on Finance Chairman's Staff Discussion Draft to Reform Certain Business Provisions. Section 2: Repeal of Certain Specialized Expensing Provisions (i.e., Section 179D). Section 11: Pooled Asset Cost Recovery System and Depreciation of Real Property. Section 12: Rules Related to Treatment of Gains from Depreciable Property. Section 15: Repeal of Like-Kind Exchanges. Obama Administration's Fiscal Year 2015 Budget Revenue Proposal to Modify Like-Kind Exchange Rules for Real Property. Also, asked that the Obama Administration not include this proposal in its forthcoming FY 2016 Budget. Expiring Tax Provisions H.R. 5771, Tax Increase Prevention Act of 2014. Section 112: Extension of temporary minimum low-income housing tax credit rate for non-Federally subsidized buildings. Section 113: Extension of military housing allowance exclusion for determining whether a tenant in certain counties is low-income. Section 115: Extension of New Markets Tax Credit. Section 125: Extension of Bonus Depreciation. Section 127: Extension of increased expensing limitations and treatment of certain real property as section 179 property. Section 156: Extension of Credit for Energy Efficient New Homes. Section 158: Extension of Energy Efficient Commercial Buildings deduction. S. 2260, Expiring Provisions Improvement Reform and Efficiency (EXPIRE) Act. Section 112: Extension and modification of temporary minimum low-income housing tax credit rate for non-Federally subsidized new buildings. Section 113: Extension of military housing allowance for determining area median gross income. Section 115: Extension and modification of New Markets Tax Credit. Section 125: Extension of Bonus Depreciation. Section 127: Extension and modification of increased expensing limitations and treatment of certain real property as section 179 property. Section 157: Extension of Credit for Energy Efficient New Homes. Section 159: Extension and modification of Energy Efficient Commercial Buildings deduction. Carried Interest S. 268, Cut Unjustified Tax Loopholes Act, Title VI, Ending the Carried Interest Loophole (Section 601: Short Title. Section 602: Partnership Interests Transferred in Connection with Performance of Services. Section 603: Special rules for Partners Providing Investment Management Services to Partnerships.) Low-Income Housing Tax Credit (LIHTC) H.R. 4717, to make permanent and expand the minimum rate for the LIHTC, all provisions. S. 1442, Improving the Low Income Housing Tax Credit Rate Act, to amend the Internal Revenue Code of 1986 to make permanent the minimum low-income housing tax credit rate for unsubsidized buildings and to provide a minimum 4 percent credit rate for existing buildings, all provisions. Obama Administration's Fiscal Year 2015 Budget Revenue Proposal to Encourage Mixed Income Occupancy by Allowing Low-Income Housing Tax Credit-Supported Projects to Elect a Criterion Employing a Restriction on Average Income We also considered proposals to expand the credit, such as ones to increase the program by 50% or convert private activity bonds into Low-Income Housing Tax Credits. Energy Tax Incentives S. 2189, the Energy Efficiency Tax Incentives Act. Section 101: Extension and modification of deduction for energy-efficient commercial buildings. Section 102. Deduction for retrofits of existing commercial and multifamily buildings. Foreign Investment in Real Property Tax Act (FIRPTA) H.R. 2870, Real Estate Investment and Jobs Act of 2013, to amend the Internal Revenue Code to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property, all provisions. S. 1181, Real Estate Investment and Jobs Act of 2013, to amend the Internal Revenue Code to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property, all provisions. Amendment filed by Senators Menendez and Enzi to draft legislation before the Senate Finance Committee, Preserving Americas Transit and Highways Act, which would remove the tax penalty FIRPTA imposes on foreign pension funds investing in U.S. real estate and increase the ownership stake a foreign investor can take in a publicly traded company whose assets consist largely of U.S. real property without triggering FIRPTA. H.R. 5487, Real Estate Investment and Jobs Act of 2014, to amend the Internal Revenue Code to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property interests, all provisions. Treasury Regulations REG-119305-11: This document contains proposed regulations under section 707 of the Internal Revenue Code relating to disguised sales of property to, or by, a partnership and under section 752 relating to the treatment of partnership liabilities.

PL 94-385 - Energy Conservation and Production Act, Section 6833 & 6836 H.R. 2126 - Better Buildings Act of 2013 (all provisions), Energy Efficiency Improvement Act of 2014 S. 1191 - Better Buildings Act of 2013 (all provisions) S. 1206 - A bill to encourage benchmarking and disclosure of energy information for commercial buildings (all provisions) S. 1106 - Sensible Accounting to Value Energy Act of 2013 (all provisions) S. 2165/H.R. 5073 Access to Consumer Energy Information (E-Access) Act H.R. 5301 - Energy Savings and Building Efficiency Act of 2014 (all provisions) S. 2262 - Energy Savings and Industrial Competitiveness Act of 2014 H.R. 1616 - Energy Savings and Industrial Competitiveness Act of 2013 H.R. 5004- Multifamily Housing Energy Efficiency Improvement Act of 2014 H.R.5027 : Energy Savings and Building Efficiency Act of 2014 (all provisions)

Clean Water Act, Sections 303, 308, 311, 401, 402, 404, 502 Federal Water Pollution Control Act, 33 U.S.C. Section 1318 S.2496 "Protecting Water and Property Rights Act of 2014" Stormwater Regulations for Already Developed Sites Proposed 'WOTUS' Rule FY2015 Interior, Environment, And Related Agencies- Appropriations FY2015 Energy and Water Development and Related Agencies-Appropriation. HR 5078, Waters of the United States Regulatory Overreach Protection Act of 2014

S .1217, The Housing Finance Reform and Taxpayer Protection Act (all provisions) H.R. 2767, Protecting American Taxpayers and Homeowners (PATH) Act, provisions impacting multifamily housing. P.L. 111-203, DoddFrank Wall Street Reform and Consumer Protection Act Public Proposals for the Future of the Housing Finance System GSE Reform: Proposals to ensure liquidity in multifamily mortgage markets in a post Fannie Mae / Freddie Mac environment. H.R. 2767 Protecting American Taxpayers and Homeowners Act (provisions impacting multifamily housing) Discussion Draft HR [XXXX] HOME Forward Act of 2014 (Maxine Waters Bill) H.R. 5055, The Partnership to Strengthen Homeownership Act, provisions impacting multifamily housing Basel III Banking Capital Standards Liquidity Capital Ratio (OCC, FDIC, Federal Reserve) FHA Multifamily Guidebook 4350.1 Revisions Multifamily Servicing and Asset Management S. 2244, Terrorism Risk Insurance Program Reauthorization Act of 2014, all provisions H.R. 4871, TRIA Reform Act of 2014, all provisions

P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act, Section 402, Section 403, Section 404, and Section 406; Lead Safe Housing Rule FY 2015- Interior, Environment & Related Agencies Appropriations

Balanced Housing Policy Section 8 Reform Section 8 - Rental Assistance Reform Legislation HUDs FY 2014/2015 Budget - HUD Assisted Housing Programs FY 2015 Budget Legislation H.R. 4800 Fiscal Year 2015 Agriculture, Rural Development, Food and Drug Administration and Related Appropriations bills - provisions rural housing and provisions related to 521 Rental Assistance and Section 514/515 properties HR 4660 Commerce, Justice, Science, and Related Agencies Appropriations Act, 2015, provisions related to U.S. Census Bureau Funding S.2437 - Commerce, Justice, Science, and Related Agencies Appropriations Act, 2015, provisions related to U.S. Census Bureau Funding Continuing Resolution: Housing/Census provisions FY 2015 Housing Appropriations Federal Affordable Housing Programs HUD Fair Market Rent/Small Area Fair Market Rent issue HUD National Affordability Index Housing for Service Members S. 1217, The Housing Finance Reform and Taxpayer Protection Act (all provisions) Issues related to the American Community Survey H.R. 1078, To Make Participation in the American Community Survey Voluntary H.R. 2767, Protecting American Taxpayers and Homeowners (PATH) Act, provisions impacting multifamily housing. HUD Fair Market Rents Section 521 Rental Assistance Program H.J. RES. 91 - Department of Defense Survivor Benefits Continuing Appropriations Resolution, 2014 (all provisions) FHA Notice on 2014 Reduction of GSE Multifamily Origination Activities, Options for Reducing Fannie Mae and Freddie Macs Multifamily Business Rural Housing Issues with the United State Department of Agriculture Discussion Draft- HR [XXXX] HOME Forward Act of 2014, Rep. Maxine Waters Implementation of the Fair Housing Acts Discriminatory Effects Standard, Final Rule, 24 CFR Part 100-all provisions H.R. 4435 Howard P. "Buck" McKeon National Defense Authorization Act for Fiscal Year 2015 (Personnel, Family Housing, Environmental Performance Standards and Amendments) S. 2410- 2015 National Defense Authorization Act- (Personnel, Family Housing, Environmental Performance Standards and Amendments) (Section 603/ Modification of computation of basic allowance for housing) S.2294 To require a survey of the preferences of members of the Armed Forces regarding military pay and benefits H.R.4486 Military Construction and Veterans Affairs and Related Agencies Appropriations Act, 2015 H.R.4870 Department of Defense Appropriations Act, 2015 FAA One Engine Inoperative Policy H.R. 4623 To direct the Secretary of Transportation to conduct a notice and comment rulemaking before implementing certain policies relating to obstruction evaluation aeronautical studies, and for other purposes. H.R. 4146- Preservation Enhancement and Savings Opportunity Act of 2014 H.R. 4745, Transportation-HUD Appropriations H.R. 5055, The Partnership to Strengthen Homeownership Act, provisions impacting multifamily housing H.R. 5374, Fairness and Accountability in Rental Assistance Act of 2014, all provisions H. Amdt. 827 to H.R. 4745, Transportation-HUD Appropriations. The amendment prohibits the use of funds to implement, administer, or enforce paragraph (c)(3) of section 982.503 in the Code of Federal Regulations dealing with voucher tenancy: payment standard amount and schedule. HR 5374 - FAIR Assistance Act of 2014 HR 5632 -Fair Local Adjustment for Tenant Rents Act of 2014 HUD Final Rule on - The Housing and Economic Recovery Act of 2008: Changes to the Section 8 Tenant-Based Voucher and Section 8 Project-Based Voucher Programs, provisions related to the Component 2 of the Rental Assistance Demonstration Program HUD 2015 Fair Market Rents (FMRs), all provisions

S .1217, The Housing Finance Reform and Taxpayer Protection Act (all provisions) P.L. 111-203, DoddFrank Wall Street Reform and Consumer Protection Act Public Proposals for the Future of the Housing Finance System GSE Reform: Proposals to ensure liquidity in multifamily mortgage markets in a post Fannie Mae / Freddie Mac environment. H.R. 2767 Protecting American Taxpayers and Homeowners Act (provisions impacting multifamily housing) Discussion Draft HR [XXXX] HOME Forward Act of 2014 (Maxine Waters Bill) Discussion Draft HR [XXXX] Multifamily Housing Finance Reform Act of 2014 (Maloney Bill) H.R. 5055, The Partnership to Strengthen Homeownership Act, provisions impacting multifamily housing S. 563 Jump Start GSE Reform (all provisions) H.R. 2348 Jump Start GSE Reform (all provisions) Basel III Banking Capital Standards Liquidity Capital Ratio (OCC, FDIC, Federal Reserve) FHA Multifamily Guidebook 4350.1 Revisions Multifamily Servicing and Asset Management S. 2244, Terrorism Risk Insurance Program Reauthorization Act of 2014, all provisions H.R. 4871, TRIA Reform Act of 2014, all provisions

Tax Reform Promoted comprehensive approach to tax reform that avoids enacting reform for C corporations at the expense of flow-through entities. Support maintaining current law regarding: (1) the tax treatment of carried interest; (2) the full deductibility of business interest; (3) the Low-Income Housing Tax Credit and tax-exempt private activity housing bonds; (4) the permanent estate tax rules enacted in January 2013; (5) Section 1031 like-kind exchanges; (6) the 27.5-year depreciation period for multifamily buildings; (7) depreciation recapture; and (8) the deductibility of state and local real estate taxes. Finally, we favor: (1) loosening FIRPTA rules to incent foreign investment in U.S. real estate; and (2) expanding incentives for energy efficiency in commercial buildings (i.e., Internal Revenue Code Section 179D). House Ways and Means and Committee Chairman's Discussion Draft on Tax Reform: Tax Reform Act of 2014. Section 1001: Simplification of individual income tax rates. Section 1002: Deduction for adjusted net capital gain. Section 1405: Repeal of deduction for taxes not paid or accrued in a trade or business. Section 1502: Determination of net earnings from self employment. Section 3104: Reform of accelerated cost recovery system. Section 3113: Repeal of deduction for energy efficient commercial buildings. Section 3133: Repeal of like-kind exchanges. Section 3139: Depreciation recapture on gain from disposition of certain depreciable realty. Section 3204: Low-income housing tax credit. Section 3217: Repeal of new energy efficient home credit. Section 3431: Termination of private activity bonds. Section 3621: Ordinary income treatment in the case of partnership interest held in connection with performance of services. Senate Committee on Finance Chairman's Staff Discussion Draft on Provisions to Reform International Business Taxation. Section 93: Modification to Tax on Foreign Investments in United States Real Property Interests. Senate Committee on Finance Chairman's Staff Discussion Draft to Reform Certain Business Provisions. Section 2: Repeal of Certain Specialized Expensing Provisions (i.e., Section 179D). Section 11: Pooled Asset Cost Recovery System and Depreciation of Real Property. Section 12: Rules Related to Treatment of Gains from Depreciable Property. Section 15: Repeal of Like-Kind Exchanges. Obama Administration's Fiscal Year 2015 Budget Revenue Proposal to Modify Like-Kind Exchange Rules for Real Property. Expiring Tax Provisions S. 2260, Expiring Provisions Improvement Reform and Efficiency (EXPIRE) Act. Section 112: Extension and modification of temporary minimum low-income housing tax credit rate for non-Federally subsidized new buildings. Section 113: Extension of military housing allowance for determining area median gross income. Section 115: Extension and modification of New Markets Tax Credit. Section 125: Extension of Bonus Depreciation. Section 127: Extension and modification of increased expensing limitations and treatment of certain real property as section 179 property. Section 157: Extension of Credit for Energy Efficient New Homes. Section 159: Extension and modification of Energy Efficient Commercial Buildings deduction. H.R. 4457, America's Small Business Tax Relief Act of 2014. Section 2: Expensing certain depreciable assets for small business. H.R.4718, to amend the Internal Revenue Code of 1986 to modify and make permanent bonus depreciation, all provisions. Carried Interest S. 268, Cut Unjustified Tax Loopholes Act, Title VI, Ending the Carried Interest Loophole (Section 601: Short Title. Section 602: Partnership Interests Transferred in Connection with Performance of Services. Section 603: Special rules for Partners Providing Investment Management Services to Partnerships Low-Income Housing Tax Credit (LIHTC) H.R. 4717, to make permanent and expand the minimum rate for the LIHTC, all provisions. S. 1442, Improving the Low Income Housing Tax Credit Rate Act, to amend the Internal Revenue Code of 1986 to make permanent the minimum low-income housing tax credit rate for unsubsidized buildings and to provide a minimum 4 percent credit rate for existing buildings, all provisions. We also (1) support making the LIHTC more flexible by allowing developments to qualify if 40 percent of units go to families with incomes that average no more than 60 percent of area median income; and (2) considered proposals to expand the credit, such ones to increase the program by 50% or convert private activity bonds into Low-Income Housing Tax Credits. Energy Tax Incentives S. 2189, the Energy Efficiency Tax Incentives Act. Section 101: Extension and modification of deduction for energy-efficient commercial buildings. Section 102. Deduction for retrofits of existing commercial and multifamily buildings. S. 2388, Energy-Efficient Cool Roofs Act, to modify the depreciation period for energy-efficient cool roofs, all provisions. H.R. 4740, Roofing Efficiency Jobs Act of 2014, to modify the depreciation period for energy-efficient cool roof systems, all provisions. Foreign Investment in Real Property Tax Act (FIRPTA) H.R. 2870, to amend the Internal Revenue Code to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property, all provisions. S. 1181, to amend the Internal Revenue Code to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property, all provisions. Draft legislation before the Senate Finance Committee: Preserving America's Transit and Highways Act of 2014, provisions regarding mortgage reporting and FIRPTA. Treasury Regulations REG-119305-11: This document contains proposed regulations under section 707 of the Internal Revenue Code relating to disguised sales of property to, or by, a partnership and under section 752 relating to the treatment of partnership liabilities.

HR 4871, The TRIA Reform Act of 2014, all provisions S. 2244, Terrorism Risk Insurance Program Reauthorization Act of 2014, all provisions

S .1217, The Housing Finance Reform and Taxpayer Protection Act (all provisions) P.L. 111-203, DoddFrank Wall Street Reform and Consumer Protection Act Public Proposals for the Future of the Housing Finance System GSE Reform: Proposals to ensure liquidity in multifamily mortgage markets in a post Fannie Mae / Freddie Mac environment. H.R. 2767 Protecting American Taxpayers and Homeowners Act (provisions impacting multifamily housing) Discussion Draft HR [XXXX] HOME Forward Act of 2014 (Maxine Waters Bill) Discussion Draft HR [XXXX] Multifamily Housing Finance Reform Act of 2014 (Maloney Bill) Discussion Draft Delaney/Carney/Himes GSE Reform draft proposal S. 563 Jump Start GSE Reform (all provisions) H.R. 2348 Jump Start GSE Reform (all provisions) Basel III Banking Capital Standards Liquidity Capital Ratio (OCC, FDIC, Federal Reserve) FHA Multifamily Guidebook 4350.1 Revisions Multifamily Servicing and Asset Management S. 2244, Terrorism Risk Insurance Program Reauthorization Act of 2014, all provisions H.R. 4871, TRIA Reform Act of 2014, all provisions

H.R. 508- Terrorism Risk Insurance Act of 2002 Reauthorization Act of 2013 (all provisions) H.R. 2146- Terrorism Risk Insurance Program Reauthorization Act of 2013 (all provisions) H.R. 1945- Fostering Resilience to Terrorism Act of 2013 (all provisions) H.R. 3370- The Homeowner Flood Insurance Affordability Act of 2013 S. 1926- The Homeowner Flood Insurance Affordability Act of 2013 HR 4871, The TRIA Reform Act of 2014, all provisions

Clean Water Act, Sections 303, 308, 311, 401, 402, 404, 502 Federal Water Pollution Control Act, 33 U.S.C. Section 1318 Barrasso S.2496 "Proetcting Water and Property Rights Act of 2014" EPA/Army Corp Wetlands Guidance Stormwater Regulations for Already Developed Sites Proposed 'WOTUS' Rule FY2015 Interior, Environment, And Related Agencies- Appropriations FY2015 Energy and Water Development and Related Agencies-Appropriation.

PL 94-385 - Energy Conservation and Production Act, Section 6833 & 6836 Development and Adoption of Building Energy Codes Development of DOE Asset Energy Score H.R. 2126 - Better Buildings Act of 2013 (all provisions), Energy Efficiency Improvement Act of 2014 S. 1191 - Better Buildings Act of 2013 (all provisions) S. 1206 - A bill to encourage benchmarking and disclosure of energy information for commercial buildings (all provisions) S. 1106 - Sensible Accounting to Value Energy Act of 2013 (all provisions) S. 2165 Access to Consumer Energy Information (E-Access) Act H.R. 3820 - To encourage benchmarking and disclosure of energy information for commercial buildings. S. 2074 - Energy Savings and Industrial Competitiveness Act of 2014 Title I Buildings. H.R. 5027 - Energy Savings and Building Efficiency Act of 2014 (all provisions) S. 2262 - Energy Savings and Industrial Competitiveness Act of 2014 H.R. 1616 - Energy Savings and Industrial Competitiveness Act of 2013 H.R. 5004- Multifamily Housing Energy Efficiency Imporvement Act of 2014

S. 1029 - Regulatory Accountability Act of 2013 (all provisions) H.R. 2122 - Regulatory Accountability Act of 2013 (all provisions)

Tax Reform Promoted comprehensive approach to tax reform that avoids enacting reform for C corporations at the expense of flow-through entities. Support maintaining current law regarding: (1) the tax treatment of carried interest; (2) the full deductibility of business interest; (3) the Low-Income Housing Tax Credit and tax-exempt private activity housing bonds; (4) the permanent estate tax rules enacted in January 2013; (5) Section 1031 like-kind exchanges; (7) the 27.5-year depreciation period for multifamily buildings; (7) depreciation recapture; and (8) the deductibility of state and local real estate taxes. Finally, we favor: (1) loosening FIRPTA rules to incent foreign investment in U.S. real estate and (2) expanding incentives for energy efficiency in commercial buildings (i.e., Internal Revenue Code Section 179D). House Ways and Means and Committee Chairman's Discussion Draft on Tax Reform: Tax Reform Act of 2014. Section 1001: Simplification of individual income tax rates. Section 1002: Deduction for adjusted net capital gain. Section 1405: Repeal of deduction for taxes not paid or accrued in a trade or business. Section 1502: Determination of net earnings from self employment. Section 3104: Reform of accelerated cost recovery system. Section 3113: Repeal of deduction for energy efficient commercial buildings. Section 3133: Repeal of like-kind exchanges. Section 3139: Depreciation recapture on gain from disposition of certain depreciable realty. Section 3204: Low-income housing tax credit. Section 3217: Repeal of new energy efficient home credit. Section 3431: Termination of private activity bonds. Section 3621: Ordinary income treatment in the case of partnership interest held in connection with performance of services. Senate Committee on Finance Chairman's Staff Discussion Draft on Provisions to Reform International Business Taxation. Section 93: Modification to Tax on Foreign Investments in United States Real Property Interests. Senate Committee on Finance Chairman's Staff Discussion Draft to Reform Certain Business Provisions. Section 2: Repeal of Certain Specialized Expensing Provisions (i.e., Section 179D). Section 11: Pooled Asset Cost Recovery System and Depreciation of Real Property. Section 12: Rules Related to Treatment of Gains from Depreciable Property. Section 15: Repeal of Like-Kind Exchanges. Expiring Tax Provisions S. 2260, Expiring Provisions Improvement Reform and Efficiency (EXPIRE) Act. Section 112: Extension and modification of temporary minimum low-income housing tax credit rate for non-Federally subsidized new buildings. Section 113: Extension of military housing allowance for determining area median gross income. Section 115: Extension and modification of New Markets Tax Credit. Section 125: Extension of Bonus Depreciation. Section 127: Extension and modification of increased expensing limitations and treatment of certain real property as section 179 property. Section 157: Extension of Credit for Energy Efficient New Homes. Section 159: Extension and modification of Energy Efficient Commercial Buildings deduction. S. Amdt. 3060 to H.R. 3474, Expiring Provisions Improvement, Reform, and Efficiency (EXPIRE) Act of 2014. Section 112: Extension and modification of temporary minimum low-income housing tax credit rate for non-Federally subsidized new buildings. Section 113: Extension of military housing allowance for determining area median gross income. Section 115: Extension and modification of New Markets Tax Credit. Section 125: Extension of Bonus Depreciation. Section 127: Extension and modification of increased expensing limitations and treatment of certain real property as section 179 property. Section 157: Extension of Credit for Energy Efficient New Homes. Section 159: Extension and modification of Energy Efficient Commercial Buildings deduction. H.R. 4457, America's Small Business Tax Relief Act of 2014. Section 2: Expensing certain depreciable assets for small business. H.R.4718, to amend the Internal Revenue Code of 1986 to modify and make permanent bonus depreciation, all provisions. Carried Interest S. 268, Cut Unjustified Tax Loopholes Act, Title VI, Ending the Carried Interest Loophole (Section 601: Short Title. Section 602: Partnership Interests Transferred in Connection with Performance of Services. Section 603: Special rules for Partners Providing Investment Management Services to Partnerships Low-Income Housing Tax Credit & Renter Tax Credit H.R. 4479, to amend the Internal Revenue Code of 1986 to provide a renter's tax credit, all provisions. H.R. 4717, to make permanent and expand the minimum rate for the LIHTC, all provisions. S. 1442, Improving the Low Income Housing Tax Credit Rate Act, to amend the Internal Revenue Code of 1986 to make permanent the minimum low-income housing tax credit rate for unsubsidized buildings and to provide a minimum 4 percent credit rate for existing buildings, all provisions. We also (1) support making the LIHTC more flexible by allowing developments to qualify if 40 percent of units go to families with incomes that average no more than 60 percent of area median income; and (2) considered proposals to expand the credit, such ones to increase the program by 50% or convert private activity bonds into Low-Income Housing Tax Credits. Energy Tax Incentives S. 2189, the Energy Efficiency Tax Incentives Act. Section 101: Extension and modification of deduction for energy-efficient commercial buildings. Section 102. Deduction for retrofits of existing commercial and multifamily buildings. FIRPTA H.R. 2870, to amend the Internal Revenue Code to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property, all provisions. S. 1181, to amend the Internal Revenue Code to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property, all provisions. Draft legislation before the Senate Finance Committee: Preserving America's Transit and Highways Act of 2014, provisions regarding mortgage reporting and FIRPTA Treasury Regulations REG-119305-11: This document contains proposed regulations under section 707 of the Internal Revenue Code (Code) relating to disguised sales of property to, or by a partnership and under section 752 relating to the treatment of partnership liabilities.

P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act, Section 402, Section 403, Section 404, and Section 406; Lead Safe Housing Rule H.R. 2093, Lead Exposure Reduction Amendments Act of 2013 (all provisions) S. 484, Lead Exposure Reduction Amendments Act of 2013 (all provisions) H.R. 3377, Defense of Environment and Property Act of 2013 (all provisions) FY 2015- Interior, Environment & Related Agencies Appropriations

Clean Water Act, Sections 303, 308, 311, 401, 402, 404, 502 Federal Water Pollution Control Act, 33 U.S.C. Section 1318 Barrasso S.2496 "Proetcting Water and Property Rights Act of 2014"EPA/Army Corp Wetlands Guidance Stormwater Regulations for Already Developed Sites Proposed 'WOTUS' Rule FY2015 Interior, Environment, And Related Agencies- Appropriations FY2015 Energy and Water Development and Related Agencies-Appropriation.

Tax Reform Promoted comprehensive approach to tax reform that avoids enacting reform for C corporations at the expense of flow-through entities. Support maintaining current law regarding: (1) the tax treatment of carried interest; (2) the full deductibility of business interest; (3) the Low-Income Housing Tax Credit and tax-exempt private activity housing bonds;(4) the permanent estate tax rules enacted in January 2013; (5) Section 1031 like-kind exchanges; (7) the 27.5-year depreciation period for multifamily buildings; (7) depreciation recapture; and (8) the deductibility of state and local real estate taxes. Finally, we favor: (1) loosening FIRPTA rules to incent foreign investment in U.S. real estate and (2) expanding incentives for energy efficiency in commercial buildings (i.e., Internal Revenue Code Section 179D). House Ways and Means and Committee Chairman's Discussion Draft on Tax Reform: Tax Reform Act of 2014. Section 1001: Simplification of individual income tax rates. Section 1002: Deduction for adjusted net capital gain. Section 1405: Repeal of deduction for taxes not paid or accrued in a trade or business. Section 1502: Determination of net earnings from self employment. Section 3104: Reform of accelerated cost recovery system. Section 3113: Repeal of deduction for energy efficient commercial buildings. Section 3133: Repeal of like-kind exchanges. Section 3139: Depreciation recapture on gain from disposition of certain depreciable realty. Section 3204: Low-income housing tax credit. Section 3217: Repeal of new energy efficient home credit. Section 3431: Termination of private activity bonds. Section 3621: Ordinary income treatment in the case of partnership interest held in connection with performance of services. Senate Committee on Finance Chairman's Staff Discussion Draft on Provisions to Reform International Business Taxation. Section 93: Modification to Tax on Foreign Investments in United States Real Property Interests. Senate Committee on Finance Chairman's Staff Discussion Draft to Reform Certain Business Provisions. Section 2: Repeal of Certain Specialized Expensing Provisions (i.e., Section 179D). Section 11: Pooled Asset Cost Recovery System and Depreciation of Real Property. Section 12: Rules Related to Treatment of Gains from Depreciable Property. Section 15: Repeal of Like-Kind Exchanges. Expiring Tax Provisions S. 2260, Expiring Provisions Improvement Reform and Efficiency (EXPIRE) Act. Section 112: Extension and modification of temporary minimum low-income housing tax credit rate for non-Federally subsidized new buildings. Section 113: Extension of military housing allowance for determining area median gross income. Section 115: Extension and modification of New Markets Tax Credit. Section 125: Extension of Bonus Depreciation. Section 127: Extension and modification of increased expensing limitations and treatment of certain real property as section 179 property. Section 157: Extension of Credit for Energy Efficient New Homes. Section 159: Extension and modification of Energy Efficient Commercial Buildings deduction. S. Amdt. 3060 to H.R. 3474, Expiring Provisions Improvement, Reform, and Efficiency (EXPIRE) Act of 2014. Section 112: Extension and modification of temporary minimum low-income housing tax credit rate for non-Federally subsidized new buildings. Section 113: Extension of military housing allowance for determining area median gross income. Section 115: Extension and modification of New Markets Tax Credit. Section 125: Extension of Bonus Depreciation. Section 127: Extension and modification of increased expensing limitations and treatment of certain real property as section 179 property. Section 157: Extension of Credit for Energy Efficient New Homes. Section 159: Extension and modification of Energy Efficient Commercial Buildings deduction. H.R. 4457, America's Small Business Tax Relief Act of 2014. Section 2: Expensing certain depreciable assets for small business. H.R.4718, to amend the Internal Revenue Code of 1986 to modify and make permanent bonus depreciation, all provisions.Carried Interest S. 268, Cut Unjustified Tax Loopholes Act, Title VI, Ending the Carried Interest Loophole (Section 601: Short Title. Section 602: Partnership Interests Transferred in Connection with Performance of Services. Section 603: Special rules for Partners Providing Investment Management Services to Partnerships Low-Income Housing Tax Credit & Renter Tax Credit H.R. 4479, to amend the Internal Revenue Code of 1986 to provide a renter's tax credit, all provisions. H.R. 4717, to make permanent and expand the minimum rate for the LIHTC, all provisions. S. 1442, Improving the Low Income Housing Tax Credit Rate Act, to amend the Internal Revenue Code of 1986 to make permanent the minimum low-income housing tax credit rate for unsubsidized buildings and to provide a minimum 4 percent credit rate for existing buildings, all provisions. We also (1) support making the LIHTC more flexible by allowing developments to qualify if 40 percent of units go to families with incomes that average no more than 60 percent of area median income; and (2) considered proposals to expand the credit, such ones to increase the program by 50% or convert private activity bonds into Low-Income Housing Tax Credits. Energy Tax Incentives S. 2189, the Energy Efficiency Tax Incentives Act. Section 101: Extension and modification of deduction for energy-efficient commercial buildings. Section 102. Deduction for retrofits of existing commercial and multifamily buildings. FIRPTA H.R. 2870, to amend the Internal Revenue Code to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property, all provisions. S. 1181, to amend the Internal Revenue Code to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property, all provisions. Draft legislation before the Senate Finance Committee: Preserving America's Transit and Highways Act of 2014, provisions regarding mortgage reporting and FIRPTA Treasury Regulations REG-119305-11: This document contains proposed regulations under section 707 of the Internal Revenue Code (Code) relating to disguised sales of property to, or by a partnership and under section 752 relating to the treatment of partnership liabilities.

H.R. 508- Terrorism Risk Insurance Act of 2002 Reauthorization Act of 2013 (all provisions) H.R. 2146- Terrorism Risk Insurance Program Reauthorization Act of 2013 (all provisions) H.R. 1945- Fostering Resilience to Terrorism Act of 2013 (all provisions)H.R. 3370- The Homeowner Flood Insurance Affordability Act of 2013 S. 1926- The Homeowner Flood Insurance Affordability Act of 2013 HR 4871, The TRIA Reform Act of 2014, all provisions

S. 1029 - Regulatory Accountability Act of 2013 (all provisions) H.R. 2122 - Regulatory Accountability Act of 2013 (all provisions)

Balanced Housing Policy Section 8 Reform HUDs Revised Section 8 Renewal Policy GuideSection 8 - Rental Assistance Reform Legislation HUDs FY 2014/2015 Budget - HUD Assisted Housing Programs FY 2015 Budget Legislation H. Con. Res. 96- Establishing the budget for the United States Government for fiscal year 2015 and setting forth appropriate budgetary levels for fiscal years 2016 through 2024. FY 2015 Housing Appropriations Federal Affordable Housing Programs HUD Fair Market Rent/Small Area Fair Market Rent issue HUD National Affordability Index Title X of the Housing and Community Development Act of 1992 (P.L. 102-550) Section 1017 FHA Multi Family Commitment Authority Sequestration Issues Associated with HUD assisted housing portfolio and Housing for Service Members Military Housing - Sequestration, Privatized Military Housing Program and BAH Sec. 2821 (Limiting the use of funds for environmental performance certifications) S. 1217, The Housing Finance Reform and Taxpayer Protection Act (all provisions) Issues related to the American Community Survey H.R. 1078, To Make Participation in the American Community Survey Voluntary H.R. 2767, Protecting American Taxpayers and Homeowners (PATH) Act, provisions impacting multifamily housing. HUD Fair Market Rents Section 521 Rental Assistance Program H.J. RES. 91 - Department of Defense Survivor Benefits Continuing Appropriations Resolution, 2014 (all provisions) FHA Notice on 2014 Reduction of GSE Multifamily Origination Activities, Options for Reducing Fannie Mae and Freddie Macs Multifamily Business Rural Housing Issues with the United State Department of Agriculture Discussion Draft- HR [XXXX] HOME Forward Act of 2014, Rep. Maxine Waters Discussion Draft- HR [XXXX] Multifamily Housing Finance Reform Act of 2014, GSE Reform Rep Maloney Implementation of the Fair Housing Acts Discriminatory Effects Standard, Final Rule, 24 CFR Part 100-all provisions H.R. 4435 Howard P. "Buck" McKeon National Defense Authorization Act for Fiscal Year 2015 (Personnel, Family Housing and Amendments) S.2294 To require a survey of the preferences of members of the Armed Forces regarding military pay and benefits S.2289 National Defense Authorization Act for Fiscal Year 2015 (Personnel, Family Housing and Environmental Building Standards) H.R.4486 Military Construction and Veterans Affairs and Related Agencies Appropriations Act, 2015 H.R.4870 Department of Defense Appropriations Act, 2015 FAA One Engine Inoperative Policy H.R. 4623 To direct the Secretary of Transportation to conduct a notice and comment rulemaking before implementing certain policies relating to obstruction evaluation aeronautical studies, and for other purposes. S. 2410- 2015 National Defense Authorization Act- Section 603/ Modification of computation of basic allowance for housing H.R. 4435- 2015 National Defense Authorization Act- Basic Allowance of housing H.R. 4146- Preservation Enhancement and Savings Opportunity Act of 2014

S .1217, The Housing Finance Reform and Taxpayer Protection Act (all provisions) P.L. 111-203, DoddFrank Wall Street Reform and Consumer Protection Act Public Proposals for the Future of the Housing Finance SystemGSE Reform: Proposals to ensure liquidity in multifamily mortgage markets in a post Fannie Mae / Freddie Mac environment. H.R. 2767 Protecting American Taxpayers and Homeowners Act (provisions impacting multifamily housing) Discussion Draft HR [XXXX] HOME Forward Act of 2014 (Maxine Waters Bill) Discussion Draft HR [XXXX] Multifamily Housing Finance Reform Act of 2014 (Maloney Bill) Discussion Draft Delaney/Carney/Himes GSE Reform draft proposal S. 563 Jump Start GSE Reform (all provisions) H.R. 2348 Jump Start GSE Reform (all provisions) Basel III Banking Capital Standards Liquidity Capital Ratio (OCC, FDIC, Federal Reserve) FHA Multifamily Guidebook 4350.1 Revisions Multifamily Servicing and Asset Management S. 2244, Terrorism Risk Insurance Program Reauthorization Act of 2014, all provisions H.R. 4871, TRIA Reform Act of 2014, all provisions

S .1217, The Housing Finance Reform and Taxpayer Protection Act (all provisions) S. 1217, Amendment in the Form of a Substitute (Johnson-Crapo Bill) P.L. 111-203, DoddFrank Wall Street Reform and Consumer Protection Act Public Proposals for the Future of the Housing Finance SystemGSE Reform: Proposals to ensure liquidity in multifamily mortgage markets in a post Fannie Mae / Freddie Mac environment. S. 1217, the Housing Finance Reform and Taxpayer Protection Act (all provisions impacting multifamily housing) H.R. 2767 Protecting American Taxpayers and Homeowners Act (provisions impacting multifamily housing) Discussion Draft HR [XXXX] HOME Forward Act of 2014 (Maxine Waters Bill) Discussion Draft HR [XXXX] Multifamily Housing Finance Reform Act of 2014 (Maloney Bill) S. 563 Jump Start GSE Reform (all provisions) H.R. 2348 Jump Start GSE Reform (all provisions) FHFA Notice on 2014 Reduction of GSE Multifamily Origination Activities, Options for Reducing Fannie Mae and Freddie Macs Multifamily Business Conference on H. Con. Res. 25/S. Con. Res 8. that resulted in H.J. Res. 59: Bipartisan Budget Act of 2013, possible provisions impacting multifamily guarantee fees on mortgages guaranteed by Fannie Mae and Freddie Mac. Basel III Banking Capital Standards Liquidity Capital Ratio (OCC, FDIC, Federal Reserve) FHA Multifamily Guidebook 4350.1 Revisions Multifamily Servicing and Asset Management

Draft legislation authored by House Ways and Means Committee Chairman Dave Camp in 2013-Tax Reform Act of 2013: Title IITax Reform for Businesses, Subtitle COption 1 Passthrough Entities, all provisions (i.e., Part 1Option 1 S Corporations and Part 2Option 1 Partnerships), and Subtitle COption 2 Unified Rules for Passthroughs, all provisionsTax Reform- Comphrehensive approach to tax reform and to avoid enacting reform for C corporations at the expense of flow-through entities. Maintaining current law regarding: (1) the tax treatment of carried interest; (2) the full deductibility of business interest; (3) the Low-Income Housing Tax Credit and tax-exempt private activity housing bonds; (4) the permanent estate tax rules enacted in January 2013; (5) Section 1031 like-kind exchanges; (7) the 27.5-year depreciation period for multifamily buildings; (7) depreciation recapture; and (8) the deductibility of state and local real estate taxes. Finally, we favor: (1) loosening FIRPTA rules to incent foreign investment in U.S. real estate and (2) expanding incentives for energy efficiency in commercial buildings (i.e., Internal Revenue Code Section 179D). House Ways and Means and Committee Chairman's Discussion Draft on Tax Reform: Tax Reform Act of 2014. Section 1001: Simplification of individual income tax rates. Section 1002: Deduction for adjusted net capital gain. Section 1405: Repeal of deduction for taxes not paid or accrued in a trade or business. Section 1502: Determination of net earnings from self employment. Section 3104: Reform of accelerated cost recovery system. Section 3113: Repeal of deduction for energy efficient commercial buildings. Section 3133: Repeal of like-kind exchanges. Section 3139: Depreciation recapture on gain from disposition of certain depreciable realty. Section 3204: Low-income housing tax credit. Section 3217: Repeal of new energy efficient home credit. Section 3431: Termination of private activity bonds. Section 3621: Ordinary income treatment in the case of partnership interest held in connection with performance of services Senate Committee on Finance Chairman's Staff Discussion Draft on Provisions to Reform International Business Taxation. Section 93: Modification to Tax on Foreign Investments in United States Real Property Interests Senate Committee on Finance Chairman's Staff Discussion Draft to Reform Certain Business Provisions. Section 2: Repeal of Certain Specialized Expensing Provisions (i.e., Section 179D). Section 11: Pooled Asset Cost Recovery System and Depreciation of Real Property. Section 12. Rules Related to Treatment of Gains from Depreciable Property. Section 15. Repeal of Like-Kind Exchanges Senate Committee on Finance Chairman's Staff Discussion Draft to Reform Certain Energy Tax Provisions. Section 2. Clean Energy Investment Credit. S. 727- (112th Congress), The Bipartisan Tax Fairness and Simplification Act of 2011: Section 204(d): Depreciation of Tangible Property in Excess of Alternative Depreciation System. S. 268- Cut Unjustified Tax Loopholes Act, Title VI, Ending the Carried Interest Loophole (Section 601: Short Title. Section 602: Partnership Interests Transferred in Connection with Performance of Services. Section 603: Special rules for Partners Providing Investment Management Services to Partnerships S. 1442- Improving the Low Income Housing Tax Credit Rate Act- to amend the Internal Revenue Code of 1986 to make permanent the minimum low-income housing tax credit rate for unsubsidized buildings and to provide a minimum 4 percent credit rate for existing buildings, all provisions. Making the LIHTC more flexible by allowing developments to qualify if 40 percent of units go to families with incomes that average no more than 60 percent of area median income. Proposals to expand the credit, such as one to increase the program by 50%.S. 2189- the Energy Efficiency Tax Incentives Act. Section 101: Extension and modification of deduction for energy-efficient commercial buildings. Section 102. Deduction for retrofits of existing commercial and multifamily buildings. S. 3591- Commercial Building Modernization Act from 112th Congress H.R. 2870- To amend the Internal Revenue Code to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property, all provisions. S. 1181- to amend the Internal Revenue Code to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property, all provisions. Extension of Expiring Tax Provisions: providing for the: (1) flat 9 percent tax credit for the Low-Income Housing Tax Credit; (2) Energy Efficient Commercial Building Tax Deduction; (3) Energy Efficient New Homes Tax Credit; (4) New Markets Tax Credit; (5) expensing of brownfield remediation costs; (6) election to expense certain qualified real property; and (7) 15-year depreciation of leasehold improvements. REG-119305-11: This document contains proposed regulations under section 707 of the Internal Revenue Code (Code) relating to disguised sales of property to, or by a partnership and under section 752 relating to the treatment of partnership liabilities.

Clean Water Act, Sections 303, 308, 311, 401, 402, 404, 502 Federal Water Pollution Control Act, 33 U.S.C. Section 1318 H.R. 2609 - FY 2014 Energy and Water Appropriations Act (all provisions)FY 2015 Energy and Water Appropriations Act S. 1245 - Water Resources Development Act of 2013 (all provisions) S. 601 - Water Resources Development Act of 2013 (all provisions and admendments) EPA/Army Corp Wetlands Guidance Stormwater Regulations for Already Developed Sites Proposed 'WOTUS' Rule FY2015 Interior, Environment, And Related Agencies- Appropriations FY2015 Energy and Water Development and Related Agencies-Appropriation.

H.R. 508- Terrorism Risk Insurance Act of 2002 Reauthorization Act of 2013 (all provisions) H.R. 2146- Terrorism Risk Insurance Program Reauthorization Act of 2013 (all provisions) H.R. 1945- Fostering Resilience to Terrorism Act of 2013 (all provisions)H.R. 3370- The Homeowner Flood Insurance Affordability Act of 2013 S. 1926- The Homeowner Flood Insurance Affordability Act of 2013

PL 94-385 - Energy Conservation and Production Act, Section 6833 & 6836 Development and Adoption of Building Energy Codes Development of DOE Asset Energy ScoreH.R. 2126 - Better Buildings Act of 2013 (all provisions) S. 1191 - Better Buildings Act of 2013 (all provisions) S. 1206 - A bill to encourage benchmarking and disclosure of energy information for commercial buildings (all provisions) S. 1106 - Sensible Accounting to Value Energy Act of 2013 (all provisions) S. 2165 Access to Consumer Energy Information (E-Access) Act H.R. 3820 - To encourage benchmarking and disclosure of energy information for commercial buildings. S. 2074 - Energy Savings and Industrial Competitiveness Act of 2014 Title I Buildings.

S. 1029 - Regulatory Accountability Act of 2013 (all provisions) H.R. 2122 - Regulatory Accountability Act of 2013 (all provisions)

S. 1029 - Regulatory Accountability Act of 2013 (all provisions) H.R. 2122 - Regulatory Accountability Act of 2013 (all provisions)

PL 94-385 - Energy Conservation and Production Act, Section 6833 & 6836 S. 1392 - Energy Savings & Industrial Competitiveness Act of 2013 (all provisions and amendments)Energy Independence and Security Act of 2007; (U.S.C. 62905 (o)(6)(G)(ii)(I) Regional Appliance Efficiency Standards. Development and Adoption of Building Energy Codes. Development of DOE Asset Energy Score. S. 761, The Energy Savings and Industrial Competitiveness Act of 2013 Title I Buildings, Title II Private Commercial Building Efficiency Financing, and Amendments H.R. 1616, The Energy Savings and Industrial Competitiveness Act of 2013 Title I Buildings, Title II Private Commercial Building Efficiency Financing H.R. 2126 - Better Buildings Act of 2013 (all provisions) S. 1191 - Better Buildings Act of 2013 (all provisions) S. 1206 - A bill to encourage benchmarking and disclosure of energy information for commercial buildings (all provisions) S. 1106 - Sensible Accounting to Value Energy Act of 2013 (all provisions)

Clean Water Act, Sections 303, 308, 311, 401, 402, 404, 502 Federal Water Pollution Control Act, 33 U.S.C. Section 1318 H.R. 2609 - FY 2014 Energy and Water Appropriations Act (all provisions) S. 1245 - Water Resources Development Act of 2013 (all provisions)S. 601 - Water Resources Development Act of 2013 (all provisions and admendments) EPA/Army Corp Wetlands Guidance Stormwater Regulations for Already Developed Sites

GSE Reform: NMHC/NAA GSE proposal and other proposals discussed to ensure liquidity in multifamily mortgage markets in post Fannie Mae/Freddie Mac environment.P.L. 111-203, DoddFrank Wall Street Reform and Consumer Protection Act Public Proposals for the Future of the Housing Finance System S 1217, The Housing Finance Reform and Taxpayer Protection Act (all provisions) H.R. 2767, Protecting American Taxpayers and Homeowners (PATH) Act, provisions impacting multifamily housing. (all provisions) S. 563 Jump Start GSE Reform (all provisions) H.R. 2348 Jump Start GSE Reform (all provisions) FHFA Notice on 2014 Reduction of GSE Multifamily Origination Activities, Options for Reducing Fannie Mae and Freddie Macs Multifamily Business GSE Reform: Proposals to ensure liquidity in multifamily mortgage markets in a post Fannie Mae / Freddie Mac environment. This includes: legislation being developed by the Senate Banking Committee; S. 1216, the Housing Finance Reform and Taxpayer Protection Act (all provisions impacting multifamily housing); and H.R. 2767 Protecting American Taxpayers and Homeowners Act (provisions impacting multifamily housing) Conference on H. Con. Res. 25/S. Con. Res 8. that resulted in H.J. Res. 59: Bipartisan Budget Act of 2013, possible provisions impacting multifamily guarantee fees on mortgages guaranteed by Fannie Mae and Freddie Mac. Nomination of Melvin L. Watt to be director of the Federal Housing Finance Agency (PN408)

P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act, Section 402, Section 403, Section 404, and Section 406; Lead Safe Housing RuleGreen Building Codes and Standards. H.R. 2093, Lead Exposure Reduction Amendments Act of 2013 (all provisions) S. 484, Lead Exposure Reduction Amendments Act of 2013 (all provisions) S. 1392, Energy Savings & Industrial Competitiveness Act of 2013, Amendment #1928 HR 3377, Defense of Environment and Property Act of 2013 (all provisions)

Balanced Housing Policy Section 8 ReformSection 8 - Rental Assistance Reform Legislation HUDs FY 2013/2014 Budget - HUD Assisted Housing Programs Federal Affordable Housing Programs HUD Fair Market Rent/Small Area Fair Market Rent issue HUD National Affordability Index Title X of the Housing and Community Development Act of 1992 (P.L. 102-550) Section 1017 FHA Multi Family Commitment Authority Sequestration Issues Associated with HUD assisted housing portfolio and Housing for Service Members Military Housing - Sequestration, Privatized Military Housing Program and BAH HR 1960 - National Defense Authorization Act for FY 2014, Sec. 2807 (Addl Element for Annual Report on Military Housing Privatization Projects), and Sec. 2821 (Limiting the use of funds for environmental performance certifications) S. 1197 - National Defense Authorization Act for FY 2014, (litigation study provisions), and Sec. 2821 (Provisions to limiting the use of funds for environmental performance certifications) S. 563 Jump Start GSE Reform Act (all provisions) H.R. 2348 Jump Start GSE Reform Act (all provisions) Impacts of sequestration and continuing resolution funding for FY 2013 on assisted housing providers Issues related to the American Community Survey S 1217, The Housing Finance Reform and Taxpayer Protection Act (all provisions) H.R. 2767, Protecting American Taxpayers and Homeowners (PATH) Act, provisions impacting multifamily housing. HUD Fair Market Rents FHFA Notice on 2014 Reduction of GSE Multifamily Origination Activities, Options for Reducing Fannie Mae and Freddie Macs Multifamily Business Submitted comments to the U.S. Department of Agriculture on shortfalls in FY 2013 and unnumbered letter guidance for multifamily transactions, September 2013. Section 521 Rental Assistance Program Comments submitted to the U.S. Department of Housing and Urban Development on "The Violence Against Women Reauthorization Act of 2013: Overview of Applicability of HUD Progams," Docket# FR-5720-N-01 Comments submitted, to HUD regarding Proposed Fair Market Rents for the Housing Choice Voucher Program and Moderate Rehabilitation Single Room Occupancy Program Fiscal Year 2014 Notice, Docket No. FR5725-N-01 HUD 24 CFR Parts 5, 91, 92, et al - Affirmatively Furthering Fair Housing Proposed Rule H.J. RES. 91 - Department of Defense Survivor Benefits Continuing Appropriations Resolution, 2014 (all provisions) FHA Notice on 2014 Reduction of GSE Multifamily Origination Activities, Options for Reducing Fannie Mae and Freddie Macs Multifamily Business GSE Reform: Proposals to ensure liquidity in multifamily mortgage markets in a post Fannie Mae / Freddie Mac environment. This includes: legislation being developed by the Senate Banking Committee; S. 1217, the Housing Finance Reform and Taxpayer Protection Act (all provisions impacting multifamily housing); and H.R. 2767 Protecting American Taxpayers and Homeowners Act (provisions impacting multifamily housing) Conference on H. Con. Res. 25/S. Con. Res 8. that resulted in H.J. Res. 59: Bipartisan Budget Act of 2013, possible provisions impacting multifamily guarantee fees on mortgages guaranteed by Fannie Mae and Freddie Mac. Nomination of Melvin L. Watt to be director of the Federal Housing Finance Agency (PN408). Comments submitted to HUD regarding Small Loan Pilot Program Docket #FR-5728-N-01 Comments submitted to FRB, FDIC, SEC, Treasury, and HUD regarding commerical mortgage-backed securities. Release #34-70277 Rural Housing Issues with the United State Department of Agriculture FY 2014 Management Fees in Rural Housing issues with the United States Department of Agriculture

Tax reform: We asked that Congress take a comprehensive approach to tax reform and not enact reform for C corporations at the expense of flow-thru entities, including partnerships, S Corporations, and LLCs. We also asked policymakers not to tax flow-through entities with revenues over certain thresholds as C corporations or to pass legislation that would disadvantage real estate relative to other industries.We also favor maintaining: (1) the current-law tax treatment of carried interest; (2) the full deductibility of business interest; (3) the Low-Income Housing Tax Credit and tax-exempt private activity housing bonds; (4) the permanent estate tax rules enacted in January 2013 that feature a $5 million exemption, 40 percent top rate, and retention of stepped-up basis rules; (5) the current-law rules regarding Section 1031 like-kind exchanges; (6) the 27.5 year depreciation period for multifamily real estate; and (7) the deductibility of state and local real estate taxes. Additionally, we signed a real estate industry letter on tax reform. This letter called on Congress to foster a tax code that promotes: (1) capital formation (i.e., preserving reduced rates on capital gains, preserving capital gains treatment for carried interest, maintaining the tax exclusion for the sale of a principal residence, and stimulating inbound foreign investment); (2) cost recovery (i.e., decreasing depreciable lives of real estate assets and retaining stepped-up basis on inherited assets); (3) retaining the full deductibility of business interest; (4) a vibrant housing sector by maintaining the Low-Income Housing Tax Credit and the deductibility of mortgage interest and real property taxes; (5) retaining like-kind exchanges; and (6) maintaining entity choice and a single level of tax for pass-through entities. Carried Interest. We oppose changes to current law as part of any legislation, including: S.268, Cut Unjustified Tax Loopholes Act, Title VI, Ending the Carried Interest Loophole, Section 601. Short Title, Section 602. Partnership Interests Transferred in Connection with Performance of Services, and Section 603. Special Rules for Partners Providing Investment Management Services to Partnerships. Low-Income Housing Tax Credit: We support efforts to make permanent the 9 percent tax credit for the Low-Income Housing Tax Credit (LIHTC) and to extend the same policy to 4 percent LIHTCs for acquisition. We specifically support S. 1442, Improving the Low Income Housing Tax Credit Rate Act, all provisions, that would put this policy into place. We also urged Congress to preserve the Low-Income Housing Tax Credit and tax-exempt private activity housing bonds as part of any tax reform effort. Although no bill is pending, we asked Congress to support making the Low-Income Housing Tax Credit more flexible by allowing developments to qualify if 40 percent of units go to families with incomes that average no more than 60 percent of area median income. No specific legislation supported yet this Congress, but we supported efforts to amend the Internal Revenue Code of 1986 to improve and extend the deduction for new and existing energy efficient commercial buildings (S. 3591, Commercial Building Modernization Act from 112th Congress, all provisions). H.R. 2870, to amend the Internal Revenue Code to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property, all provisions. S. 1181, to amend the Internal Revenue Code to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property, all provisions. IRS Final Rule (TD 9636) and temporary (T.D. 9564) and proposed rules (REG-110732-13 and REG-168745-03) regarding the deduction and capitalization of expenditures related to tangible property under Internal Revenue Code Sections 162(a) and 263(a). Asked that temporary and proposed regulations be made more administrable through: (1) addition of bright-line examples; (2) expansion of de minimis rules; and (3) treatment of multiple buildings in a development as a single unit of property.

Balanced Housing Policy Section 8 ReformSection 8 - Rental Assistance Reform Legislation HUDs FY 2013/2014 Budget - HUD Assisted Housing Programs GSE Reform: NMHC/NAA GSE proposal and other proposals discussed to ensure liquidity in multifamily mortgage markets in post Fannie Mae/Freddie Mac environment. Federal Affordable Housing Programs HUD Fair Market Rent/Small Area Fair Market Rent issue HUD National Affordability Index Title X of the Housing and Community Development Act of 1992 (P.L. 102-550) Section 1017 FHA Multi Family Commitment Authority Sequestration Issues Associated with HUD assisted housing portfolio and Housing for Service Members Military Housing - Sequestration, Privatized Military Housing Program and BAH H.R. 2065 - Safe Housing for Homeless Veterans Act (all provisions) Draft building fire and model code legislation HR 1960 - National Defense Authorization Act for FY 2014, Sec. 2807 (Addl Element for Annual Report on Military Housing Privatization Projects), and Sec. 2821 (Limiting the use of funds for environmental performance certifications) S. 1197 - National Defense Authorization Act for FY 2014, (litigation study provisions), and Sec. 2822 (Provisions to limitiing the use of funds for environmental performance certifications) S. 563 Jump Start GSE Reform Act (all provisions) H.R. 2348 Jump Start GSE Reform Act (all provisions) Impacts of sequestration and continuing resolution funding for FY 2013 on assisted housing providers Issues related to the American Community Survey S 1217, The Housing Finance Reform and Taxpayer Protection Act (all provisions) H.R. 2767, Protecting American Taxpayers and Homeowners (PATH) Act, provisions impacting multifamily housing. HUD Fair Market Rents FHA Multi Family Commitment Authority FHFA Notice on 2014 Reduction of GSE Multifamily Origination Activities, Options for Reducing Fannie Mae and Freddie Macs Multifamily Business Submitted comments to the U.S. Department of Agriculture on shortfalls in FY 2013. Section 521 Rental Assistance Program Comments submitted to the U.S. Department of Housing and Urban Development on "The Violence Against Women Reauthorization Act of 2013: Overview of Applicability of HUD Progams," Docket# FR-5720-N-01 Comments submitted, to HUD regarding Proposed Fair Market Rents for the Housing Choice Voucher Program and Moderate Rehabilitation Single Room Occupancy Program Fiscal Year 2014 Notice, Docket No. FR5725-N-01 HUD 24 CFR Parts 5, 91, 92, et al - Affirmatively Furthering Fair Housing Proposed Rule

P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act, Section 402, Section 403, Section 404, and Section 406; Lead Safe Housing Rule H.R. 2609: Energy and Water Development and Related Agencies Appropriations Act, 2014 - Title 1Green Building Codes and Standards. H.R. 2093, Lead Exposure Reduction Amendments Act of 2013 (all provisions) S. 484, Lead Exposure Reduction Amendments Act of 2013 (all provisions) S. 1392, Energy Savings & Industrial Competitiveness Act of 2013, Amendment #1928

GSE Reform: NMHC/NAA GSE proposal and other proposals discussed to ensure liquidity in multifamily mortgage markets in post Fannie Mae/Freddie Mac environment.P.L. 111-203, DoddFrank Wall Street Reform and Consumer Protection Act Public Proposals for the Future of the Housing Finance System S 1217, The Housing Finance Reform and Taxpayer Protection Act (all provisions) H.R. 2767, Protecting American Taxpayers and Homeowners (PATH) Act, provisions impacting multifamily housing. (all provisions) FHA Commitment Authority for General and Special Risk Insurance Fund S. 563 Jump Start GSE Reform (all provisions) H.R. 2348 Jump Start GSE Reform (all provisions) FHFA Notice on 2014 Reduction of GSE Multifamily Origination Activities, Options for Reducing Fannie Mae and Freddie Macs Multifamily Business

Clean Water Act, Sections 303, 308, 311, 401, 402, 404, 502 Federal Water Pollution Control Act, 33 U.S.C. Section 1318 H.R. 2609 - FY 2014 Energy and Water Appropriations Act (all provisions) S. 1245 - Water Resources Development Act of 2013 (all provisions)S. 601 - Water Resources Development Act of 2013 (all provisions and admendments) EPA/Army Corp Wetlands Guidance Stormwater Regulations for Already Developed Sites

Clean Water Act, Sections 303, 308, 311, 401, 402, 404, 502 Federal Water Pollution Control Act, 33 U.S.C. Section 1318 H.R. 2609 - FY 2014 Energy and Water Appropriations Act (all provisions) S. 1245 - Water Resources Development Act of 2013 (all provisions)Clean Air Act, Title VI; "Protection of Stratospheric Ozone: Adjustments to the allowance System for Controlling HCFC Production, Import and Export" EPA/Army Corp Wetlands Guidance Stormwater Regulations for Already Developed Sites

S. 1029 - Regulatory Accountability Act of 2013 (all provisions) H.R. 2112 - Regulatory Accountability Act of 2013 (all provisions)

PL 94-385 - Energy Conservation and Production Act, Section 6833 & 6836Energy Independence and Security Act of 2007; (U.S.C. 62905 (o)(6)(G)(ii)(I) Regional Appliance Efficiency Standards. Development and Adoption of Building Energy Codes. Development of DOE Asset Energy Score. S. 761, The Energy Savings and Industrial Competitiveness Act of 2013 Title I Buildings, Title II Private Commercial Building Efficiency Financing, and Amendments (all provisions) H.R. 1616, The Energy Savings and Industrial Competitiveness Act of 2013 Title I Buildings, Title II Private Commercial Building Efficiency Financing, and Amendments (all provisions) H.R. 2126 - Better Buildings Act of 2013 (all provisions) S. 1191 - Better Buildings Act of 2013 (all provisions) S. 1206 - A bill to encourage benchmarking and disclosure of energy information for commercial buildings (all provisions) S. 1737 - Sensible Accounting to Value Energy Act of 2013 (all provisions)

International Banking Reform BASEL III Accord (Interagency Guidance) Premium Capture Cash Reserve Account provision of the proposed rule on credit risk retention under the Dodd-Frank Act (76 Fed. Reg. 24090 (April 29, 2011)).GSE Reform: NMHC/NAA GSE proposal and other proposals discussed to ensure liquidity in multifamily mortgage markets in post Fannie Mae/Freddie Mac environment. P.L. 111-203, DoddFrank Wall Street Reform and Consumer Protection Act Public Proposals for the Future of the Housing Finance System Section 538 Multifamily Loan Guarantee program which is administered by the United States Department of Agricultures Lease Accounting Rules: Monitored Financial Accounting Standards Board (FASB) action on proposed lease accounting rules that FASB has agreed to reexpose for comment, File Reference: No. 1850-100, Exposure Draft: Leases and Exposure Draft. S 1217, The Housing Finance Reform and Taxpayer Protection Act (all provisions) FHA Commitment Authority for General and Special Risk Insurance Fund Participated on a panel in Minneapolis on April 9 at which a HUD official was present. We discussed GSEs, and went through the industrys priorities.

Tax reform: Asked that Congress take a comprehensive approach to tax reform and not enact reform for C corporations at the expense of flow-thru entities, including partnerships, S Corporations, and LLCs. We also asked policymakers not to tax flow-through entities with revenues over certain thresholds as C corporations or to pass legislation that would disadvantage real estate relative to other industries.We also favor maintaining: (1) the current-law tax treatment of carried interest; (2) the full deductibility of business interest; (3) the Low-Income Housing Tax Credit; (4) the permanent estate tax rules enacted in January 2013 that feature a $5 million exemption, 40 percent top rate, and retention of stepped-up basis rules; (5) the current-law rules regarding Section 1031 like-kind exchanges; (6) the 27.5 year depreciation period for multifamily real estate; and (7) the deductibility of state and local real estate taxes. With regard to specific tax reform bills, we considered draft legislation released by, but not yet formally introduced by, House Ways and Means Committee Chairman Dave Camp: Tax Reform Act of 2013: Title IITax Reform for Businesses, Subtitle COption 1 Passthrough Entities, all provisions (i.e., Part 1Option 1 S Corporations and Part 2Option 1 Partnerships), and Subtitle COption 2 Unified Rules for Passthroughs, all provisions. Carried Interest. We oppose changes to current law as part of any legislation, including: S.268, Cut Unjustified Tax Loopholes Act, Title VI, Ending the Carried Interest Loophole, Section 601. Short Title, Section 602. Partnership Interests Transferred in Connection with Performance of Services, and Section 603. Special Rules for Partners Providing Investment Management Services to Partnerships. Low-Income Housing Tax Credit: No bill introduced yet this Congress, but we support efforts to make permanent the 9 percent tax credit for the Low-Income Housing Tax Credit (LIHTC) and to extend the same policy to 4 percent LIHTCs for acquisition (H.R. 3661 and S. 1989 (all provisions) from 112th Congress). We also urged Congress to preserve the Low-Income Housing Tax Credit as part of any tax reform effort. Although no bill is pending, we asked Congress to support making the Low-Income Housing Tax Credit more flexible by allowing developments to qualify if 40 percent of units go to families with income that averages no more than 60 percent of area median income. No legislation supported yet this Congress, but we supported efforts to amend the Internal Revenue Code of 1986 to improve and extend the deduction for new and existing energy efficient commercial buildings (S. 3591, Commercial Building Modernization Act from 112th Congress, all provisions). H.R. 892, S Corporation Modernization Act of 2013, all provisions. IRS Temporary (T.D. 9564) and proposed rules (REG-168745-03) regarding deduction and capitalization of expenditures related to tangible property under IRC 263(a). We asked that the regulations be made more administrable through: (1) addition of bright-line examples; (2) expansion of de minimis rules; and (3) treatment of multiple buildings in a development as a single unit of property. Considered possible legislative and regulatory response to U.S. Tax Court Ruling in Historic Boardwalk Hall LLC v. Commissioner impacting the use of the Federal Historic Rehabilitation tax credit. S. 795, Master Limited Partnership Parity Act, Section 2 Subsection X that extends the master limited partnership structure to companies that develop and execute energy performance contracting for capital improvement projects in multifamily buildings to lower energy usage and consumption. S. 1181, to amend the Internal Revenue Code to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property, all provisions. Internal Revenue Code 21986, Sec. 179D - Energy Efficient Commercial Building Tax Deduction Participated on a panel in Minneapolis on April 9 at which a HUD official (not a covered official under IRS rules) was present. We discussed tax legislation, and went through the industrys priorities.

P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act, Section 402, Section 403, Section 404, and Section 406; Lead Safe Housing Rule H.R. 2609: Energy and Water Development and Related Agencies Appropriations Act, 2014 (all provisions)HR 1960 - National Defense Authorization Act for FY 2014, Sec. 2821 (Limiting the use of funds for environmental performance certifications S. 1197 - National Defense Authorization Act for FY 2014, Sec. 2822 (Provisions to limiting the use of funds for environmental performance certifications.) Green Building Codes and Standards. H.R. 2093, Lead Exposure Reduction Amendments Act of 2013 (all provisions) S. 484, Lead Exposure Reduction Amendments Act of 2013 (all provisions)

Internation Banking Reform BASEL III Accord (Interagency Guidance) Premium Capture Cash Reserve Account provision of the proposed rule on credit risk retention under the Dodd-Frank Act (76 Fed. Reg. 24090 (April 29, 2011)).GSE Reform: NMHC/NAA GSE proposal and other proposals discussed to ensure liquidity in multifamily mortgage markets in post Fannie Mae/Freddie Mac environment. P.L. 111-203, DoddFrank Wall Street Reform and Consumer Protection Act HUD Fair Market Rents Public Proposals for the Future of the Housing Finance System Section 538 Multifamily Loan Guarantee program which is administered by the United States Department of Agricultures Lease Accounting Rules: Monitored Financial Accounting Standards Board (FASB) action on proposed lease accounting rules that FASB has agreed to reexpose for comment, File Reference: No. 1850-100, Exposure Draft: Leases and Exposure Draft.

Clean Water Act, Sections 303, 308, 311, 401, 402, 404, 502 Federal Water Pollution Control Act, 33 U.S.C. Section 1318Clean Air Act, Title VI; "Protection of Stratospheric Ozone: Adjustments to the allowance System for Controlling HCFC Production, Import and Export" EPA Army Corp Wetland Guidance

S.1000, the Energy Savings and Industrial Competitiveness Act of 2011 - Section #101 - Building Energy Codes, Section #201 - Building Efficiency Finance PL 94-385 - Energy Conservation and Production Act, Section 6833 & 6836Energy Independence and Security Act of 2007; (U.S.C. 62905 (o)(6)(G)(ii)(I) Regional Appliance Efficiency Standards. Development and Adoption of Building Energy Codes. Development of DOE Asst Energy Score.

Balanced Housing Policy Section 8 ReformSection 8 - Affordable Housing and Self -Sufficiency Improvment Act of 2012 (No bill number at this time.), Section 101: Inspection of dwelling units, Section 102: Rent reform and income reviews, Section 103: Eligibility for assistance based on assets, Section 201: Demonstration to expand role of private capital in affordable housing, Section 501: Access to HUD programs for persons with limited English proficiency. Rental Assistance Reform Legislation HUDs FY 2013/2014 Budget - HUD Assisted Housing Programs Mortgage Insurance Premium Changes Prevention (CFR) HUD Small Multi Family Risk Sharing Proposal GSE Reform: Proposals discussed to ensure liquidity in multifamily mortgage markets in post Fannie Mae/Freddie Mac environment. Federal Affordable Housing Programs H.R. 4970 - Violence Against Women Act - Section 601 and Section 602 S. 1925 Violence Against Women Act Reauthorization Act of 2011, Section 601: Housing Protections for Victims of Domestic Violence, Dating Violence, Sexual Assault, and Stalking; Sec. 602: Transitional housing assistance grants for victims of domestic violence, dating violence, sexual assault, and stalking H.R. 11 - Violence Against Women Act of 2013 - Section 601 and Section 602 S. 47 - Violence Against Women Act Reauthorization Act of 2013, Section 601 and Section 602 FHA Housing Notice H 2012-3 - Guidance on elligiblity for tenant protection vouchers following certain housing actions. HUD-Docket FR 5508-P-01 - Regulations on Implementation of the Fair Housing Acts Discriminatory Effects Standard The General Accountability Office (GAO) - Multifamily Study HUD Fair Market Rent/Small Area Fair Market Rent issue HUD FHA Guidance to Expedite Loan Processing HUD Guidance on Project Capital Needs Assessments (PCNA) and Reserve for Replacement Escrow S. 3179 - Servicemember Housing Protection Act of 2012 (all provisions) HUD National Affordability Index Hurricane Sandy Relief Packages Title X of the Housing and Community Development Act of 1992 (P.L. 102-550) Section 1017 H.R. 933 - Continuing Resolution - FHA Commitment Authority (all provisions and amendments) FHA Multi Family Commitment Authority Sequestration Issues Associated with HUD assisted housing portfolio H.R. 777 - ADA Notification Act of 2013 (all provisions) Privatized Military Housing Program H.R. 4079 - Safe Housing for Homeless Veterans Act (all provisions) Draft building fire and model code legislation H.R. 4310 - National Defense Authorization Act for FY 2013, Sec. 2803(Oversight and accountability for military housing privatization program and related annual reporting requirements.) S. 3254 - National Defense Authorization Act for FY 2013, Sec. 2803 (Oversight and accountability for military housing privatization program and related annual reporting requirements.) S. 563 Jump Start GSE Reform (all provisions)

P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act, Section 402, Section 403, Section 404, and Section 406; Lead Safe Housing RuleH.R. 4310 - National Defense Authorization Act for FY 2013, Sec. 2822 (Limiting the use of funds for environmental performance certifications.) S. 3254 - National Defense Authorization Act for FY 2013, Sec. 2822 (Limiting the use of funds for environmental performance certifications.) Green Building Codes and Standards.

Balanced Housing Policy Section 8 Reform Section 8 - Affordable Housing and Self -Sufficiency Improvment Act of 2012 (No bill number at this time.), Section 101: Inspection of dwelling units, Section 102: Rent reform and income reviews, Section 103: Eligibility for assistance based on assets, Section 201: Demonstration to expand role of private capital in affordable housing, Section 501: Access to HUD programs for persons with limited English proficiency. HUDs FY 2013 Budget - HUD Assisted Housing Programs Mortgage Insurance Premium Changes Prevention (CFR) HUD Small Multi Family Risk Sharing Proposal GSE Reform: Proposals discussed to ensure liquidity in multifamily mortgage markets in post Fannie Mae/Freddie Mac environment. Federal Affordable Housing Programs H.R. 4970 - Violence Against Women Act - Section 601 S. 1925 Violence Against Women Act Reauthorization Act of 2011, Section 601: Housing Protections for Victims of Domestic Violence, Dating Violence, Sexual Assault, and Stalking (Specifically, the portion of Section 601 that would include the Low-Income Housing Tax Credit program as a covered program for purposes of the Violence Against Women Act), Sec. 602: Transitional housing assistance grants for victims of domestic violence, dating violence, sexual assault, and stalking, Sec. 603: Addressing the housing needs of victims of domestic violence, dating violence, sexual assault, and stalking. FHA Housing Notice H 2012-3 - Guidance on elligiblity for tenant protection vouchers following certain housing actions. HUD-Docket FR 5508-P-01 - Regulations on Implementation of the Fair Housing Acts Discriminatory Effects Standard The General Accountability Office (GAO) - Multifamily Study HUD Fair Market Rent/Small Area Fair Market Rent issue HUD FHA Guidance to Expedite Loan Processing HUD Guidance on Project Capital Needs Assessments (PCNA) and Reserve for Replacement Escrow S. 3179 - Servicemember Housing Protection Act of 2012 (all provisions) H.R. 1- Disaster Relief Apporiations Act (all provisions) HUD National Affordability Index Senate Banking Hearing, Streamlining and Strengthening HUDs Rental Housing Assistance Programs, Part II Hurricane Sandy Relief Packages Nomination of Carol J. Galante to be Assistant Secretary for Housing, FHA Commissioner, U.S. Department of Housing & Urban Development (HUD) Title X of the Housing and Community Development Act of 1992 (P.L. 102-550) Section 1017

P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act, Section 402, Section 403, Section 404, and Section 406; Lead Safe Housing Rule H.R. 4310 - National Defense Authorization Act for FY 2013, Sec. 2822(Limiting the use of funds for environmental performance certifications.) S. 3254 - National Defense Authorization Act for FY 2013, Sec. 2822 (Limiting the use of funds for environmental performance certifications.)

Clean Water Act, Sections 303, 308, 311, 401, 402, 404, 502 Federal Water Pollution Control Act, 33 U.S.C. Section 1318 Clean Air Act, Title VI; "Protection of Stratospheric Ozone: Adjustments to the allowance System for Controlling HCFC Production, Import and Export" S. 2245 "Preserve Waters of the U.S. Act" (all provisions) H.R. 4965 - Preserve the Waters of the U.S. Act (all provisions) EPA Army Corp Wetland Guidance

Tax reform: No specific bill but asked that Congress take a comprehensive approach to tax reform and not enact reform for C corporations at the expense of flow-thru entities, including partnerships, S Corporations, and LLCs. We also asked policymakers not to tax flow-through entities with revenues over certain thresholds as C corporations or to pass legislation that would disadvantage real estate relative to other industries. We further requested that Congress maintain the deductibility of business interest and the Low-Income Housing Tax Credit. Finally, we urged Congress to enact permanent estate tax reform with a $5 million exemption, 35 percent top rate, and a retention of stepped-up basis rules. 2001 and 2003 Tax Cuts & Fiscal Cliff: We supported an extension of tax rates applicable in 2012 to income, capital gains and dividends, and the estate tax. Specifically, we favored: - H.R. 8 - Job Protection and Recession Prevention Act of 2012. Section 2: Extension of 2001 and 2003 Tax Relief. Section 4: Extension of Alternative Minimum Tax Relief for Individuals. - HR 8, American Taxpayer Relief Act of 2012, Section 101: Permanent Extension an Modification of 2001 Tax Relief. Section 102: Permanent Extension and Modification of 2003 Tax Relief. Section 104: Permanent Extension of Alternative Minimum Tax Relief. Section 302: Extension of Temporary Minimum Low-Income Housing Tax Credit for Non-Federally Subsidized New Buildings. Section 305: Extension of New Markets Tax Credit. Section 331: Extension and Modification of Bonus Depreciation. Section 408: Extension of Credit for Energy-Efficient New Homes. - We also asked Congress to: (1) enact comprehensive tax reform that reduces marginal tax rates; (2) avoid raising marginal tax rates as part of fiscal cliff and tax reform; and (3) address the solvency of entitlement programs. Tax Extenders: We supported extending the following expiring tax provisions: New Markets Tax Credit (IRC Section 45D); Increased AMT exemption amount (IRC Section 55(d)); Additional 100 Bonus Depreciation (IRC Section 168(k)); Expensing of Brownfield Remediation Costs (IRC Section 198). Additionally, we engaged in lobbying activities on the following bill: S. 3521, Family and Business Tax Cut Certainty Act of 2012: Section 101. Extension of increased alternative minimum tax exemption amount. Section 202. Extension of temporary minimum low-income tax credit rate for non-federally subsidized new buildings. Section 205. Extension of New Markets Tax Credit. Section 308. Extension of credit for energy efficient new homes. Carried Interest: We opposed changes to current law as part of any legislation. We also specifically opposed H.R. 4016, to amend the Internal Revenue Code of 1986 to provide for the proper tax treatment of personal service income earned in pass-thru entities (all provisions). Low-Income Housing Tax Credit: H.R. 3661 and S. 1989, to make permanent the 9 percent tax credit for the Low-Income Housing Tax Credit (LIHTC) and to extend the same policy to 4 percent LIHTCs for acquisition (all provisions). S. 3521, Family and Business Tax Cut Certainty Act of 2012, Section 202. Extension of temporary minimum low-income tax credit rate for non-federally subsidized new buildings. We also urged Congress to preserve the Low-Income Housing Tax Credit as part of any tax reform effort. Although no bill is pending, we asked Congress to support making the Low-Income Housing Tax Credit more flexible by allowing developments to qualify if 40 percent of units go to families with income that averages no more than 60 percent of area median income. IRS Temporary (T.D. 9564) and proposed rules (REG-168745-03) regarding deduction and capitalization of expenditures related to tangible property under IRC 263(a). S. 3591, Commercial Building Modernization Act (IRC 179D reform) (proposed IRC 179F) - To amend the IRC of 1986 to improve and extend the deduction for new and existing energy efficient commercial buildings, and for other purposes (all provisions). HR 6705, Building Efficiently Act of 2012, To amend the Internal Revenue Code of 1986 to reduce the depreciation recovery periods for energy efficient commercial buildings, and for other purposes (all provisions).

H.R. 940, United States Covered Bond Act of 2011 (all provisions) H.R. 2779 - To exempt inter-affiliate swaps from certain regulatory requirements put in place by the Dodd-Frank Wall Street Reform and Consumer Protection Act (all provisions) H.R. 2682 - Business Risk Mitigation and Price Stabilization Act of 2011 (all provisions) S. 3480 - A bill to provide end user exemptions from certain provisions of the Commodity Exchange Act and the Securities Exchange Act of 1934 (all provisions). Premium Capture Cash Reserve Account provision of the proposed rule on credit risk retention under the Dodd-Frank Act (76 Fed. Reg. 24090 (April 29, 2011)). Letter sent to Federal Reserve, SEC, FDIC, Treasury, HUD, and FHFA. GSE Reform: NMHC/NAA GSE proposal and other proposals discussed to ensure liquidity in multifamily mortgage markets in post Fannie Mae/Freddie Mac environment. P.L. 111-203, DoddFrank Wall Street Reform and Consumer Protection Act HUD Fair Market Rents Public Proposals for the Future of the Housing Finance System Section 538 Multifamily Loan Guarantee program which is administered by the United States Department of Agricultures Lease Accounting Rules: Monitored Financial Accounting Standards Board (FASB) action on proposed lease accounting rules that FASB has agreed to reexpose for comment, File Reference: No. 1850-100, Exposure Draft: Leases and Exposure Draft. Leases Financial Regulatory Reform: End-Users of Swaps and Other Derivatives H.R. 3644 - Private Mortgage Market Investment Act. (all provisions) S.1834 - Residential Mortgage Market Privatization and Standardization Act of 2011 (all provisions) S.1963 - Mortgage Finance Act of 2011 (all provisions) Comments on Dodd-Frank financial reform law (P.L. 111-203) H.R. 2586 - Swap Execution Facility Clarification Act (all provisions) H.R. 2779 - Legislation to exempt inter-affiliate swaps from certain regulatory requirements put in place by the Dodd-Frank Wall Street Reform and Consumer Protection Act. (all provisions) H.R. 2682 - Business Risk Mitigation and Price Stabilization Act of 2011 (all provisions) H.R. 4014 - Legislation to amend the Federal Deposit Insurance Act with respect to information provided to the Bureau of Consumer Financial Protection. (all provisions) S. 2099- A bill to amend the Federal Deposit Insurance Act with respect to information provided to the Bureau of Consumer Financial Protection. (all provisions)

S.1000, the Energy Savings and Industrial Competitiveness Act of 2011 - Section #101 - Building Energy Codes, Section #201 - Building Efficiency Finance PL 94-385 - Energy Conservation and Production Act, Section 6833 & 6836 S. 1737 Save Act: Sensible Accounting to Value Energy (all provisions) H.R. 4017 - Smart Energy Act (all provisions) H.R. 4230 - Home Owner Managing Energy Savings Act (all provisions)

P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act, Section 402, Section 403, and Section 404; Lead Safe Housing Rule

Tax reform: No specific bill but asked that Congress take a comprehensive approach to tax reform and not enact reform for C corporations at the expense of flow-thru entities, including partnerships, S Corporations, and LLCs. We also asked policymakers not to tax flow-through entities with revenues over certain thresholds as C corporations or to pass legislation that would disadvantage real estate relative to other industries. We further requested that Congress maintain the deductibility of business interest and the Low-Income Housing Tax Credit. Finally, we urged Congress to enact permanent estate tax reform with a $5 million exemption, 35 percent top rate, and a retention of stepped-up basis rules. H.R. 6169, Pathway to Job Creation through a Simpler, Fairer Tax Code Act of 2012. Section 3: Expedited Consideration of a Measure Providing for Comprehensive Tax Reform. Small Business Tax Legislation: H.R. 9 and S. Amdt. 2524, Small Business Tax Cut (all provisions). S. 2237. Small Business Jobs and Tax Relief Act. Section 2: Temporary Tax Credit for Increased Payroll. Section 3: Extension of Allowance of Bonus Depreciation for Certain Business Assets. 2001 and 2003 Tax Cuts: We supported an extension of tax rates applicable to income, capital gains and dividends, and the estate tax. The specific bills in which we engaged in lobbying activities were: S. 3412, Middle Class Tax Cut Act. Section 101: Temporary Extension of 2001 Tax Relief. Section 102: Temporary Extension of 2003 Tax Relief. Section 201: Temporary Extension of Increased Alternative Minimum Tax Exemption Amount. S. 3413, Tax Hike Prevention Act of 2012. Section 2: Temporary Extension of 2001 Tax Relief. Section 3: Temporary Extension of 2003 Tax Relief. Section 4. Alternative Minimum Tax Relief. S. Amdt. 2573. Section 2: Temporary Extension of 2001 Tax Relief. Section 3: Temporary Extension of 2003 Tax Relief. Section 4. Alternative Minimum Tax Relief. H.R. 8. Job Protection and Recession Prevention Act of 2012. Section 2: Extension of 2001 and 2003 Tax Relief. Section 4: Extension of Alternative Minimum Tax Relief for Individuals Tax Extenders: We supported extending the following expiring tax provisions: New Markets Tax Credit (IRC Section 45D); Energy Efficient New Homes Tax Credit (IRC Section 45L); Increased AMT exemption amount (IRC Section 55(d)); Additional 100 Bonus Depreciation (IRC Section 168(k)); Expensing of Brownfield Remediation Costs (IRC Section 198). Additionally, we engaged in lobbying activities on the following bill: S. 3521, Family and Business Tax Cut Certainty Act of 2012: Section 101. Extension of increased alternative minimum tax exemption amount. Section 202. Extension of temporary minimum low-income tax credit rate for non-federally subsidized new buildings. Section 205. Extension of New Markets Tax Credit. Section 308. Extension of credit for energy efficient new homes. Carried Interest: We opposed changes to current law as part of any legislation. We also specifically opposed H.R. 4016, to amend the Internal Revenue Code of 1986 to provide for the proper tax treatment of personal service income earned in pass-thru entities (all provisions). Low-Income Housing Tax Credit: H.R. 3661 and S. 1989, to make permanent the 9 percent tax credit for the Low-Income Housing Tax Credit (LIHTC) and to extend the same policy to 4 percent LIHTCs for acquisition (all provisions). We also urged Congress to preserve the Low-Income Housing Tax Credit as part of any tax reform effort. Although no bill is pending, we urged Congress to support making the Low-Income Housing Tax Credit more flexible by allowing developments to qualify if 40 percent of units go to families with income that averages no more than 60 percent of area median income. S. 3494: LIHTC legislation to allow homeless and formerly homeless youth to be eligible for LIHTC housing without giving up their status as full-time students (all provisions). H.R. 5746, Update and Streamline REIT Act of 2012 (all provisions). IRS Temporary (T.D. 9564) and proposed rules (REG-168745-03) regarding deduction and capitalization of expenditures related to tangible property under IRC 263(a). IRS REG-136491 regarding regulations applicable to utility charges and the Low-Income Housing Tax Credit S. 3591, Commercial Building Modernization Act (IRC 179D reform) (proposed IRC 179F) - To amend the IRC of 1986 to improve and extend the deduction for new and existing energy efficient commercial buildings, and for other purposes (all provisions).

Clean Water Act, Sections 303, 308, 311, 401, 402, 404, 502 Federal Water Pollution Control Act, 33 U.S.C. Section 1318 Clean Air Act, Title VI; "Protection of Stratospheric Ozone: Adjustments to the allowance System for Controlling HCFC Production, Import and Export" S. 2245 "Preserve Waters of the U.S. Act" (all provisions) H.R. 4965 - Preserve the Waters of the U.S. Act (all provisions) EPA Army Corp Wetland Guidance FY 2013 EPA/Interior Approps FY 2013 Energy and Water Approps

Tax Reform: No specific bill but asked that Congress take a comprehensive approach to tax reform and not enact reform for C corporations at the expense of flow-through entities, including partnerships, S corporations and LLCs. We also asked policymakers not to tax flow-through entities with revenues over certain thresholds as C corporations or to pass legislation that would disadvantage real estate relative to other industries. We further requested that Congress maintain the deductibility of business interest and the Low-Income Housing Tax Credit. Finally, we urged Congress to enact permanent estate tax reform with a $5 million exemption, 35 percent top rate, and a retention of stepped-up basis rules. Carried interest: We opposed changes to current law as part of any legislation. We also specifically opposed H.R. 4016, to amend the Internal Revenue Code of 1986 to provide for the proper tax treatment of personal service income earned in pass-thru entities. (all provisions) Low-Income Housing Tax Credit: H.R. 3661 and S. 1989. To make permanent the 9 percent tax credit for the Low-Income Housing Tax Credit (LIHTC) and to extend the same policy to 4 percent LIHTCs for acquisition. (all provisions) We also urged Congress to preserve the Low-Income Housing Tax Credit as part of any tax reform effort. Finally, although no bill is pending, we urged Congress to support making the Low-Income Housing Tax Credit more flexible by allowing developments to qualify if 40 percent of units go to families with income that average no more than 60 percent of area median income. No bill yet introduced, but we support an extension of the 2001/2003 tax cuts affecting tax rates applicable to income, capital gains and dividends, and the estate tax. Tax Extenders: We asked that Congress extend the following expired tax incentives: New Markets Tax Credit (IRC Section 45D); Energy Efficient New Homes Tax Credit (IRC Section 45L); Grants for specified energy property in lieu of tax credits (IRC Section 48(d)); Increased AMT exemption amount (IRC Section 55(d)); Additional 100 Bonus Depreciation (IRC Section 168(k)); and Expensing of Brownfield Remediation Costs (IRC Section 198). H.R. 9, Small Business Tax Cut (all provisions) S. 2237. Small Business Jobs and Tax Relief Act. Section 2: Temporary Tax Credit for Increased Payroll. Section 3: Extension of Allowance of Bonus Depreciation for Certain Business Assets. S. 2343, Stop the Student Loan Interest Rate Hike of 2012, Section 3: Employment Tax Treatment of Professional Service Businesses H.R. 2989 and S. 1616. To exempt certain stock real estate investment trusts from the tax on foreign investments in United States real property interests. (all provisions) H.R. 5746, Update and Streamline REIT Act of 2012. (all provisions) IRS Temporary (T.D. 9564) and proposed rules (REG-168745-03) regarding deduction and capitalization of expenditures related to tangible property under IRC 263(a) No bill yet introduced, but we support the extension and Modification of the current Energy Efficient Commercial Buildings Deduction (IRC 179D) and a proposed new Deduction for Retrofits of Existing and Commercial Multifamily Buildings (new IRC 179F) and Section 45L, and ARRA, Section 1603

Clean Water Act, Sections 303, 308, 311, 401, 402, 404, 502 Federal Water Pollution Control Act, 33 U.S.C. Section 1318 Clean Air Act, Title VI; "Protection of Stratospheric Ozone: Adjustments to the allowance System for Controlling HCFC Production, Import and Export" S. 2245 "Preserve Waters of the U.S. Act" (all provisions) H.R. 4965 - Preserve the Waters of the U.S. Act (all provisions) EPA Army Corp Wetland Guidance FY 2013 EPA/Interior Approps FY 2013 Energy and Water Approps

S.1000, the Energy Savings and Industrial Competitiveness Act of 2011 - Section #101 - Building Energy Codes, Section #201 - Building Efficiency Finance PL 94-385 - Energy Conservation and Production Act, Section 6833 & 6836 S. 1737 Save Act: Sensible Accounting to Value Energy (all provisions) H.R. 4017 - Smart Energy Act (all provisions) H.R. 4230 - Home Owner Managing Energy Savings Act (all provisions)

H.R. 940, United States Covered Bond Act of 2011 (all provisions) Premium Capture Cash Reserve Account provision of the proposed rule on credit risk retention under the Dodd-Frank Act (76 Fed. Reg. 24090 (April 29, 2011)). Letter sent to Federal Reserve, SEC, FDIC, Treasury, HUD, and FHFA. GSE Reform: NMHC/NAA GSE proposal and other proposals discussed to ensure liquidity in multifamily mortgage markets in post Fannie Mae/Freddie Mac environment. H.R. 1224 - GSE Portfolio Risk Reduction Act of 2011, GSE portfolio limits; Asked House Financial Services Committee to include possible amendment regarding protecting multifamily as GSE portfolios are reduced P.L. 111-203, DoddFrank Wall Street Reform and Consumer Protection Act HUD Fair Market Rents Public Proposals for the Future of the Housing Finance System Section 538 Multifamily Loan Guarantee program which is administered by the United States Department of Agricultures Lease Accounting Rules: Monitored Financial Accounting Standards Board (FASB) action on proposed lease accounting rules that FASB has agreed to reexpose for comment, File Reference: No. 1850-100, Exposure Draft: Leases and Exposure Draft. Leases Financial Regulatory Reform: End-Users of Swaps and Other Derivatives H.R. 3644 - Private Mortgage Market Investment Act. (all provisions) S.1834 - Residential Mortgage Market Privatization and Standardization Act of 2011 (all provisions) S.1963 - Mortgage Finance Act of 2011 (all provisions) Comments on Dodd-Frank financial reform law (P.L. 111-203) H.R. 2586 - Swap Execution Facility Clarification Act (all provisions) H.R. 2779 - Legislation to exempt inter-affiliate swaps from certain regulatory requirements put in place by the Dodd-Frank Wall Street Reform and Consumer Protection Act. (all provisions) H.R. 2682 - Business Risk Mitigation and Price Stabilization Act of 2011 (all provisions) H.R. 4014 - Legislation to amend the Federal Deposit Insurance Act with respect to information provided to the Bureau of Consumer Financial Protection. (all provisions) S. 2099- A bill to amend the Federal Deposit Insurance Act with respect to information provided to the Bureau of Consumer Financial Protection. (all provisions)

H.R. 967, The Bed Bug Management, Prevention, and Research Act (all provisions) P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act, Section 402, Section 403, and Section 404; Lead Safe Housing Rule

H.R. 940, United States Covered Bond Act of 2011 (all provisions) Premium Capture Cash Reserve Account provision of the proposed rule on credit risk retention under the Dodd-Frank Act (76 Fed. Reg. 24090 (April 29, 2011)). Letter sent to Federal Reserve, SEC, FDIC, Treasury, HUD, and FHFA. S. 2038: STOCK Act, Section 16: Limitation on bonuses to executives of Fannie Mae and Freddie Mac GSE reform H.R. 31 - Fannie Mae and Freddie Mac Accountability and Transparency for Taxpayers Act of 2011 (all provisions) H.R. 940 - United States Covered Bond Act of 2011 (all provisions); also S.1835 - United States Covered Bond Act H.R. 1221 - Equity in Government Compensation Act of 2011 (all provisions) H.R. 1182 - GSE Bailout Elimination and Taxpayer Protection Act (all provisions) H.R. 1222 - GSE Subsidy Elimination Act of 2011 (all provisions) H.R. 1223 - GSE Credit Risk Equitable Treatment Act of 2011 (all provisions) H.R. 1224 - GSE Portfolio Risk Reduction Act of 2011, GSE portfolio limits; Asked House Financial Services Committee to include possible amendment regarding protecting multifamily as GSE portfolios are reduced H.R. 1225 - GSE Debt Issuance Approval Act of 2011 (all provisions) H.R. 1226 - GSE Mission Improvement Act of 2011 (all provisions) H.R. 1227 - GSE Risk and Activities Limitation Act of 2011 (all provisions); Asked House Financial Services Committee to include possible amendment that would allow GSEs to offer new mortgage products if they protected taxpayers P.L. 111-203, DoddFrank Wall Street Reform and Consumer Protection Act H.R. 1610 - Business Risk Mitigation and Price Stabilization Act of 2011; To provide end user exemptions from certain provisions of the Commodity Exchange Act and the Securities Exchange Act of 1934 Fair Market Rents Public Proposals for the Future of the Housing Finance System Section 538 Multifamily Loan Guarantee program which is administered by the United States Department of Agricultures (USDA) Rural Development (RD) agency within Housing and Community Facilities. GSE Reform: Immediate Steps to Protect Taxpayers and End the Bailout H.R. 2413 - The Secondary Market Facility for Residential Mortgages Act of 2011 (all provisions) H.R. 1859 - Housing Finance Reform Act of 2011 (all provisions) H.R. 1573 - To facilitate implementation of title VII of the Dodd-Frank Wall Street Reform and Consumer Protection Act, promote regulatory coordination, and avoid market disruption. Lease Accounting Rules: Monitored Financial Accounting Standards Board (FASB) action on proposed lease accounting rules that FASB has agreed to reexpose for comment, File Reference: No. 1850-100, Exposure Draft: Leases and Exposure Draft, Leases H.R. 2586 : Swap Execution Facility Clarification Act (all provisions) H.R. 1225 - GSE Debt Issuance Approval Act of 2011 (all provisions) H.R. 463 - Fannie Mae and Freddie Mac Transparency Act of 2011 (all provisions) H.R. 2436 - Fannie Mae and Freddie Mac Taxpayer Payback Act of 2011 (all provisions) H.R. 2439 - Removing GSEs Charters During Receivership Act of 2011 (all provisions) H.R. 2440 - Market Transparency and Taxpayer Protection Act of 2011 (all provisions) H.R. 2441 - Housing Trust Fund Elimination Act of 2011 (all provisions) H.R. 2462 - Cap the GSE Bailout Act of 2011 (all provisions) S. 693 - GSE Bailout Elimination and Taxpayer Protection Act ; would wind down the GSEs and completely privatize the housing finance system over the next five years. (all provisions) Financial Regulatory Reform: End-Users of Swaps and Other Derivatives H.R. 3664 - Private Mortgage Market Investment Act. (all provisions) S.1834 - Residential Mortgage Market Privatization and Standardization Act of 2011 (all provisions) S.1963 - Mortgage Finance Act of 2011 (all provisions) Comments on Dodd-Frank financial reform law (P.L. 111-203) Meeting (Federal Reserve Board, the Office of the Comptroller of the Currency, the Federal Deposit Insurance Corporation, the Farm Credit Administration and the Federal Housing Finance Agency) End-Users of Swaps and Other Derivatives Letter/communication with Federal Housing Finance Agency re: Warehouse Lending Capacity H.R. 3606 JOBS Act - Amendment to add S. 1835, the U.S. Covered Bond Act, to the JOBS Act H.R. 2586 - Swap Execution Facility Clarification Act (all provisions) H.R. 2779 - Legislation to exempt inter-affiliate swaps from certain regulatory requirements put in place by the Dodd-Frank Wall Street Reform and Consumer Protection Act. (all provisions) H.R. 2682 - Business Risk Mitigation and Price Stabilization Act of 2011 (all provisions) H.R. 4014 - Legislation to amend the Federal Deposit Insurance Act with respect to information provided to the Bureau of Consumer Financial Protection. (all provisions) S. 2099- A bill to amend the Federal Deposit Insurance Act with respect to information provided to the Bureau of Consumer Financial Protection. (all provisions)

Balanced Housing Policy Section 8 Voucher Reform HUD Proposed Equal Access Rule H.R. 940 - United States Covered Bond Act of 2011 and S. 1835 United States Covered Bond Act Section 8 - Affordable Housing and Self -Sufficiency Improvment Act of 2012 (No bill number at this time.), Section 101: Inspection of dwelling units, Section 102: Rent reform and income reviews, Section 103: Eligibility for assistance based on assets, Section 201: Demonstration to expand role of private capital in affordable housing, Section 501: Access to HUD programs for persons with limited English proficiency. FY 2012 Budget - related to HUD HUDs FY 2013 Budget - HUD Assisted Housing Programs H.R. 1859 - Housing Finance Reform Act of 2011 GSE Reform: Proposals discussed to ensure liquidity in multifamily mortgage markets in post Fannie Mae/Freddie Mac environment. FHA Multifamily backlog FHA Multifamily Accelerated Processing Guide Federal Sales of Foreclosed Houses Federal Affordable Housing Programs S. 1925 Violence Against Women Act Reauthorization Act of 2011, Section 601: Housing Protections for Victims of Domestic Violence, Dating Violence, Sexual Assault, and Stalking (Specifically, the portion of Section 601 that would include the Low-Income Housing Tax Credit program as a covered program for purposes of the Violence Against Women Act), Sec. 602: Transitional housing assistance grants for victims of domestic violence, dating violence, sexual assault, and stalking, Sec. 603: Addressing the housing needs of victims of domestic violence, dating violence, sexual assault, and stalking. H.R. 4271 Violence Against Women Reauthorization Act of 2012, Section 601: Housing Protections for Victims of Domestic Violence, Dating Violence, Sexual Assault, and Stalking (Specifically, the portion of Section 601 that would include the Low-Income Housing Tax Credit program as a covered program for purposes of the Violence Against Women Act), Sec. 602: Transitional housing assistance grants for victims of domestic violence, dating violence, sexual assault, and stalking, Sec. 603: Addressing the housing needs of victims of domestic violence, dating violence, sexual assault, and stalking. H.R. 4264 - The FHA Emergency Fiscal Solvency Act of 2012 (All provisions) FHA Housing Notice H 2011-36 - Large Loan Risk Mitigation Policies. FHA Housing Notice H 2012-1 - Multi Family LIHTC Pilot Program. FHA Housing Notice H 2012-3 - Guidance on elligiblity for tenant protection vouchers following certain housing actions. HUD-Docket FR 5508-P-01 - Regulations on Implementation of the Fair Housing Acts Discriminatory Effects Standard The General Accountability Office (GAO) - Multifamily Study HUDs Rental Assistance Demonstration (RAD) Federal Register notice published on March 8, 2012 (FR-5630-N-01) HUD's Voluntary Guidance for Housing Ex-Offenders HUD Fair Market Rent/Small Area Fair Market Rent issue HUDs Housing Notice 2011-20, "Guidelines on Bed Bug Control and Prevention in HUD Insured and Assisted Multifamily Housing." HUDs PIH Notice 2012-17, Guidelines on Bedbug Control and Prevention in Public Housing HUD FHA Guidance to Expedite Loan Processing, Notice H-2011-35

H.R. 967, The Bed Bug Management, Prevention, and Research Act (all provisions) P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act, Section 402, Section 403, and Section 404; Lead Safe Housing Rule

H.R. 4 To repeal the expansion of information reporting requirements for payments of $600 or more made to corporations and to payments for property and other gross proceeds. H.R. 705 To repeal the expansion of information reporting requirements for payments of $600 or more made to corporations and to payments for property and other gross proceeds. H.R. 559 To amend the Internal Revenue Code of 1986 to provide an additional year for the extension of the placed in service date for the low-income housing credit rules applicable to the Gulf Opportunity (GO) Zone. H.R. 1147 To provide a 50 percent tax deduction for certain payments made to reduce debt on commercial real property, including multifamily housing. To amend IRC of 1986, Sect. 179D, Commercial building tax provision Low-Income Housing Tax Credit: Did not ask for action on any specific bill but requested that Congress maintain support for the Low-Income Housing Tax Credit program and enhance the program by: (1) allowing the Low-Income Housing Tax Credit to be carried back for 5 years instead of 1 year; and (2) renewing the Tax Credit Exchange Program that allows Treasury to provide cash grants to state housing agencies in lieu of tax credit authority. Carried Interest: Did not ask for action on any specific bill but requested that members leave in place current-law tax rules applicable to carried interest that tax carried interest at capital gains tax rates as opposed to ordinary income tax rates. 2001 and 2003 Tax Cuts and Tax Reform: Did not ask for action on any specific bill but asked that Congress establish long-term certainty with respect to the nations tax laws. Also, should Congress move forward with tax reform, NMHC asked members to maintain a 15 percent capital gains rates and to avoid enacting provisions that would disadvantage owners and renters of multifamily housing relative to other real estate and other asset classes. Permanent Estate Tax Reform: Did not ask for action on any specific bill but urged members to make permanent estate tax rules that retain a stepped-up basis regime along with a $5 million exemption and a 35 percent top tax rate. Like-Kind Exchanges: Did not ask for action on any specific bill but urged members to retain present-law like-kind exchange rules that allow owners of commercial real estate to exchange properties without triggering a taxable event. Depreciation Recapture Tax Relief: Did not ask for action on any specific bill but urged members to support legislation that reduce depreciation recapture taxes that are triggered when multifamily properties are sold. NMHC asked that such taxes be reduced when owners agree to sell their property to new owners who agree to invest new capital in the property and to preserve the property as affordable housing

GSE reform H.R. 1182 - GSE Bailout Elimination and Taxpayer Protection Act H.R. 31 - Fannie Mae and Freddie Mac Accountability and Transparency for Taxpayers Act of 2011 H.R. 1221 - Equity in Government Compensation Act of 2011 H.R. 1222 - GSE Subsidy Elimination Act of 2011 (all provisions) H.R. 1223 - GSE Credit Risk Equitable Treatment Act of 2011 (all provisions) H.R. 1224 - GSE Portfolio Risk Reduction Act of 2011, GSE portfolio limits H.R. 1225 - GSE Debt Issuance Approval Act of 2011 (all provisions) H.R. 1226 - GSE Mission Improvement Act of 2011 (all provisions) H.R. 1227 - GSE Risk and Activities Limitation Act of 2011 (all provisions) P.L. 111-203, DoddFrank Wall Street Reform and Consumer Protection Act

PL 111-5, American Recovery and Reinvestment Act (Weatherization Assistance Program)

P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act, Section 402 (c) Renovation Repair and Painting Rule

Bed bug eradication research

HR 967, the Bed Bug Management, Prevention, and Research Act (all provisions) FY 2012 Interior and Environment Appropriations Bill PL 102-550 Residential Lead Based Paint Hazard Reduction Act Section 402 & 403 HUD Notice H 2011-20 Guidelines on Bed Bug Control and Prevention in HUD Insured and Assisted Multifamily Housing.

PL 111-5, American Recovery and Reinvestment Act (Weatherization Assistance Program) S.1000, the Energy Savings and Industrial Competitiveness Act of 2011 S 1321, Practical Energy Plan PL 94-385 - Energy Conservation and Production Act, Section 6833 & 6836 Response to proposal by DOE on Building Asset Rating Program Response to proposal by DOE on Buidling Codes Cost Methodology and Efficiency Determinations

GSE reform H.R. 31 - Fannie Mae and Freddie Mac Accountability and Transparency for Taxpayers Act of 2011 (all provisions) H.R. 940 - United States Covered Bond Act of 2011 (all provisions); also S.1835 - United States Covered Bond Act H.R. 1221 - Equity in Government Compensation Act of 2011 (all provisions) H.R. 1182 - GSE Bailout Elimination and Taxpayer Protection Act (all provisions) H.R. 1222 - GSE Subsidy Elimination Act of 2011 (all provisions) H.R. 1223 - GSE Credit Risk Equitable Treatment Act of 2011 (all provisions) H.R. 1224 - GSE Portfolio Risk Reduction Act of 2011, GSE portfolio limits; Asked House Financial Services Committee to include possible amendment regarding protecting multifamily as GSE portfolios are reduced H.R. 1225 - GSE Debt Issuance Approval Act of 2011 (all provisions) H.R. 1226 - GSE Mission Improvement Act of 2011 (all provisions) H.R. 1227 - GSE Risk and Activities Limitation Act of 2011 (all provisions); Asked House Financial Services Committee to include possible amendment that would allow GSEs to offer new mortgage products if they protected taxpayers P.L. 111-203, DoddFrank Wall Street Reform and Consumer Protection Act H.R. 1610 - Business Risk Mitigation and Price Stabilization Act of 2011; To provide end user exemptions from certain provisions of the Commodity Exchange Act and the Securities Exchange Act of 1934 Fair Market Rents Public Proposals for the Future of the Housing Finance System Section 538 Multifamily Loan Guarantee program which is administered by the United States Department of Agricultures (USDA) Rural Development (RD) agency within Housing and Community Facilities. GSE Reform: Immediate Steps to Protect Taxpayers and End the Bailout HR 2413 - The Secondary Market Facility for Residential Mortgages Act of 2011 (all provisions) H.R. 1859 - Housing Finance Reform Act of 2011 (all provisions) H.R. 1573 - To facilitate implementation of title VII of the Dodd-Frank Wall Street Reform and Consumer Protection Act, promote regulatory coordination, and avoid market disruption. H.R.1082 - Small Business Capital Access and Job Preservation Act. Asked House Financial Services Committee to include report language stating the Committee's intent that real estate funds would be included in bill's exemption of private equity fund advisors from SEC registration and reporting. Lease Accounting Rules: Monitored Financial Accounting Standards Board (FASB) action on proposed lease accounting rules that FASB has agreed to reexpose for comment, File Reference: No. 1850-100, Exposure Draft: Leases and Exposure Draft, Leases H.R.2586 : Swap Execution Facility Clarification Act H.R. 1224 - GSE Portfolio Risk Reduction Act of 2011 H.R. 1221 - Equity in Government Compensation Act of 2011 H.R. 31 - Fannie Mae and Freddie Mac Accountability and Transparency for Taxpayers Act of 2011 H.R. 1223 - GSE Credit Risk Equitable Treatment Act of 2011 H.R. 1222 - GSE Subsidy Elimination Act of 2011 H.R. 1225 - GSE Debt Issuance Approval Act of 2011 H.R. 1226 - GSE Mission Improvement Act of 2011 H.R. 1227 - GSE Risk and Activities Limitation Act of 2011 H.R. 463 - Fannie Mae and Freddie Mac Transparency Act of 2011 H.R. 2436 - Fannie Mae and Freddie Mac Taxpayer Payback Act of 2011 H.R. 2441 - Housing Trust Fund Elimination Act of 2011 H.R. 2440 - Market Transparency and Taxpayer Protection Act of 2011 H.R. 2462 - Cap the GSE Bailout Act of 2011 H.R. 2439 - Removing GSEs Charters During Receivership Act of 2011 H.R. 1859 - Housing Finance Reform Act of 2011 S. 693 - GSE Bailout Elimination and Taxpayer Protection Act ; would wind down the GSEs and completely privatize the housing finance system over the next five years. Financial Regulatory Reform: End-Users of Swaps and Other Derivatives H.R. 3664 - Private Mortgage Market Investment Act. S.1834 - Residential Mortgage Market Privatization and Standardization Act of 2011 S.1963 - Mortgage Finance Act of 2011 Comments on Dodd-Frank financial reform law (P.L. 111-203) Meeting (Federal Reserve Board, the Office of the Comptroller of the Currency, the Federal Deposit Insurance Corporation, the Farm Credit Administration and the Federal Housing Finance Agency) End-Users of Swaps and Other Derivatives Letter/communication with Federal Housing Finance Agency re: Warehouse Lending Capacity

Balanced housing policy Section 8 Voucher Reform S. Amend. to HR 3081 - 1st Continuing Resolution, all provisions related to housing HJ Res 101 - 2nd Continuing Resolution, all provisions related to housing HUD Proposed Equal Access Rule HUD Fair Market Rent issues H.R. 940 - United States Covered Bond Act of 2011 and S. 1835 United States Covered Bond Act Section 8 renewals in its FY2012 budget Section 8 Savings Act of 2011 (SESA). FY 2012 Budget - related to HUD H.R. 1859 - Housing Finance Reform Act of 2011 76 FR 22122 HUD issued a notice soliciting metro areas to participate in a demonstration program to test setting fair market rents (FMR) for the Section 8 voucher program GSE Reform: Proposals discussed to ensure liquidity in multifamily mortgage markets in post Fannie Mae/Freddie Mac environment. Proposed Fair Market Rents for the Housing Choice Voucher Program and Moderate Rehabilitation Single Room Occupancy Program Fiscal Year 2012 (Docket No. FR5567N01) HUD FHA Multifamily backlog FHA Multifamily Accelerated Processing Guide Federal Sales of Foreclosed Houses S. 1596 - Transportation, Housing and Urban Development, and Related Agencies Appropriations Act, 2012 (Section 8 Vouchers Funding) Federal Affordable Housing Programs The Section 8 Savings Act of 2011 (SESA) Draft Legislation H.R. 2017 - Continuing Appropriations Act, 2012 (Housing related provisions, Section 8 funding) H.R. 2608 - Continuing Appropriations Act, 2012 (Housing related provisions, Section 8 funding) HUD Statutorily Mandated Designation of Difficult Development Areas and Qualified Census Tracts for 2012 Notice (Docket No. FR-5575-N-01). Commented on whether HUD should use ZIP code-based Small Area Fair Market Rents rather than metropolitan-area Fair Market Rents in future designations of metropolitan Difficult Development Areas. H.R.2112 - Consolidated and Further Continuing Appropriations Act, 2012 - Amendments 917, 792, 877 FY 2012 Appropriations for Agriculture, Commerce/Justice/Science and Transportation/housing and Urban Development (THUD) Housing Provisions S.1596 Housing Title/Section 8 provision/Section 235 - TITLE II, DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT S. 1572 Commerce, Justice, Science, and Related Agencies Appropriations Act, 2012 - Housing Title/Section 8 provisions/Section 236 S.1925 Violence Against Women Reauthorization Act of 2011 - TITLE VISAFE HOMES FOR VICTIMS OF DOMESTIC VIOLENCE, DATING VIOLENCE, SEXUAL ASSAULT, AND STALKING Section 601. Housing protections for victims of domestic violence, dating violence, sexual assault, and stalking.

PL 111-5, American Recovery and Reinvestment Act (Weatherization Assistance Program) S.1000, the Energy Savings and Industrial Competitiveness Act of 2011 S 1321, Practical Energy Plan PL 94-385 - Energy Conservation and Production Act, Section 6833 & 6836

Balanced housing policy Section 8 Voucher Reform S. Amend. to HR 3081 - 1st Continuing Resolution, all provisions related to housing HJ Res 101 - 2nd Continuing Resolution, all provisions related to housing HJRes 105 - 3rd Continuing Resolution, all provisions related to housing HR 3082 - 4th Continuing Resolution, all provisions related to housing HJRes 44 - 5th Continuing Resolution, all provisions related to housing HJRes 48 - 6th Continuing Resolution, all provisions related to housing PL 111-5 - American Recovery and Reinvestment Act (Weatherization Assistance Program) HUD Proposed Equal Access Rule HUD Fair Market Rent issues HUD 2011 Budget, Tranforming Rental Assistance H.R. 940 - United States Covered Bond Act of 2011 H.R.1082 - Small Business Capital Access and Job Preservation Act H.R. 1209 - the Section 8 Voucher Reform Act of 2011 Section 8 renewals in its FY2012 budget Section 8 Savings Act of 2011 (SESA). The Future Role of FHA and Ginnie Mae in the Single Family and Multifamily Mortgage Markets Public Proposals for the Future of the Housing Finance System Section 538 Multifamily Loan Guarantee program which is administered by the United States Department of Agricultures (USDA) Rural Development (RD) agency within Housing and Community Facilities. H.R. 6468, Rental Housing Revitalization Act of 2010; HUDs Preservation, Enhancement and Transformation of Rental Assistance (PETRA) proposal Trend Factor Methodology used in the Calculation of Fair Market Rents GSE Reform: Immediate Steps to Protect Taxpayers and End the Bailout FY 2011 Budget - H.R. 1 provisions related to HUDs project-based Section 8 contracts and Rental Assistance contracts FY 2012 Budget - related to HUD H.R. 1859 - Housing Finance Reform Act of 2011 H.R. 1610 - Business Risk Mitigation and Price Stabilization Act of 2011 H.R. 1573 - To facilitate implementation of title VII of the Dodd-Frank Wall Street Reform and Consumer Protection Act, promote regulatory coordination, and avoid market disruption. 76 FR 22122 HUD issued a notice soliciting metro areas to participate in a demonstration program to test setting fair market rents (FMR) for the Section 8 voucher program HR 881 - ADA Notification Act (all provisions) GSE Reform: Proposals discussed to ensure liquidity in multifamily mortgage markets in post Fannie Mae/Freddie Mac environment. Drafted GAO letter for HFSC Chair Bachus asking that GAO analyze multifamily portfolios held by Fannie Mae and Freddie Mac H.R. 1224 - The Risk Reduction Act of 2011 - Portfolio Limitations Would accelerate and formalize the reductions in the size of the GSEs portfolios. In the first year, the GSEs would have their portfolios capped at no more than $700 billion, declining to $600 billion for year two, $475 billion for year three, $350 billion for year four, and finally to $250 billion in year five. H.R. 1221- The Equity in Government Compensation Act of 2011 Would put Fannie and Freddie employees on the government pay scale and expresses the sense of Congress that 2010 pay packages to senior executives were excessive. H.R. 31 - Fannie Mae and Freddie Mac Accountability and Transparency for Taxpayers Act of 2011 Would expand the reporting requirements and enhance the authority of the FHFAs Inspector General. H.R. 1223 - GSE Credit Risk Equitable Treatment Act of 2011 Requires Fannie Mae and Freddie Mac to comply with proposed risk retention requirements for financial institutions that securitize mortgages (as required by the Dodd-Frank financial reform legislation enacted in 2010). H.R. 1222 - GSE Subsidy Elimination Act of 2011 Would mandate that the FHFA gradually require higher guarantee fees at Fannie Mae and Freddie Mac over the next two years. H.R. 1225 - GSE Debt Issuance Approval Act of 2011 Would require Treasury Department approval for any new GSE debt issuances. H.R. 1226 - GSE Mission Improvement Act of 2011 Would eliminate the GSEs' affordable housing goals. H.R. 1227 - GSE Risk and Activities Limitation Act of 2011 Would prohibit the GSEs from offering, undertaking, transacting, conducting or engaging in any new business activities while in conservatorship or receivership. H.R. 1182 - GSE Bailout Elimination and Taxpayer Protection Act Sponsored by Rep. Jeb Hensarling (R-TX), would wind down the GSEs and completely privatize the housing finance system over the next five years. S. 693 - GSE Bailout Elimination and Taxpayer Protection Act Sponsored by Senators John McCain (R-AZ) and Orrin Hatch (R-UT), would wind down the GSEs and completely privatize the housing finance system over the next five years. H.R. 2436 - the Fannie Mae and Freddie Mac Taxpayer Payback Act of 2011 (all provisions) H.R. 2441 - the Housing Trust Fund Elimination Act (all provisions) H.R. 2439 - Eliminate the GSE Charter During Receivership (all provisions) H.R. 2428 - The GSE Legal Fee Reduction Act (all provisions) H.R. 463 - Fannie Mae and Freddie Mac Transparency Act of 2011 (all provisions) H.R. 2463 - The Fannie Mae and Freddie Mac Taxpayer Payback Act of 2011 (all provisions) H.R. 2440 - The Market Transparency and Taxpayer Protection Act - Disposition of Non-Mission Critical Assets - GSE (all provisions) H.R. 2462 - Cap the GSE Bailout Act (all provisions) Proposed Fair Market Rents for the Housing Choice Voucher Program and Moderate Rehabilitation Single Room Occupancy Program Fiscal Year 2012 (Docket No. FR5567N01) HUD FHA Multifamily backlog FHA Multifamily Accelerated Processing Guide Federal Sales of Foreclosed Houses S. 1596 - Transportation, Housing and Urban Development, and Related Agencies Appropriations Act, 2012 (Section 8 Vouchers Funding) Federal Affordable Housing Programs The Section 8 Savings Act of 2011 (SESA) Draft Legislation H.R. 2017 - Continuing Appropriations Act, 2012 (Housing related provisions, Section 8 funding) H.R. 2608 - Continuing Appropriations Act, 2012 (Housing related provisions, Section 8 funding)

P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act, Section 402 (c) and Section 403 and Lead Safe Housing Rule

H.R. 10 Regulations from the Executive in Need of Scrutiny Act of 2011

Better Buildings Initiative Green Building Tax Incentives (179D & 45L) H.R. 2989 / S. 1616 to exempt certain stock of real estate investment trusts from the tax on foreign investments in United States real property Carried Interest. We opposed any change to the current law tax treatment of carried, including as part of any legislation to raise the debt ceiling (i.e., the Budget Control Act of 2011 (S. 365)) and as part of any proposal that may be offered by the Joint Select Committee on Deficit Reduction. Low-Income Housing Tax Credit: Although legislation has not yet been introduced, we supported proposals to make the flat 9 percent Low-Income Housing Tax Credit permanent and to allow the 4 percent Low-Income Housing Tax Credit to be used for acquisitions. We also encouraged policymakers to avoid reducing or eliminating the Low-Income Housing Tax Credit as part of any tax reform proposal. Additionally, although no bill is currently pending, we urged Congress to support making the tax credit program more flexible by allowing developments to qualify if 40 percent of units go to families with incomes that average no more than 60 percent of area median income. Finally, we also urged support for legislation to provide an additional year for the extension of the placed in service date for the low-income housing credit rules applicable to the GO Zone (HR 559 / S 30) Tax reform: No specific bill but asked that Congress take a comprehensive approach to tax reform and not enact reform for C corporations at the expense of partnerships, including S corporations and LLCs. We also asked policymakers not to tax partnerships with revenues over certain thresholds as C corporations or to pass legislation that would disadvantage real estate relative to other industries. We also asked that Congress maintain the deductibility of business interest. S. 365 and S. 627 (Budget Control Act of 2011), Section IV -- Joint Select Committee on Deficit Reduction. Also, Title III of S. Amdt. 589 to S. 627 dealing with the Joint Select Committee on Deficit Reduction Affordable Housing Preservation Tax Relief Act to provide a depreciation tax incentive to preserve affordable housing in multifamily housing units that are sold or exchanged. This bill has not yet been reintroduced this Congress. S. 1549, American Jobs Act. Section 101 Temporary payroll tax cut for employers, employees, and self employed. Section 102 Temporary tax credit for increased payroll. Section 103 Extension of 100% bonus depreciation. Sections 411/412 increases tax applicable to income from carried interest.

HR 1, Full Year Continuuing Appropriations Act, 2011, Sect. 1747 Clean Water Act, Sections 303, 308, 311, 401, 402, 404, 502 Federal Water Pollution Control Act, 33 U.S.C. Section 1318 FY 2012 Interior Appropriations

HR 967, the Bed Bug Management, Prevention, and Research Act FY 2012 Interior and Environment Appropriations Bill PL 102-550 Residential Lead Based Paint Hazard Reduction Act Section 402 & 403 HUD Notice H 2011-20 Guidelines on Bed Bug Control and Prevention in HUD Insured and Assisted Multifamily Housing.

PL 111-5, American Recovery and Reinvestment Act (Weatherization Assistance Program) S.1000, the Energy Savings and Industrial Competitiveness Act of 2011 S 1321, Practical Energy Plan PL 94-385 - Energy Conservation and Production Act, Section 6833 & 6836

HR 1, Full Year Continuuing Appropriations Act, 2011, Sect. 1747 Clean Water Act, Sections 303, 308, 311, 401, 402, 404, 502 Federal Water Pollution Control Act, 33 U.S.C. Section 1318 FY 2012 Interior Appropriations

Low-Income Housing Tax Credit. No specific bill but asked that Congress and HUD maintain the Low-Income Housing Tax Credit program and that policymakers make the program more flexible by allowing developments to qualify if 40 percent of units go to families with incomes that average no more than 60 percent of area median income. Also asked policymakers to consider making the 9 percent Low-Income Housing tax Credit permanent. H.R. 4 -To repeal 1099 reporting requirements enacted as part of the Patient Protection and Affordable Care Act. Tax Reform: No specific bill but asked that Congress take comprehensive approach to tax reform and not enact reform for C corporations at the expense of partnerships, including S corporations and LLCs or legislation that would disadvantage real estate relative to other industries. Rent Tax Credit. No specific bill but completed background research to assess the implications of a potential tax credit on renters on the multifamily industry. IRS Notice 2007-55: Worked with coalition on House Ways and Means Committee Dear Colleague in which members ask Treasury / IRS to withdraw Notice 2007-55 with respect to the treatment of liquidating distributions of a REIT as a sale of real estate subject to the Foreign Investment in Real Property Tax Act rather than a sale of stock. Carried Interest- no specific proposal but asked policymakers to oppose any changes to the current law regarding the treatment of carried interest. Better Buildings Initiative Green Building Tax Incentives (179D & 45L)

Balanced housing policy Section 8 Voucher Reform S. Amend. to HR 3081 - 1st Continuing Resolution, all provisions related to housing HJ Res 101 - 2nd Continuing Resolution, all provisions related to housing HJRes 105 - 3rd Continuing Resolution, all provisions related to housing HR 3082 - 4th Continuing Resolution, all provisions related to housing HJRes 44 - 5th Continuing Resolution, all provisions related to housing HJRes 48 - 6th Continuing Resolution, all provisions related to housing PL 111-5 - American Recovery and Reinvestment Act (Weatherization Assistance Program) HUD Proposed Equal Access Rule HUD Fair Market Rent issues HUD 2011 Budget, Tranforming Rental Assistance H.R. 940 - United States Covered Bond Act of 2011 H.R.1082 - Small Business Capital Access and Job Preservation Act H.R. 1209 - the Section 8 Voucher Reform Act of 2011 Section 8 renewals in its FY2012 budget Section 8 Savings Act of 2011 (SESA). The Future Role of FHA and Ginnie Mae in the Single Family and Multifamily Mortgage Markets Public Proposals for the Future of the Housing Finance System Section 538 Multifamily Loan Guarantee program which is administered by the United States Department of Agricultures (USDA) Rural Development (RD) agency within Housing and Community Facilities. H.R. 6468, Rental Housing Revitalization Act of 2010; HUDs Preservation, Enhancement and Transformation of Rental Assistance (PETRA) proposal Trend Factor Methodology used in the Calculation of Fair Market Rents GSE Reform: Immediate Steps to Protect Taxpayers and End the Bailout FY 2011 Budget - H.R. 1 provisions related to HUDs project-based Section 8 contracts and Rental Assistance contracts FY 2012 Budget - related to HUD H.R. 1859 - Housing Finance Reform Act of 2011 H.R. 1610 - Business Risk Mitigation and Price Stabilization Act of 2011 H.R. 1573 - To facilitate implementation of title VII of the Dodd-Frank Wall Street Reform and Consumer Protection Act, promote regulatory coordination, and avoid market disruption. 76 FR 22122 HUD issued a notice soliciting metro areas to participate in a demonstration program to test setting fair market rents (FMR) for the Section 8 voucher program HR 881 - ADA Notification Act (all provisions) GSE Reform: Proposals discussed to ensure liquidity in multifamily mortgage markets in post Fannie Mae/Freddie Mac environment. Drafted GAO letter for HFSC Chair Bachus asking that GAO analyze multifamily portfolios held by Fannie Mae and Freddie Mac H.R. 1224 - The Risk Reduction Act of 2011 - Portfolio Limitations Would accelerate and formalize the reductions in the size of the GSEs portfolios. In the first year, the GSEs would have their portfolios capped at no more than $700 billion, declining to $600 billion for year two, $475 billion for year three, $350 billion for year four, and finally to $250 billion in year five. H.R. 1221- The Equity in Government Compensation Act of 2011 Would put Fannie and Freddie employees on the government pay scale and expresses the sense of Congress that 2010 pay packages to senior executives were excessive. H.R. 31 - Fannie Mae and Freddie Mac Accountability and Transparency for Taxpayers Act of 2011 Would expand the reporting requirements and enhance the authority of the FHFAs Inspector General. H.R. 1223 - GSE Credit Risk Equitable Treatment Act of 2011 Requires Fannie Mae and Freddie Mac to comply with proposed risk retention requirements for financial institutions that securitize mortgages (as required by the Dodd-Frank financial reform legislation enacted in 2010). H.R. 1222 - GSE Subsidy Elimination Act of 2011 Would mandate that the FHFA gradually require higher guarantee fees at Fannie Mae and Freddie Mac over the next two years. H.R. 1225 - GSE Debt Issuance Approval Act of 2011 Would require Treasury Department approval for any new GSE debt issuances. H.R. 1226 - GSE Mission Improvement Act of 2011 Would eliminate the GSEs' affordable housing goals. H.R. 1227 - GSE Risk and Activities Limitation Act of 2011 Would prohibit the GSEs from offering, undertaking, transacting, conducting or engaging in any new business activities while in conservatorship or receivership. H.R. 1182 - GSE Bailout Elimination and Taxpayer Protection Act Sponsored by Rep. Jeb Hensarling (R-TX), would wind down the GSEs and completely privatize the housing finance system over the next five years. S. 693 - GSE Bailout Elimination and Taxpayer Protection Act Sponsored by Senators John McCain (R-AZ) and Orrin Hatch (R-UT), would wind down the GSEs and completely privatize the housing finance system over the next five years. H.R. 2436 - the Fannie Mae and Freddie Mac Taxpayer Payback Act of 2011 H.R. 2441 - the Housing Trust Fund Elimination Act H.R. 2439 - the Market Transparency and Taxpayer Protection Act H.R. ___ - Cap the GSE Bailout Act H.R. ___ - Eliminate the GSE Charter During Receivership H.R. 2428 - the GSE Legal Fee Reduction Act H.R. 463 - Fannie Mae and Freddie Mac Transparency Act of 2011 H.R. 2463 - the Fannie Mae and Freddie Mac Taxpayer Payback Act of 2011 H.R. 2440 - the Market Transparency and Taxpayer Protection Act - Disposition of Non-Mission Critical Assets - GSE H.R. 2462 - Cap the GSE Bailout Act

HR 967, the Bed Bug Management, Prevention, and Research Act FY 2012 Interior and Environment Appropriations Bill PL 102-550 Residential Lead Based Paint Hazard Reduction Act Section 402 & 403

P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act, Section 402 (c) Renovation Repair and Painting Rule

HR 1, Full Year Continuuing Appropriations Act, 2011, Sect. 1747 Clean Water Act, Sections 303, 308, 311, 401, 402, 404, 502 Federal Water Pollution control Act, 33 U.S.C. Section 1318

GSE reform H.R. 1182 - GSE Bailout Elimination and Taxpayer Protection Act H.R. 31 - Fannie Mae and Freddie Mac Accountability and Transparency for Taxpayers Act of 2011 H.R. 1221 - Equity in Government Compensation Act of 2011 H.R. 1222 - GSE Subsidy Elimination Act of 2011 (all provisions) H.R. 1223 - GSE Credit Risk Equitable Treatment Act of 2011 (all provisions) H.R. 1224 - GSE Portfolio Risk Reduction Act of 2011, GSE portfolio limits H.R. 1225 - GSE Debt Issuance Approval Act of 2011 (all provisions) H.R. 1226 - GSE Mission Improvement Act of 2011 (all provisions) H.R. 1227 - GSE Risk and Activities Limitation Act of 2011 (all provisions) P.L. 111-203, DoddFrank Wall Street Reform and Consumer Protection Act

PL 111-5, American Recovery and Reinvestment Act (Weatherization Assistance Program)

Bed bug eradication research

Balanced housing policy H1363, Department of Defense and Further Additional Continuing Appropriations Act, 2011 (all provisions related to housing) HR 1, Full-Year Continuing Appropriations Act, 2011 (all provisions related to housing) Section 8 Voucher Reform S. Amend. to HR 3081, 1st Continuing Resolution, all provisions related to housing HJRes 101, 2nd Continuing Resolution, all provisions related to housing HJRes 105, 3rd Continuing Resolution, all provisions related to housing HR 3082, 4th Continuing Resolution, all provisions related to housing HJRes 44, 5th Continuing Resolution, all provisions related to housing HJRes 48, 6th Continuing Resolution, all provisions related to housing PL 111-5, American Recovery and Reinvestment Act (Weatherization Assistance Program) HUD Proposed Equal Access Rule HUD Fair Market Rent issues HUD 2011 Budget, Tranforming Rental Assistance HUD Preservation, Enhancement and Transformation of Rental Assistance (PETRA) H.R. 1209, the Section 8 Voucher Reform Act of 2011

Balanced housing policy H1363, Department of Defense and Further Additional Continuing Appropriations Act, 2011 (all provisions related to housing) HR 1, Full-Year Continuing Appropriations Act, 2011 (all provisions related to housing) Section 8 Voucher Reform S. Amend. to HR 3081, 1st Continuing Resolution, all provisions related to housing HJRes 101, 2nd Continuing Resolution, all provisions related to housing HJRes 105, 3rd Continuing Resolution, all provisions related to housing HR 3082, 4th Continuing Resolution, all provisions related to housing HJRes 44, 5th Continuing Resolution, all provisions related to housing HJRes 48, 6th Continuing Resolution, all provisions related to housing PL 111-5, American Recovery and Reinvestment Act (Weatherization Assistance Program) HUD Proposed Equal Access Rule HUD Fair Market Rent issues HUD 2011 Budget, Tranforming Rental Assistance HUD Preservation, Enhancement and Transformation of Rental Assistance (PETRA) H.R. 1209, the Section 8 Voucher Reform Act of 2011

Bed bug eradication research

HR 1, Full Year Continuuing Appropriations Act, 2011, Sect. 1747 Clean Water Act, Sections 303, 308, 311, 401, 402, 404, 502 Federal Water Pollution control Act, 33 U.S.C. Section 1318

P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act, Section 402 (c) Renovation Repair and Painting Rule

GSE reform H.R. 1182 - GSE Bailout Elimination and Taxpayer Protection Act H.R. 31 - Fannie Mae and Freddie Mac Accountability and Transparency for Taxpayers Act of 2011 H.R. 1221 - Equity in Government Compensation Act of 2011 H.R. 1222 - GSE Subsidy Elimination Act of 2011 (all provisions) H.R. 1223 - GSE Credit Risk Equitable Treatment Act of 2011 (all provisions) H.R. 1224 - GSE Portfolio Risk Reduction Act of 2011, GSE portfolio limits H.R. 1225 - GSE Debt Issuance Approval Act of 2011 (all provisions) H.R. 1226 - GSE Mission Improvement Act of 2011 (all provisions) H.R. 1227 - GSE Risk and Activities Limitation Act of 2011 (all provisions) P.L. 111-203, DoddFrank Wall Street Reform and Consumer Protection Act

GSE reform H.R. 1182 - GSE Bailout Elimination and Taxpayer Protection Act H.R. 31 - Fannie Mae and Freddie Mac Accountability and Transparency for Taxpayers Act of 2011 H.R. 1221 - Equity in Government Compensation Act of 2011 H.R. 1222 - GSE Subsidy Elimination Act of 2011 (all provisions) H.R. 1223 - GSE Credit Risk Equitable Treatment Act of 2011 (all provisions) H.R. 1224 - GSE Portfolio Risk Reduction Act of 2011, GSE portfolio limits H.R. 1225 - GSE Debt Issuance Approval Act of 2011 (all provisions) H.R. 1226 - GSE Mission Improvement Act of 2011 (all provisions) H.R. 1227 - GSE Risk and Activities Limitation Act of 2011 (all provisions) P.L. 111-203, DoddFrank Wall Street Reform and Consumer Protection Act

Bed bug eradication research

PL 111-5, American Recovery and Reinvestment Act (Weatherization Assistance Program)

Balanced housing policy H1363, Department of Defense and Further Additional Continuing Appropriations Act, 2011 (all provisions related to housing) HR 1, Full-Year Continuing Appropriations Act, 2011 (all provisions related to housing) Section 8 Voucher Reform S. Amend. to HR 3081, 1st Continuing Resolution, all provisions related to housing HJRes 101, 2nd Continuing Resolution, all provisions related to housing HJRes 105, 3rd Continuing Resolution, all provisions related to housing HR 3082, 4th Continuing Resolution, all provisions related to housing HJRes 44, 5th Continuing Resolution, all provisions related to housing HJRes 48, 6th Continuing Resolution, all provisions related to housing PL 111-5, American Recovery and Reinvestment Act (Weatherization Assistance Program) HUD Proposed Equal Access Rule HUD Fair Market Rent issues HUD 2011 Budget, Tranforming Rental Assistance HUD Preservation, Enhancement and Transformation of Rental Assistance (PETRA)

P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act, Section 402 (c) Renovation Repair and Painting Rule

Clean Water Act: Section 308, Sections 402 (p)(3)(A) and (4); Section 502 (12); Section 404 Federal Water Pollution Control Act, 33 U.S.C. Section 1318

H.R. 2454, American Clean Energy and Security Act of 2009, Title II, Subtitle A S. 1462, American Clean Energy Leadership Act, Title II, Subtitle C S. 3464, Practical Energy and Climate Plan of 2010, Title II S. 1637, Expanding Building Efficiency Incentives Act of 2009, A bill to amend the Internal Revenue Code of 1986 to improve and extend certain energy-related tax provisions, and for other purposes. S. 1733, A bill to create clean energy jobs, promote energy independence, reduce global warming pollution, and transition to a clean energy economy. H.R. 4226, Expanding Building Efficiency Incentives Act of 2009, all provisions S 3079, Building Star Energy Efficiency Act of 2010, all provisions H.R.5019, Home Star Energy Retrofit Act of 2010, all provisions S.3177, Home Star Energy Retrofit Act of 2010, all provisions H.R. 2336, GREEN Act of 2009, , all provisions H.R.4106, To authorize the Secretary of Housing and Urban Development to make grants and loans to owners of federally assisted housing projects for costs of making green retrofit improvements to such projects. H.R.1908, To amend the Internal Revenue Code of 1986 to provide a credit for property certified by the Environmental Protection Agency under the WaterSense program. S.1321, A bill to amend the Internal Revenue Code of 1986 to provide a credit for property labeled under the Environmental Protection Agency Water Sense program.

H.R. 384, TARP Reform and Accountability Act of 2009 H.R. 2336, GREEN Act of 2009, multifamily mortgage provisions; assisted housing porvisions H.R. 3068, TARP for Main Street Act of 2009, multifamily mortgage provisions H.R. 1778, Retrofit for Energy and Environmental Performance (REEP) Program Act H.R. 2246, Community Building Code Administration Grant Act of 2009 S.1379, A bill to encourage energy efficiency and conservation and development of renewable energy sources for housing, commercial structures, and other buildings, and to create sustainable communities. H.R. 3045, Section 8 Voucher Reform Act of 2009- assisted housing provisions, multifamily owner provisions, foreclosure provisions H.R. 3288, Transportation/HUD Appropriations-assisted housing provisions, energy performance provisions H.R. 4173, Wall Street Reform and Consumer Protection Act of 2009, mortage reform provisions, mortgage lending provisions, foreclosure provisions H.R. 476, The Housing Fairness Act of 2009 H.R. 3527, FHA Multifamily Loan Limit Adjustment Act of 2009 Housing Finance-What Should the New System Be Able to Do?: Part I-Government and Stakeholder Perspectives (House Committee on Financial Services Hearing) H.R. 4868, Housing Preservation and Tenant Protection Act of 2010-ivestor/owner provisions, tenant access provisions H.R. 4851, The Continuing Extension Act of 2010 H.R. 5028, Right to Rent-all provisions H.R. 5297, Small Business Lending Fund Act - commercail real estate issues H.R. 5361 Responsible GSE Affordable Housing Investment Act-overall, Fannie Freddie as it relates to multifamly housing PETRA, Preservation, Enhancement and transformation Rental Assistance-assited housing provisions H.R. 4099, the energy Efficiency Modernization Act of 2009-provisions on assisted housing, Wall Street Reform H.R. 5072, the FHA Reform Act-multifamily mortgage provisions H.R. 3527, the FHA Multifamily Loan Limit Adjustment Act- all provisions FY 2011 HUD Appropriations-FHA multifamily commitment authority, assisted housing provisions H.R. 476, Housing Fairness Act-Section 2 Testing for Discrimination, Section 3 FHIP Funding, Section 5 Studies

P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act, Section 402 (c) Renovation Repair and Painting Rule and Lead Safe Hoousing Rule, 24 U.S.C. Section 35.1320 (b) "Big Buy Program"

H.R. 2454, American Clean Energy and Security Act of 2009, Title II, Subtitle A S. 1462, American Clean Energy Leadership Act, Title II, Subtitle C S. 3464, Practical Energy and Climate Plan of 2010, Title II S. 1637, Expanding Building Efficiency Incentives Act of 2009, A bill to amend the Internal Revenue Code of 1986 to improve and extend certain energy-related tax provisions, and for other purposes. S. 1733, A bill to create clean energy jobs, promote energy independence, reduce global warming pollution, and transition to a clean energy economy. H.R. 4226, Expanding Building Efficiency Incentives Act of 2009, all provisions S 3079, Building Star Energy Efficiency Act of 2010, all provisions H.R. 2336, GREEN Act of 2009, , all provisions H.R.4106, To authorize the Secretary of Housing and Urban Development to make grants and loans to owners of federally assisted housing projects for costs of making green retrofit improvements to such projects. H.R.1908, To amend the Internal Revenue Code of 1986 to provide a credit for property certified by the Environmental Protection Agency under the WaterSense program. S.1321, A bill to amend the Internal Revenue Code of 1986 to provide a credit for property labeled under the Environmental Protection Agency Water Sense program.

S. 3217, Restoring American Financial Stability Act of 2010 - H.R. 4173, P.L. 111-203 Restoring American Financial Stability Act of 2010 - clarify financial institutions subject to derivatives requirements and oversight; requirements for risk-retention, requirements for commercial mortgage securities and guidance to regulators on underwriting and subordinate investor rights; provision to establish reasonable credit and ebot card interchange fees; provision to improve transparency and oversight of rating agencies; provisions establishing HUD program for the transfer of troubled multifamily mortgages and properties; provisions extending the mandatory acceptance of the housing assistance payment contract at sale of property until 12/31/2014. H.R. 5872, P.L. 111-228 General and Special Risk Insurance Funds Availability Act of 2010- to expand FHA multifamily mortgage loan insurance credit authority GSE Reform

S. 1637, House Energy Bill H.R. 1935, To amend the Internal Revenue Code of 1986 to provide for the treatment of partnership interests held by partners providing services. H.R. 4213, Tax Extenders Act of 2009 H.R.4109, To amend the Internal Revenue Code of 1986 to allow the low income housing credit to be carried back 5 years, and for other purposes. S. 3578 / H.R. 5982 H.R.3659, Amend the Internal Revenue Code of 1986 to allow a credit against income tax for amounts paid for energy efficient property placed in service in commercial buildings pursuant to an approved energy efficiency plan. H.R.3660 , To amend the Internal Revenue Code of 1986 to promote tax parity between the residential and business fuel cell tax credits. H.R.3670, To amend the Internal Revenue Code of 1986 to expand the incentives for the rehabilitation of older buildings, including owner-occupied residences. H.R.3812, To amend the Internal Revenue Code of 1986 to encourage businesses to purchase commercial and residential property in distressed communities by providing an exclusion from tax on certain gains. H.R.3919, To amend the Internal Revenue Code of 1986 to provide for the designation of Clean Energy Business Zones and for tax incentives for the construction of, and employment at, energy-efficient buildings and clean energy facilities, and for other purposes. H.R. 4226, Expanding Building Efficiency Incentives Act of 2009 S. 2899, Renewable Energy Incentive Act H.R. 4256, Sustainable Property Grants Act of 2009 H.R. 5901, Real Estate Jobs and Investment Act of 2010, all provisions H.R. 5943, Community Recovery and Enhancement Act of 2010, all provisions H.R. 5982, Small Business Tax Relief Act of 2010 H.R. 5872, General and Special Risk Insurance Funds Availability Act of 2010, Section 101 H.R. 4853, 2001/2003 Tax Cuts and Estate Tax Relief

P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act, Section 402 (c) Renovation Repair and Painting Rule and Lead Safe Housing Rule, 24 U.S.C. Section 35.1320 (b) "Big Buy Program", Section 1018, Disclosure

Clean Water Act: Section 308, Sections 402 (p)(3)(A) and (4); Section 502 (12); Section 404 Federal Water Pollution Control Act, 33 U.S.C. Section 1318

H.R. 384, TARP Reform and Accountability Act of 2009 H.R. 2336, GREEN Act of 2009, multifamily mortgage provisions; assisted housing provisions H.R. 3068, TARP for Main Street Act of 2009, multifamily mortgage provisions H.R. 1778, Retrofit for Energy and Environmental Performance (REEP) Program Act H.R. 2246, Community Building Code Administration Grant Act of 2009 S.1379, A bill to encourage energy efficiency and conservation and development of renewable energy sources for housing, commercial structures, and other buildings, and to create sustainable communities. H.R. 3045, Section 8 Voucher Reform Act of 2009- assisted housing provisions, multifamily owner provisions, foreclosure provisions H.R. 3288, Transportation/HUD Appropriations-assisted housing provisions, energy performance provisions H.R. 4173, Wall Street Reform and Consumer Protection Act of 2009, mortage reform provisions, mortgage lending provisions, foreclosure provisions H.R. 476, The Housing Fairness Act of 2009 H.R. 3527, FHA Multifamily Loan Limit Adjustment Act of 2009 Housing Finance-What Should the New System Be Able to Do?: Part I-Government and Stakeholder Perspectives (House Committee on Financial Services Hearing) H.R. 4868, Housing Preservation and Tenant Protection Act of 2010-ivestor/owner provisions, tenant access provisions H.R. 4851, The Continuing Extension Act of 2010 H.R. 5028, Right to Rent-all provisions H.R. 5297, Small Business Lending Fund Act - commercail real estate issues H.R. 5361 Responsible GSE Affordable Housing Investment Act-overall, Fannie Freddie as it relates to multifamly housing PETRA, Preservation, Enhancement and transformation Rental Assistance-assited housing provisions H.R. 4099, the energy Efficiency Modernization Act of 2009-provisions on assisted housing, Wall Street Reform H.R. 5072, the FHA Reform Act-multifamily mortgage provisions H.R. 3527, the FHA Multifamily Loan Limit Adjustment Act- all provisions H.R. 5850, Transportation, Housing and Urban Development, and Related Agencies Appropriations Act, 2011, HUD mulfifamily appropriation provisions S. 3644, Transportation, Housing and Urban Development, and Related Agencies Appropriations Act, 2011, HUD mulfifamily appropriation provisions FY 2011 HUD Appropriations-FHA multifamily commitment authority, assisted housing provisions H.R. 476, Housing Fairness Act-Section 2 Testing for Discrimination, Section 3 FHIP Funding, Section 5 Studies

H.R. 4154, FY10 Budget Resolution S. Con. Res. 13, An original concurrent resolution setting forth the congressional budget for the United States Government for fiscal year 2010, revising the appropriate budgetary levels for fiscal year 2009, and setting forth the appropriate budgetary levels for fiscal years 2011 through 2014. S.A. 873, To create a deficit-neutral reserve fund for estate tax relief. S. 1637, House Energy Bill H.R. 1935, To amend the Internal Revenue Code of 1986 to provide for the treatment of partnership interests held by partners providing services. H.R. 4213, Tax Extenders Act of 2009 H.R.3440, To amend the Internal Revenue Code of 1986 to allow dealers in real estate to use the installment sales method. H.R.4109, To amend the Internal Revenue Code of 1986 to allow the low income housing credit to be carried back 5 years, and for other purposes. S. 3578 / H.R. 5982 H.R.3590, To amend the Internal Revenue Code of 1986 to modify the first-time homebuyers credit in the case of members of the Armed Forces and certain other Federal employees, and for other purposes. H.R.3640, To amend the Internal Revenue Code of 1986 to extend and expand the first-time homebuyers credit and to provide a loss deduction on the sale of a principal residence. H.R.3659, Amend the Internal Revenue Code of 1986 to allow a credit against income tax for amounts paid for energy efficient property placed in service in commercial buildings pursuant to an approved energy efficiency plan. H.R.3660 , To amend the Internal Revenue Code of 1986 to promote tax parity between the residential and business fuel cell tax credits. H.R.3670, To amend the Internal Revenue Code of 1986 to expand the incentives for the rehabilitation of older buildings, including owner-occupied residences. H.R.3761, To amend the Internal Revenue Code of 1986 to extend the first-time homebuyer tax credit, and for other purposes. H.R.3773, To amend the Internal Revenue Code of 1986 to extend the first-time homebuyer tax credit, and for other purposes. H.R.3812, To amend the Internal Revenue Code of 1986 to encourage businesses to purchase commercial and residential property in distressed communities by providing an exclusion from tax on certain gains. H.R.3901, To amend the Internal Revenue Code of 1986 to enhance the administration of, and reduce fraud related to, the first-time homebuyer tax credit, and for other purposes. H.R.3919, To amend the Internal Revenue Code of 1986 to provide for the designation of Clean Energy Business Zones and for tax incentives for the construction of, and employment at, energy-efficient buildings and clean energy facilities, and for other purposes. H.R.3921, To amend the Internal Revenue Code of 1986 to extend for 90 days the first-time homebuyer credit for taxpayers who have entered into a binding contract before the termination of such credit. H.R.3929, To provide an extension of the low-income housing credit placed-in-service date requirement for certain disaster areas. H.R. 4213 -- Low-Income Housing Tax Credit Exchange and Sections 412 and 413, and S. 3793 H.R. 4256, Sustainable Property Grants Act of 2009 H.R. 4226, Expanding Building Efficiency Incentives Act of 2009 S. 2899, Renewable Energy Incentive Act S. 1637, Expanding Building Efficiency Incentives Act of 2009 H.R. 4256, Sustainable Property Grants Act of 2009 H.R. 4213, American Jobs and Closing Tax Loopholes Act of 2010 -- Sections 412 and 413 H.R. 5297, Small Business Lending Fund Act of 2010 -- IRC 469(i) and S. Amdt. 4411 (LIHTC carryback) to small business bill; S. Amdts. 4595 and 4596 H.R. 5901, Real Estate Jobs and Investment Act of 2010, all provisions H.R. 5943, Community Recovery and Enhancement Act of 2010, all provisions H.R. 5982, Small Business Tax Relief Act of 2010 H.R. 5872, General and Special Risk Insurance Funds Availability Act of 2010, Section 101 2001/2003 Tax Cuts

P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act 15 U.S.C. Sections 2681-2692 Renovation Repair and Painting Rule (Section 402(c))

H.R. 2454, American Clean Energy and Security Act of 2009, Title II, Subtitle A S. 1462, American Clean Energy Leadership Act, Title II, Subtitle C S. 3464, Practical Energy and Climate Plan of 2010, Title II S. 1637, Expanding Building Efficiency Incentives Act of 2009, A bill to amend the Internal Revenue Code of 1986 to improve and extend certain energy-related tax provisions, and for other purposes. S. 1733, A bill to create clean energy jobs, promote energy independence, reduce global warming pollution, and transition to a clean energy economy. H.R. 4226, Expanding Building Efficiency Incentives Act of 2009, all provisions S 3079, Building Star Energy Efficiency Act of 2010, all provisions H.R.5019, Home Star Energy Retrofit Act of 2010, all provisions S.3177, Home Star Energy Retrofit Act of 2010, all provisions H.R. 2336, GREEN Act of 2009, , all provisions H.R.4106, To authorize the Secretary of Housing and Urban Development to make grants and loans to owners of federally assisted housing projects for costs of making green retrofit improvements to such projects. H.R.1908, To amend the Internal Revenue Code of 1986 to provide a credit for property certified by the Environmental Protection Agency under the WaterSense program. S.1321, A bill to amend the Internal Revenue Code of 1986 to provide a credit for property labeled under the Environmental Protection Agency Water Sense program.

H.R. 4154, FY10 Budget Resolution S. Con. Res. 13, An original concurrent resolution setting forth the congressional budget for the United States Government for fiscal year 2010, revising the appropriate budgetary levels for fiscal year 2009, and setting forth the appropriate budgetary levels for fiscal years 2011 through 2014. S.A. 873, To create a deficit-neutral reserve fund for estate tax relief. H.R. 1935, To amend the Internal Revenue Code of 1986 to provide for the treatment of partnership interests held by partners providing services. H.R. 4213, Tax Extenders Act of 2009 H.R.3440, To amend the Internal Revenue Code of 1986 to allow dealers in real estate to use the installment sales method. H.R.4109, To amend the Internal Revenue Code of 1986 to allow the low income housing credit to be carried back 5 years, and for other purposes. H.R.3590, To amend the Internal Revenue Code of 1986 to modify the first-time homebuyers credit in the case of members of the Armed Forces and certain other Federal employees, and for other purposes. H.R.3640, To amend the Internal Revenue Code of 1986 to extend and expand the first-time homebuyers credit and to provide a loss deduction on the sale of a principal residence. H.R.3659, Amend the Internal Revenue Code of 1986 to allow a credit against income tax for amounts paid for energy efficient property placed in service in commercial buildings pursuant to an approved energy efficiency plan. H.R.3660 , To amend the Internal Revenue Code of 1986 to promote tax parity between the residential and business fuel cell tax credits. H.R.3670, To amend the Internal Revenue Code of 1986 to expand the incentives for the rehabilitation of older buildings, including owner-occupied residences. H.R.3761, To amend the Internal Revenue Code of 1986 to extend the first-time homebuyer tax credit, and for other purposes. H.R.3773, To amend the Internal Revenue Code of 1986 to extend the first-time homebuyer tax credit, and for other purposes. H.R.3812, To amend the Internal Revenue Code of 1986 to encourage businesses to purchase commercial and residential property in distressed communities by providing an exclusion from tax on certain gains. H.R.3901, To amend the Internal Revenue Code of 1986 to enhance the administration of, and reduce fraud related to, the first-time homebuyer tax credit, and for other purposes. H.R.3919, To amend the Internal Revenue Code of 1986 to provide for the designation of Clean Energy Business Zones and for tax incentives for the construction of, and employment at, energy-efficient buildings and clean energy facilities, and for other purposes. H.R.3921, To amend the Internal Revenue Code of 1986 to extend for 90 days the first-time homebuyer credit for taxpayers who have entered into a binding contract before the termination of such credit. H.R.3929, To provide an extension of the low-income housing credit placed-in-service date requirement for certain disaster areas. H.R. 4256, Sustainable Property Grants Act of 2009 H.R. 4226, Expanding Building Efficiency Incentives Act of 2009 S. 2899, Renewable Energy Incentive Act S. 1637, Expanding Building Efficiency Incentives Act of 2009 H.R. 4256, Sustainable Property Grants Act of 2009 H.R. 4213, American Jobs and Closing Tax Loopholes Act of 2010 -- Sections 412 and 413 H.R. 5297, Small Business Lending Fund Act of 2010 -- Section 2101

P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act, Section 402 (c) Renovation Repair and Painting Rule and Lead Safe Hoousing Rule, 24 U.S.C. Section 35.1320 (b) "Big Buy Program"

H.R. 1780, Smart Planning for Smart Growth of 2009 H.R. 1778, Retrofit for Energy and Environment Performance (REEP) Act H.R. 2454, American Clean Energy and Security Act of 2009 H.R. 2998, American Clean Energy and Security Act of 2009 H.R. 2336, Green Act of 2009 S. 598, Appliance Standards Improvement Act of 2009 S.1379, A bill to encourage energy efficiency and conservation and development of renewable energy sources for housing, commercial structures, and other buildings, and to create sustainable communities. S. 1462, An original bill to promote clean energy technology development, enhanced energy efficiency, improved energy security, and energy innovation and workforce development, and for other purposes. S. 1637, A bill to amend the Internal Revenue Code of 1986 to improve and extend certain energy-related tax provisions, and for other purposes. S. 1733, A bill to create clean energy jobs, promote energy independence, reduce global warming pollution, and transition to a clean energy economy. S. 2899, Renewable Energy Incentive Act S. 1637, Expanding Building Efficiency Incentives Act of 2009 H.R. 4256, Sustainable Property Grants Act of 2009 H.R. 4226, Expanding Building Efficiency Incentives Act of 2009 S 3079, Building Star Energy Efficiency Act of 2010 H.R.5019, Home Star Energy Retrofit Act of 2010 S.3177, Home Star Energy Retrofit Act of 2010 H.R. 2336, GREEN Act of 2009 H.R.4099, Energy Efficiency Modernization Act of 2009 H.R. 2847, Jobs for Main Street Act H.R. 2454, American Clean Energy and Security Act of 2009 PACE Bonds H.R. 3836, To authorize the Secretary of Energy to provide credit support to enhance the availability of private financing for clean energy technology deployment. H.R. 4155, Property Assessed Clean Energy Tax Benefits Act of 2009 H.R.4106, To authorize the Secretary of Housing and Urban Development to make grants and loans to owners of federally assisted housing projects for costs of making green retrofit improvements to such projects. H.R.1908, To amend the Internal Revenue Code of 1986 to provide a credit for property certified by the Environmental Protection Agency under the WaterSense program. H.R.3747, To promote water efficiency, conservation, and adaptation, and for other purposes. S.1321, A bill to amend the Internal Revenue Code of 1986 to provide a credit for property labeled under the Environmental Protection Agency Water Sense program.

H.R. 1724, America's Brownfield Cleanup Act 2009 H.R. 1677, Empowerment Zone, Renewal Community and Enterprise Community Enhancement Act of 2009

H.R. 1977, Drywall Safety Act of 2009 S. 739, Drywall Safety Act of 2009 H.R. 2248, Don't Let the Bed Bugs Bite Act of 2009 P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act

H.R. 4154, FY10 Budget Resolution S. Con. Res. 13, An original concurrent resolution setting forth the congressional budget for the United States Government for fiscal year 2010, revising the appropriate budgetary levels for fiscal year 2009, and setting forth the appropriate budgetary levels for fiscal years 2011 through 2014. S.A. 873, To create a deficit-neutral reserve fund for estate tax relief. H.R. 1935, To amend the Internal Revenue Code of 1986 to provide for the treatment of partnership interests held by partners providing services. H.R. 4213, Tax Extenders Act of 2009 H.R.3440, To amend the Internal Revenue Code of 1986 to allow dealers in real estate to use the installment sales method. H.R.4109, To amend the Internal Revenue Code of 1986 to allow the low income housing credit to be carried back 5 years, and for other purposes. H.R.3590, To amend the Internal Revenue Code of 1986 to modify the first-time homebuyers credit in the case of members of the Armed Forces and certain other Federal employees, and for other purposes. H.R.3640, To amend the Internal Revenue Code of 1986 to extend and expand the first-time homebuyers credit and to provide a loss deduction on the sale of a principal residence. H.R.3659, Amend the Internal Revenue Code of 1986 to allow a credit against income tax for amounts paid for energy efficient property placed in service in commercial buildings pursuant to an approved energy efficiency plan. H.R.3660 , To amend the Internal Revenue Code of 1986 to promote tax parity between the residential and business fuel cell tax credits. H.R.3670, To amend the Internal Revenue Code of 1986 to expand the incentives for the rehabilitation of older buildings, including owner-occupied residences. H.R.3761, To amend the Internal Revenue Code of 1986 to extend the first-time homebuyer tax credit, and for other purposes. H.R.3773, To amend the Internal Revenue Code of 1986 to extend the first-time homebuyer tax credit, and for other purposes. H.R.3812, To amend the Internal Revenue Code of 1986 to encourage businesses to purchase commercial and residential property in distressed communities by providing an exclusion from tax on certain gains. H.R.3901, To amend the Internal Revenue Code of 1986 to enhance the administration of, and reduce fraud related to, the first-time homebuyer tax credit, and for other purposes. H.R.3919, To amend the Internal Revenue Code of 1986 to provide for the designation of Clean Energy Business Zones and for tax incentives for the construction of, and employment at, energy-efficient buildings and clean energy facilities, and for other purposes. H.R.3921, To amend the Internal Revenue Code of 1986 to extend for 90 days the first-time homebuyer credit for taxpayers who have entered into a binding contract before the termination of such credit. H.R.3929, To provide an extension of the low-income housing credit placed-in-service date requirement for certain disaster areas. H.R. 4256, Sustainable Property Grants Act of 2009 H.R. 4226, Expanding Building Efficiency Incentives Act of 2009 S. 2899, Renewable Energy Incentive Act S. 1637, Expanding Building Efficiency Incentives Act of 2009 H.R. 4256, Sustainable Property Grants Act of 2009

H.R. 384, TARP Reform and Accountability Act of 2009 H.R. 2336, GREEN Act of 2009 H.R. 3068, TARP for Main Street Act of 2009 H.R. 1778, Retrofit for Energy and Environmental Performance (REEP) Program Act H.R. 2246, Community Building Code Administration Grant Act of 2009 S.1379, A bill to encourage energy efficiency and conservation and development of renewable energy sources for housing, commercial structures, and other buildings, and to create sustainable communities. H.R. 3045, Section 8 Voucher Reform Act of 2009 H.R. 3288, Transportation/HUD Appropriations H.R. 4173, Wall Street Reform and Consumer Protection Act of 2009 H.R. 476, The Housing Fairness Act of 2009 H.R. 3527, FHA Multifamily Loan Limit Adjustment Act of 2009 Housing Finance-What Should the New System Be Able to Do?: Part I-Government and Stakeholder Perspectives (House Committee on Financial Services Hearing) H.R. 4868, Housing Preservation and Tenant Protection Act of 2010 H.R. 4851, The Continuing Extension Act of 2010 H.R. 5028, Right to Rent

S. 787, Clean Water Restoration Act of 2009 H.R. 1310, The Clean Water Protection Act H.R. 2368, Water Advanced Technologies for Efficient Use Act of 2009 H.R. 3746, To amend the Internal Revenue Code of 1986 to provide tax incentives for making homes more water-efficient, for building new water-efficient homes, for public water conservation, and for other purposes. H.R. 3747, To promote water efficiency, conservation, and adaptation, and for other purposes. S. 1711, A bill to amend the Internal Revenue Code of 1986 to provide tax incentives for making homes more water-efficient, for building new water-efficient homes, for public water conservation, and for other purposes. S. 1712, A bill to promote water efficiency, conservation, and adaptation, and for other purposes.

H.R. 1977, Drywall Safety Act of 2009 S. 739, Drywall Safety Act of 2009 P.L. 110-140, The CLEAN Energy Act of 2007 specifically Virginia Graeme Baker Pool and Spa Safety Act P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act

H.R. 1780, Smart Planning for Smart Growth of 2009 H.R. 1778, Retrofit for Energy and Environment Performance (REEP) Act H.R. 1 (P.L. 111-5), American Recovery and Reinvestment Act of 2009 H.R. 2454, American Clean Energy and Security Act of 2009 H.R. 2998, American Clean Energy and Security Act of 2009 H.R. 2336, Green Act of 2009 S. 598, Appliance Standards Improvement Act of 2009 S.1379, A bill to encourage energy efficiency and conservation and development of renewable energy sources for housing, commercial structures, and other buildings, and to create sustainable communities. S. 1462, An original bill to promote clean energy technology development, enhanced energy efficiency, improved energy security, and energy innovation and workforce development, and for other purposes. S. 1637, A bill to amend the Internal Revenue Code of 1986 to improve and extend certain energy-related tax provisions, and for other purposes. S. 1733, A bill to create clean energy jobs, promote energy independence, reduce global warming pollution, and transition to a clean energy economy. S. 2899, Renewable Energy Incentive Act S. 1637, Expanding Building Efficiency Incentives Act of 2009 H.R. 4256, Sustainable Property Grants Act of 2009 H.R. 4226, Expanding Building Efficiency Incentives Act of 2009

H.R. 4154, FY10 Budget Resolution S. Con. Res. 13, An original concurrent resolution setting forth the congressional budget for the United States Government for fiscal year 2010, revising the appropriate budgetary levels for fiscal year 2009, and setting forth the appropriate budgetary levels for fiscal years 2011 through 2014. S.A. 873, To create a deficit-neutral reserve fund for estate tax relief. H.R. 1935, To amend the Internal Revenue Code of 1986 to provide for the treatment of partnership interests held by partners providing services. H.R. 4213, Tax Extenders Act of 2009 H.R.3440, To amend the Internal Revenue Code of 1986 to allow dealers in real estate to use the installment sales method. H.R.4109, To amend the Internal Revenue Code of 1986 to allow the low income housing credit to be carried back 5 years, and for other purposes. H.R.3590, To amend the Internal Revenue Code of 1986 to modify the first-time homebuyers credit in the case of members of the Armed Forces and certain other Federal employees, and for other purposes. H.R.3640, To amend the Internal Revenue Code of 1986 to extend and expand the first-time homebuyers credit and to provide a loss deduction on the sale of a principal residence. H.R.3659, Amend the Internal Revenue Code of 1986 to allow a credit against income tax for amounts paid for energy efficient property placed in service in commercial buildings pursuant to an approved energy efficiency plan. H.R.3660 , To amend the Internal Revenue Code of 1986 to promote tax parity between the residential and business fuel cell tax credits. H.R.3670, To amend the Internal Revenue Code of 1986 to expand the incentives for the rehabilitation of older buildings, including owner-occupied residences. H.R.3761, To amend the Internal Revenue Code of 1986 to extend the first-time homebuyer tax credit, and for other purposes. H.R.3773, To amend the Internal Revenue Code of 1986 to extend the first-time homebuyer tax credit, and for other purposes. H.R.3812, To amend the Internal Revenue Code of 1986 to encourage businesses to purchase commercial and residential property in distressed communities by providing an exclusion from tax on certain gains. H.R.3901, To amend the Internal Revenue Code of 1986 to enhance the administration of, and reduce fraud related to, the first-time homebuyer tax credit, and for other purposes. H.R.3919, To amend the Internal Revenue Code of 1986 to provide for the designation of Clean Energy Business Zones and for tax incentives for the construction of, and employment at, energy-efficient buildings and clean energy facilities, and for other purposes. H.R.3921, To amend the Internal Revenue Code of 1986 to extend for 90 days the first-time homebuyer credit for taxpayers who have entered into a binding contract before the termination of such credit. H.R.3929, To provide an extension of the low-income housing credit placed-in-service date requirement for certain disaster areas. H.R. 4256, Sustainable Property Grants Act of 2009 H.R. 4226, Expanding Building Efficiency Incentives Act of 2009 S. 2899, Renewable Energy Incentive Act S. 1637, Expanding Building Efficiency Incentives Act of 2009

H.R. 1977, Drywall Safety Act of 2009 S. 739, Drywall Safety Act of 2009 H.R. 2248, Don't Let the Bed Bugs Bite Act of 2009 P.L. 102-550, Residential Lead Based Paint Hazard Reduction Act

H.R. 1724, America's Brownfield Cleanup Act 2009 H.R. 1677, Empowerment Zone, Renewal Community and Enterprise Community Enhancement Act of 2009

S. 787, Clean Water Restoration Act of 2009 H.R. 1310, The Clean Water Protection Act H.R. 3746, To amend the Internal Revenue Code of 1986 to provide tax incentives for making homes more water-efficient, for building new water-efficient homes, for public water conservation, and for other purposes. H.R. 3747, To promote water efficiency, conservation, and adaptation, and for other purposes. S. 1711, A bill to amend the Internal Revenue Code of 1986 to provide tax incentives for making homes more water-efficient, for building new water-efficient homes, for public water conservation, and for other purposes. S. 1712, A bill to promote water efficiency, conservation, and adaptation, and for other purposes.

H.R. 1780, Smart Planning for Smart Growth of 2009 H.R. 1778, Retrofit for Energy and Environment Performance (REEP) Act H.R. 1 (P.L. 111-5), American Recovery and Reinvestment Act of 2009 H.R. 2454, American Clean Energy and Security Act of 2009 H.R. 2998, American Clean Energy and Security Act of 2009 H.R. 2336, Green Act of 2009 S. 598, Appliance Standards Improvement Act of 2009 S.1379, A bill to encourage energy efficiency and conservation and development of renewable energy sources for housing, commercial structures, and other buildings, and to create sustainable communities. S. 1462, An original bill to promote clean energy technology development, enhanced energy efficiency, improved energy security, and energy innovation and workforce development, and for other purposes. S. 1637, A bill to amend the Internal Revenue Code of 1986 to improve and extend certain energy-related tax provisions, and for other purposes. S. 1733, A bill to create clean energy jobs, promote energy independence, reduce global warming pollution, and transition to a clean energy economy.

H.R. 1977, Drywall Safety Act of 2009 S. 739, Drywall Safety Act of 2009 P.L. 110-140, The CLEAN Energy Act of 2007 specifically Virginia Graeme Baker Pool and Spa Safety Act P.L. 102-550 Residential Lead Based Paint Hazard Reduction Act

H.R. 1977, Drywall Safety Act of 2009 S. 739, Drywall Safety Act of 2009 H.R. 2248, Don't Let the Bed Bugs Bite Act of 2009 P.L. 102-550 Residential Lead Based Paint Hazard Reduction Act

H.R. 1 (P.L. 111-5), American Recovery and Reinvestment Act of 2009 H.R. 101, Economic Recovery Through Responsible Homeownership Act of 2009 H.R. 214, To amend the Internal Revenue Code of 1986 to provide a Federal income tax credit for certain home purchases. H.R. 309, American Heroes' Homeownership Assistance Act of 2009 H.R. 426, Green Roofing Energy Efficiency Tax Act of 2009 H.R. 436, Certain Estate Tax Relief Act of 2009 H.R. 475, To amend the Internal Revenue Code to qualify formerly homeless youth who are students for purposes of low income housing tax credit. H.R. 525, To amend the Internal Revenue Code of 1986 to repeal the recapture rule of the first-time homebuyer credit and to extend the application of the credit through 2009. H.R. 674, Fair Taxes for Seniors Act of 2009 H.R. 755, To amend the Internal Revenue Code of 1986 to exclude from gross income the gain from the sale or exchange of certain residences acquired before 2013. H.R. 802, To amend the Internal Revenue Code of 1986 to extend and modify the first-time homebuyer credit. H.R. 906, Housing Disaster Area Foreclosure Prevention Act of 2009 H.R. 1119, To amend the Internal Revenue Code of 1986 to expand the application of the homebuyer credit, and for other purposes. H.R. 1194, Fire Sprinkler Incentive Act of 2009 H.R. 1245, Homebuyer Tax Credit Act of 2009 H.R. 1301, To amend the Internal Revenue Code of 1986 to suspend the 180-day period for completion of a like-kind exchange in the case of the bankruptcy of a qualified intermediary or an exchange accommodation titleholder. H.R. 1317, To amend the Internal Revenue Code of 1986 to provide a tax credit to individuals who pay their mortgages on time. H.R. 1344, Real Help for Homebuyers Act of 2009 H.R. 1453, To amend the Internal Revenue Code of 1986 to extend and expand the homebuyer tax credit. H.R. 1677, Empowerment Zone, Renewal Community and Enterprise Community Enhancement Act of 2009 H.R. 1716, Property Tax Relief Act of 2009 H.R. 1724, America's Brownfield Cleanup Act 2009 H.R. 1767, Fair Housing Tax Credit Extension Act of 2009 H.R. 1935, To amend the Internal Revenue Code of 1986 to provide for the treatment of partnership interests held by partners providing services. H.R. 2198, To amend the Internal Revenue Code of 1986 to provide a shorter recovery period for the depreciation of certain systems installed in nonresidential real property or residential rental property. H.R. 2227, American Conservation and Clean Energy Independence Act H.R. 2615, Energy-Efficient Commercial Roofs Act of 2009 H.R.2649, To amend the Internal Revenue Code of 1986 to modify the new energy efficient home credit and to provide a credit against tax for the purchase of certain energy efficient homes. H.R.2655, To amend the Internal Revenue Code of 1986 to expand and extend the first-time homebuyer credit. H.R.2725, To amend the Internal Revenue Code of 1986 to provide a 5-year extension for the real property standard deduction and to adjust such deduction for inflation. H.R.2756, To amend the Internal Revenue Code of 1986 to allow eligible veterans to use qualified veterans mortgage bonds to refinance home loans, and for other purposes. H.R.2801, To amend the Internal Revenue Code of 1986 to expand and extend the first-time homebuyer credit. H.R.2851, To amend the Internal Revenue Code of 1986 to exclude certain gains on single-family residential rental property from gross income. H.R. 2887, Affordable Housing Preservation Tax Relief Act of 2009 H.R. 2995, Disaster State Housing Recovery Act of 2009 H.R. 2346, Supplemental Appropriations H.R.3178, To amend the Internal Revenue Code of 1986 to allow the expensing of certain real property. H.R.3260, To amend the Internal Revenue Code of 1986 to make the expensing of environmental remediation costs permanent law. H.R.3382, To amend the Internal Revenue Code of 1986 to encourage individuals to purchase building products and home furnishings, and for other purposes. H.R.3440, To amend the Internal Revenue Code of 1986 to allow dealers in real estate to use the installment sales method. H.R.3500, To amend the Internal Revenue Code of 1986 to extend and modify the benefits available in empowerment zones and other tax-incentive areas. H.R.3520, To amend the Internal Revenue Code of 1986 to exclude capital gains on sales and exchanges of residences purchased in a foreclosure sale. H.R.3586, To amend the Internal Revenue Code of 1986 to expand the availability of employee stock ownership plans in S corporations, and for other purposes. H.R.3590, To amend the Internal Revenue Code of 1986 to modify the first-time homebuyers credit in the case of members of the Armed Forces and certain other Federal employees, and for other purposes. H.R.3640, To amend the Internal Revenue Code of 1986 to extend and expand the first-time homebuyers credit and to provide a loss deduction on the sale of a principal residence. H.R.3670, To amend the Internal Revenue Code of 1986 to expand the incentives for the rehabilitation of older buildings, including owner-occupied residences. H.R.3715, To amend the Internal Revenue Code of 1986 to expand the rehabilitation credit, and for other purposes. H.R. 3746, To amend the Internal Revenue Code of 1986 to provide tax incentives for making homes more water-efficient, for building new water-efficient homes, for public water conservation, and for other purposes. H.R. 3747, To promote water efficiency, conservation, and adaptation, and for other purposes. S. 31, A bill to amend the Internal Revenue Code of 1986 with respect to the proper tax treatment of certain indebtedness discharged in 2009 or 2010, and for other purposes. S. 33, A bill to amend the Internal Revenue Code of 1986 with respect to the proper tax treatment of certain indebtedness discharged in 2009 or 2010, and for other purposes. S. 138, A bill to amend the Internal Revenue Code of 1986 to repeal alternative minimum tax limitations on private activity bond interest, and for other purposes. S. 201, A bill to amend the Internal Revenue Code of 1986 to extend the additional standard deduction for real property taxes for nonitemizers for 2010. S. 249, A bill to amend the Internal Revenue Code of 1986 to qualify formerly homeless youth who are students for purposes of low income tax credit. S. 253, Fix Housing First Homebuyer Tax Credit Act S. 312, First-Time Homebuyers' Tax Credit Act of 2009 S. 1637, A bill to amend the Internal Revenue Code of 1986 to improve and extend certain energy-related tax provisions, and for other purposes. S. 376, Real Estate Mortgage Investment Conduit Improvement Act of 2009 S. 722, Taxpayer Certainty and Relief Act of 2009 S. 740, A bill to amend the Internal Revenue Code of 1986 to expand the homebuyer tax credit, and for other purposes. S. 823, Net Operating Loss (NOL) Carryback Act S.AMDT. 58 to H.R,. 2 To amend the Internal Revenue Code of 1986 to provide a revenue source through the treatment of income of partners for performing investment management services as ordinary income received for performance of services and reduce accordingly the tobacco tax increase as a revenue source. S. AMDT. 106 to H.R. 1, To amend the Internal Revenue Code of 1986 to provide a Federal income tax credit for certain home purchases. S.1583, A bill to amend the Internal Revenue Code of 1986 to extend the new markets tax credit through 2014, and for other purposes. S.1637, A bill to amend the Internal Revenue Code of 1986 to improve and extend certain energy-related tax provisions, and for other purposes. S.1639, A bill to amend the Internal Revenue Code of 1986 to improve and extend certain energy-related tax provisions, and for other purposes. S.1678, A bill to amend the Internal Revenue Code of 1986 to extend the first-time homebuyer tax credit, and for other purposes. S.1711, A bill to amend the Internal Revenue Code of 1986 to provide tax incentives for making homes more water-efficient, for building new water-efficient homes, for public water conservation, and for other purposes. S. 1712, A bill to promote water efficiency, conservation, and adaptation, and for other purposes. S.1728, A bill to amend the Internal Revenue Code of 1986 to modify the first-time homebuyer credit in the case of members of the Armed Forces and certain other Federal employees, and for other purposes. S.1743, A bill to amend the Internal Revenue Code of 1986 to expand the rehabilitation credit, and for other purposes.

S. 787, Clean Water Restoration Act of 2009 H.R. 1310, The Clean Water Protection Act

H.R. 1780, Smart Planning for Smart Growth of 2009 H.R.__, American Clean Energy and Security Act of 2009 S. ___, Sound Management of America's Resources Act H.R. 1778, Retrofit for Energy and Environment Performance (REEP) Act H.R. 1 (P.L. 111-5), American Recovery and Reinvestment Act of 2009 S. 598, Appliance Standards Improvement Act of 2009 H.R. 2454, American Clean Energy and Security Act of 2009 H.R. 2998, American Clean Energy and Security Act of 2009 National Climate Service Act of 2009 H.R. 2336, Green Act of 2009 S.1379, A bill to encourage energy efficiency and conservation and development of renewable energy sources for housing, commercial structures, and other buildings, and to create sustainable communities.

H.R. 1977, Drywall Safety Act of 2009 S. 739, Drywall Safety Act of 2009 H.R. 2248, Don't Let the Bed Bugs Bite Act of 2009

H.R. 1 (P.L. 111-5), American Recovery and Reinvestment Act of 2009 H.R. 101, Economic Recovery Through Responsible Homeownership Act of 2009 H.R. 214, To amend the Internal Revenue Code of 1986 to provide a Federal income tax credit for certain home purchases. H.R. 309, American Heroes' Homeownership Assistance Act of 2009 H.R. 426, Green Roofing Energy Efficiency Tax Act of 2009 H.R. 436, Certain Estate Tax Relief Act of 2009 H.R. 475, To amend the Internal Revenue Code to qualify formerly homeless youth who are students for purposes of low income housing tax credit. H.R. 525, To amend the Internal Revenue Code of 1986 to repeal the recapture rule of the first-time homebuyer credit and to extend the application of the credit through 2009. H.R. 674, Fair Taxes for Seniors Act of 2009 H.R. 755, To amend the Internal Revenue Code of 1986 to exclude from gross income the gain from the sale or exchange of certain residences acquired before 2013. H.R. 802, To amend the Internal Revenue Code of 1986 to extend and modify the first-time homebuyer credit. H.R. 906, Housing Disaster Area Foreclosure Prevention Act of 2009 H.R. 1119, To amend the Internal Revenue Code of 1986 to expand the application of the homebuyer credit, and for other purposes. H.R. 1194, Fire Sprinkler Incentive Act of 2009 H.R. 1245, Homebuyer Tax Credit Act of 2009 H.R. 1301, To amend the Internal Revenue Code of 1986 to suspend the 180-day period for completion of a like-kind exchange in the case of the bankruptcy of a qualified intermediary or an exchange accommodation titleholder. H.R. 1317, To amend the Internal Revenue Code of 1986 to provide a tax credit to individuals who pay their mortgages on time. H.R. 1344, Real Help for Homebuyers Act of 2009 H.R. 1453, To amend the Internal Revenue Code of 1986 to extend and expand the homebuyer tax credit. H.R. 1677, Empowerment Zone, Renewal Community and Enterprise Community Enhancement Act of 2009 H.R. 1716, Property Tax Relief Act of 2009 H.R. 1724, America's Brownfield Cleanup Act 2009 H.R. 1767, Fair Housing Tax Credit Extension Act of 2009 H.R. 1935, To amend the Internal Revenue Code of 1986 to provide for the treatment of partnership interests held by partners providing services. H.R. 2198, To amend the Internal Revenue Code of 1986 to provide a shorter recovery period for the depreciation of certain systems installed in nonresidential real property or residential rental property. H.R. 2227, American Conservation and Clean Energy Independence Act H.R. 2615, Energy-Efficient Commercial Roofs Act of 2009 H.R. 2887, Affordable Housing Preservation Tax Relief Act of 2009 H.R. 2995, Disaster State Housing Recovery Act of 2009 H.R. 2346, Supplemental Appropriations S. 31, A bill to amend the Internal Revenue Code of 1986 with respect to the proper tax treatment of certain indebtedness discharged in 2009 or 2010, and for other purposes. S. 33, A bill to amend the Internal Revenue Code of 1986 with respect to the proper tax treatment of certain indebtedness discharged in 2009 or 2010, and for other purposes. S. 138, A bill to amend the Internal Revenue Code of 1986 to repeal alternative minimum tax limitations on private activity bond interest, and for other purposes. S. 201, A bill to amend the Internal Revenue Code of 1986 to extend the additional standard deduction for real property taxes for nonitemizers for 2010. S. 249, A bill to amend the Internal Revenue Code of 1986 to qualify formerly homeless youth who are students for purposes of low income tax credit. S. 253, Fix Housing First Homebuyer Tax Credit Act S. 312, First-Time Homebuyers' Tax Credit Act of 2009 S. 376, Real Estate Mortgage Investment Conduit Improvement Act of 2009 S. 722, Taxpayer Certainty and Relief Act of 2009 S. 740, A bill to amend the Internal Revenue Code of 1986 to expand the homebuyer tax credit, and for other purposes. S. 823, Net Operating Loss (NOL) Carryback Act S.AMDT. 58 to H.R,. 2 To amend the Internal Revenue Code of 1986 to provide a revenue source through the treatment of income of partners for performing investment management services as ordinary income received for performance of services and reduce accordingly the tobacco tax increase as a revenue source. S. AMDT. 106 to H.R. 1, To amend the Internal Revenue Code of 1986 to provide a Federal income tax credit for certain home purchases.

H.R. 1724, America's Brownfield Cleanup Act 2009 H.R. 1677, Empowerment Zone, Renewal Community and Enterprise Community Enhancement Act of 2009

H.R. 1977, Drywall Safety Act of 2009 S. 739, Drywall Safety Act of 2009

S. 787, Clean Water Restoration Act of 2009 H.R. 1310, The Clean Water ProteAct

S. 2191 Americas Climate Security Act of 2007 Title X (42 U.S.C. 4801), all provisions. H.R.3897 Brownfields Redevelopment Promotion Act H.R.3984 The Brownfield Redevelopment Tax Incentive Act of 2007

S. 1870Clean Water Restoration Act of 2007 H.R. 2421Clear Water Restoration Act of 2007

H.R. 365Methamphetamine Remediation Research Act of 2007

H.R. 2761Terrorism Risk Insurance Revision and Extension Act of 2007 H.R. 3121Flood Insurance Reform and Modernization Act of 2007

H.R. 800Employee Free Choice Act of 2007 H.R. 1585National Defense Authorization Act for Fiscal Year 2008 (FMLA) S 1041 Employee Free Choice Act

S. 839Military Access to Housing Act of 2007 H.R. 1852Expanding American Homeownership Act of 2007 H.R. 3074Transportation, Housing and Urban Development, and Related Agencies Appropriations Act, 2008 H.R. 1427Federal Housing Finance Reform Act of 2007

H.R. 365 Methamphetamine Remediation Research Act of 2007

H.R. 2421, Clean Water Restoration Act of 2007

H.R. 2761, the Terrorism Risk Insurance Revision and Extension Act of 2007 H.R. 1682/H.R. 3121, Flood Insurance Reform and Modernization Act of 2007 H.R. 920, Multiple Peril Insurance Act of 2007 H.R. 91, Homeowners Insurance Protection Act of 2007

H.R. 1227/S. 1668, the Gulf Coast Hurricane Housing Recovery Act of 2007 H.R. 1851, Section 8 Voucher Reform Act of 2007 H.J. Res. 20 Appropriations bills for Departments of Transportation, Treasury, and Housing and Urban Development, the Judiciary, District of Columbia, and Independent Agencies for the fiscal year ending September 30, 2007 H.R 1675 the Preservation Approval process Improvement Act of 2007 H.R. 1/S. 4, Implementing the 9/11 Commission Recommendations Act of 2007 H.R. 1491/S. 1318, The Affordable Housing Preservation Act of 2007 H.R. 1385, EXTEND the Energy Efficiency Incentives Act of 2007 H.R. 1427, Federal Housing Reform Act of 2007

S. 928, Improving Government Accountability Act

H.R. 1299, Critical Habitat Enhancement Act of 2005, all provisions relating to the private apartment industry. H.R. 1837, Amending the Endangered Species Act of 1973 H.R. 1356, Clean Water Authority Restoration Act H.R. 3178 and S. 1328, Lead-Free Drinking Water Act of 2005, all provisions relating to the private apartment industry. H.R. 2658 Federal Wetlands Jurisdiction Act of 2005, all provisions relating to the private apartment industry. The Clean Water Act and Safe Drinking Water Act, all provisions relating to the private apartment industry.

H.J. Res. 20 Joint Funding Resolution P.L. 109-295, FY07 Homeland Security Appropriations Bill P.L. 109-162, reauthorizing the 1994 Violence Against Women Act (VAWA) H.R. 5039, Section 15 Rural Housing Legislation H.R. 5647, HUD Appropriations Bill

H.R. 4437, Border Protection, Anti-Terrorism, and Illegal Immigration Control Act of 2005 S. 2611 Comprehensive Immigration Reform Act of 2006, all provisions with potential impact on the apartment industry

H.R. 4600, Junk Fax Prevention Act of 2004, all regulatory initiatives relating to the private apartment industry. S. 2603, Federal Communications Commission's Commercial Facsimile Advertisements Rule, all regulatory initiatives relating to the private apartment industry.

H.R. 172 Asthma Awareness, Education & Treatment Act of 2005, all provisions relating to indoor air quality, relating to private apartment industry. H.R. 798, Methamphetamine Remediation Act of 2005. S. 1489, Family Asthma Act. H.R. 2571, Reduced Asthma Through Air Quality Improvement Act. H.R. 3178, S. 1328, Lead-Free Drinking Water Act of 2005, all provisions relating to private apartment industry

P.L. 107-118, Small Business Liability Relief and Brownfield's Revitalization Act, all provisions. Title X (42 U.S.C. § 4801), all provisions. H.R. 1837, Amending the Endangered Species Act H.R. 3824, Threatened and Endangered Species Recovery Act of 2005

S. 2674 and H.R. 4634, Terrorism Risk Insurance Act (TRIA) extension, all regulatory initiatives relating to the private apartment industry.

H.R. 3824, threatened and endangered Species Recovery act of 2005 S. 2110, Collaboration for the Recovery of the endangered Species Act H.R. 4772, Private Property rights Implementation Act of 2005 Clean Water Act, all provisions pertaining to the apartment industry. H.R. 1356, Clean Water Authority Restoration Act of 2005, all provisions pertaining to the apartment industry. H.R. 2658, Federal Wetlands Jurisdiction Act of 2005, all provisions pertaining to the apartment industry.