Lobbying Disclosure Act of 1995 (Section 5) - All Filers Are Required to Complete This Page

9. Check if this filing amends a previously filed version of this report

LOBBYING ACTIVITY. Select as many codes as necessary to reflect the general issue areas in which the registrant engaged in lobbying on behalf of the client during the reporting period. Using a separate page for each code, provide information as requested. Add additional page(s) as needed.

15. General issue area code HOU

16. Specific lobbying issues

Public Law (P.L.) 114-94 (H.R. 22): Fixing Americas Surface Transportation (FAST) Act. Housing provisions included in House Amendment 827.

P.L. 114-74 (H.R. 1314): the Bipartisan Budget Act of 2015. A two-year budget deal that suspended the federal borrowing cap until March 16, 2017; all provisions.

P.L. 114-96 (H.R. 2250): Further Continuing Appropriations Act, 2015. This bill provided an additional temporary extension for fiscal year (FY) 2016 funding at the same funding level as FY 2015 with an expiration date of December 16, 2015; all provisions

P.L. 114-113 (H.R. 2029): Consolidated Appropriations Act, 2016. Omnibus bill providing appropriations for the remainder of FY 2016; provisions under Division L, Transportation, Housing and Urban Development, and Related Agencies Appropriations Act, 2016: Title II - Department of Housing and Urban Development, Division A, Agriculture, Rural Development, Food and Drug Administration, and Related Agencies Appropriations Act, 2016: Title III - Rural Development Programs, and Division Q, Protecting Americans from Tax Hikes Act, 2016: Part IV - Incentives for Real Estate Investment, Section 131 Extension of minimum low-income housing tax credit rate for non-Federally subsidized buildings.

P.L. 114-53 (H.R. 719): Continuing appropriations Act, 2016. This bill is a temporary continuing resolution (CR) which funded the federal government for fiscal year (FY) 2016 at the same funding as FY 2015 until December 11, 2015; provisions related to (Sec. 117): Provides USDA with funding flexibility to pay ongoing debt service for multi-family direct loan program rental assistance contracts under sections 514 and 515 of the Housing Act of 1949. Permits the renewal during the duration of the CR of rental assistance contracts entered into or renewed in 2015 that exhausted funds within the 12-month contract period.

P.L. 113-235 (H.R. 83): the Consolidated and Further Continuing Appropriations Act, 2014; all provisions relating to funding for federal affordable housing programs in FY 2015.

H.R. 3700: Housing Opportunity through Modernization Act of 2015. This bill incorporates different housing reform bills introduced in the 114th Congress: The Preservation Enhancement and Savings Opportunity Act of 2015 (H.R. 2482), The Private Investment in Housing Act (H.R. 2997). It includes a drafted bill from the 113th Congress which has not been formally introduced, the Affordable Housing and Self-Sufficiency Improvement Act of 2012 (AHSSIA); all provisions

H.R. 3697: The Section 3 Modernization and Improvement Act of 2015. This bill aims to increase enforcement and Congressional oversight of Section 3 properties; all provisions

H.R. 2482: Preservation Enhancement and Savings Opportunity Act of 2015. This bill amends and eliminates certain owner limitations under the Low-Income Housing Preservation and Resident Homeownership Act of 1990 (LIHPRHA).

H.R. 2997: Private Investment in Housing Act, 2015. This bill would allow HUD to establish a demonstration program under which, in FY 2016 through FY 2019, HUD may execute budget-neutral, performance-based agreements (for up to 12 years each) that result in a reduction in energy or water costs; all provisions

H.R. 1047: Housing Assistance Efficiency Act of 2015. This bill would amend the McKinney-Vento Homeless Assistance Act to allow a private nonprofit organization to administer permanent housing rental assistance provided through the Continuum of Care Program; all provisions

H.R. 233: The Tenant Income Verification Relief Act of 2015. This bill would allow income reviews for fixed-income families to be completed every three years rather than the current annual inspection used to determine assisted housing program eligibility; all provisions

S. 2012: Energy Policy Modernization Act of 2015. This bill would create a demonstration program under which the Secretary of HUD may enter into agreements with multifamily property owners that result in a reduction in energy or water costs; all provisions

S. 1412: Housing for Homeless Students Act of 2015. A bill to qualify homeless youth and veterans who are full-time students for purposes of the low income housing tax credit; all provisions

S.1139: Improving the Low Income Housing Tax Credit Rate Act of 2015. This bill would make permanent a 9 percent minimum rate for new housing projects and a 4 percent rate for acquiring existing housing for rehabilitation; all provisions

S.1909: Local Zoning Decisions Protection Act, 2015. A bill which would prevent any federal funding for implementing HUDs final rule Affirmatively Furthering Fair Housing; all provisions

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. This bill would make permanent a 9 percent minimum rate for new housing projects and 4 percent rate for acquiring existing housing for rehabilitation; all provisions

H.R. 1995: the Local Zoning and Property Rights Protection Act of 2015. This bill would prohibit HUD from implementing its proposed rule entitled Affirmatively Furthering Fair Housing; all provisions

Security and Exchange Commission Notice [Release No. 34-76148; File No. SR-FINRA-2015-036]: "Self-Regulatory Organizations; Financial Industry RegulatoryAuthority, Inc.; Notice of Filing of a Proposed Rule Change To Amend FINRA Rule 4210 (Margin Requirements) To Establish Margin Requirements for the TBA Market" October 14, 2015; all provisions relating to the coverage of multifamily agency forward-settling transactions in the multifamily financing market.

HUD Notice [Docket No. FR-5173-N-07]: "Affirmatively Furthering Fair Housing Assessment Tool: Announcement of Final Approved Document" December 31, 2015; all provisions which impact multifamily housing properties and the Assessment of Fair Housing (AFH) practices.

HUD Notice of Final Fiscal Year (FY) 2016 Fair Market Rents (FMRs) [Docket No. FR-5885-N-02]: "Final Fair Market Rents for the Housing Choice Voucher Program and Moderate Rehabilitation Single Room Occupancy Program and Other Programs Fiscal Year 2016" December 11, 2015; all provisions

HUD Proposed Rule [Docket No. FR-5248-P-01] RIN 2529-AA94: "Quid Pro Quo and Hostile Environment Harassment and Liability for Discriminatory Housing Practices Under the Fair Housing Act" October 21, 2015; all provisions

HUD Notice H 2015-10: "Guidance for Public Housing Agencies (PHAs) and Owners of Federally-Assisted Housing on Excluding the Use of Arrest Records in Housing Decisions" November 2, 2015; all provisions

HUD Notice PIH 2015-19: "Guidance for Public Housing Agencies (PHAs) and Owners of Federally-Assisted Housing on Excluding the Use of Arrest Records in Housing Decisions" November 2, 2015; all provisions

HUD Guide: Rental Assistance Demonstration (RAD), Quick Reference Guide to Multifamily Housing Requirements, October 2015; all provisions

HUD Notice [Docket No. FR-5883-N-01]: "Notice of Certain Operating Cost Adjustment Factors for 2016" October 13, 2015; all provisions impacting project based assistance contracts for eligible multifamily housing projects.

President Obama Executive Order 13690: The Federal Flood Risk Management Standard for federal agencies; all provisions which impact multifamily housing properties financed through the Federal Housing Administration (FHA)

HUD Advanced Notice of Proposed Rulemaking [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; all provisions

HUD Final Notice [Docket No. FR-5728-N-02]: Federal Housing Administration (FHA): Small Building Risk Sharing Initiative; all provisions

HUD Notice [Docket No. FR-5173-N-05]: Affirmatively Furthering Fair Housing Assessment Tool: Solicitation of Comment-30-Day Notice Under Paperwork Reduction Act of 1995; all provisions

HUD Final Rule: Affirmatively Furthering Fair Housing [Docket No. FR-5173-F-04] RIN 2501-AD33; all provisions

HUD Transmittal issued 8/7/15: Section 8 Renewal Policy Guidebook; all sections

HUD Initiative "Transforming Multifamily for the 21st Century"; all provisions.

HUD Draft FHA Multifamily Accelerated Processing (MAP) Guide; all provisions relating to federally assisted multifamily housing in chapters 1.5, 3, 3.6.C, 3.7.V, 3.8, 5, 5.2, 5.3, 5.10.L.5, 7.1, 7.8, 14.7, 18.3.

HUD Notice H 2015-04, "Methodology for Completing a Multifamily Housing Utility Analysis" June 22, 2015; all provisions.

HUD Memorandum: "Age Restrictions in FHA Insured Housing"; all provisions.

HUD Memorandum: Clarification of Policy Surrounding Interest Rate Reductions April 20, 205; all provisions.

HUD Notice PIH 2012-32 (HA), REV-2, Rental Assistance Demonstration - Final Implementation, Revision 2 June 15, 2015; all provisions.

HUD Notice, "Affirmatively Furthering Fair Housing: Re-Opening Public Comment Period on Subject of Later First AFH Submission Date for Certain Entities" [Docket No. FR-5173-N-03] January 15, 2015; all provisions.

HUD Notice, "Streamlining Administrative Regulations for Public Housing, Housing Choice Voucher, Multifamily Housing, and Community Planning and Development Programs" [Docket No. FR 5743-P-01] January 6, 2015; all provisions with emphasis on vacancy payments.

HUD Proposed Rule, "Supportive Housing and Services for the Elderly and Persons With Disabilities: Implementing Statutory Reforms-Reopening of Public Comment" [Docket No. FR-5576-N-02], Dec 11, 2014; all provisions.

HUD Notice, "Applicability of Davis-Bacon Labor Requirements to Projects Selected as Existing Housing Under the Section 8 Project-Based Voucher Program- Guidance" [Docket No. FR-5242-N-03] March 9, 2015; all provisions.

HUD Memorandum, "Use of Marijuana in Multifamily Assisted Properties" December 29, 2014; all provisions.

HUD Memorandum, "Occupancy Protections for HUD-Assisted Households in Properties with Low-Income Housing Tax Credits" January 12, 2015; all provisions.

HUD Notice, "Streamlining Management and Occupancy Reviews for Section 8 Housing Assistance Programs and Amending Vacancy Payments for Section 8 and Section 162 Housing Assistance Programs" [Docket No. FR-5654-P-01] January 14, 2015; all provisions.

HUD Notice, "Section 8 Housing Assistance Programs Proposed Management and Occupancy Review Schedule" [Docket No. FR-5654-N-02] January 14, 2015; all provisions.

HUD Notice, "HUD Approval of Requests for Transfers of Multifamily Housing Project-Based Rental Assistance, HUD Held or Insured Debt, and Income-Based Use Restrictions" [Docket No. FR-5779-N-01] March 31, 2015; all provisions.

HUD Notice, "Section 8 Housing Assistance Payments Program-Annual Adjustment Factors, Fiscal Year 2015" [Docket No. FR-5844-N-01] February 9, 2015; all provisions.

HUD Notice, "Enforcement of Davis-Bacon Act wage requirements for projects participating in the second component of the Rental Assistance Demonstration program" December 23, 2015; all provisions.

HUD Notice, "Violence Against Women Reauthorization Act of 2013: Implementation in HUD Housing Programs" [Docket No. FR-5720-P-02] March 25, 2015; all provisions of this HUD regulation, with emphasis on language concerning emergency housing transfers for victims of domestic violence claiming protection under VAWA.

HUD Notice CPD-15-03, "Interim Policy on Maximum Per-unit Subsidy Limits for the HOME Program" March 17, 2015; all provisions.

Final ruling and opinion in the Supreme Court case Texas Department of Housing and Community Affairs v. The Inclusive Communities Project, Inc.

Policies relating to affordable housing development in housing finance reform efforts in Congress.

All policies relating to Housing Assistance Payments (HAP) Contracts

All policies relating to Project Rental Assistance Contracts (PRACs)

All policies relating to funding and administration of the Housing Trust Fund.

All policies relating to the release and implementation of the Affirmatively Furthering Fair Housing rule from HUD.

All policies relating to Performance-Based Contract Administration.

All policies relating to the resumption of Management and Occupancy Reviews (MORs).

Policies relating to student occupancy requirements in properties assisted through HUD or the Low-Income Housing Tax Credit.

Policies relating to Fair Value Accounting in federal estimates of housing programs.

Department of Agriculture, Rural Housing Service Notice: Notice of Solicitation of Applications for the Section 533 Housing Preservation Grants for Fiscal Year 2016; all provisions

Policies relating to USDA-RHS' Section 521 Rental Assistance; non-payment of rental assistance contracts by agency; submitted draft language to staff of the House Appropriations Subcommittee on Agriculture, Rural Development to reverse language in P.L. 113-235 (H.R. 83), the Consolidated and Further Continuing Appropriations Act, 2014, which bars Section 521 rental assistance contracts from being renewed within their 12-month contract period.

Policies relating to management fee adjustments in Rural Development from 2010 to 2016; provisions relating of implementation of Operating Cost Adjustment Factors (OCAF) method.

Rural Housing Service Final Rule Reserve Account. This rule amends regulation to change the requirements of the reserve account for direct Multifamily Housing (MFH) loans. [RIN 0575-AC99] June 17, 2015; all provisions.

Rural Development Unnumbered Letter, "Management of Loan Payoffs for the Multi-Family Direct Loan Portfolio" January 16, 2015; all provisions.

Rural Development Unnumbered Letter, "Guidance for Rural Development to Complete Area Market Rent Studies for the Rural Development Voucher Program" January 16, 2015; all provisions.

Rural Development Unnumbered Letter, "Guidance on the Capital Needs Assessment (CNA) Process" March 13, 2015; all provisions.

Offered recommendations in response to USDA-RHS' informal request for ideas to implement a performance-based management fee for apartments that receive Rural Rental Assistance.

Advocated for policies to address ongoing occupancy issues, including prolonged vacancies, in properties that participate in USDA-RHS's Multifamily Housing programs.

Advocated for policies to address improper payments in USDA-RHS's Section 521 Rural Rental Assistance program.

All policies related to USDA Rural Development's Improper Payments Information Act (IPIA) audit for the Rental Assistance Program, Multi-Family Integrated System and its findings reviews, and rural housing preservation.

17. House(s) of Congress and Federal agencies Check if None

U.S. SENATE, U.S. HOUSE OF REPRESENTATIVES, Agriculture - Dept of (USDA), Housing & Urban Development - Dept of (HUD), Internal Revenue Service (IRS), Treasury - Dept of, Executive Office of the President (EOP), White House Office, Office of Management & Budget (OMB)

18. Name of each individual who acted as a lobbyist in this issue area

19. Interest of each foreign entity in the specific issues listed on line 16 above Check if None

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LOBBYING ACTIVITY. Select as many codes as necessary to reflect the general issue areas in which the registrant engaged in lobbying on behalf of the client during the reporting period. Using a separate page for each code, provide information as requested. Add additional page(s) as needed.

15. General issue area code BUD

16. Specific lobbying issues

P.L. 114-74 (H.R. 1314): the Bipartisan Budget Act of 2015. A two-year budget deal that suspended the federal borrowing cap until March 16, 2017; all provisions.

P.L. 114-96 (H.R. 2250): Further Continuing Appropriations Act, 2015. This bill provided an additional temporary extension for fiscal year (FY) 2016 funding at the same funding level as FY 2015 with an expiration date of December 16, 2015; all provisions

P.L. 114-113 (H.R. 2029): Consolidated Appropriations Act, 2016. Omnibus bill providing appropriations for the remainder of FY 2016; provisions under Division L, Transportation, Housing and Urban Development, and Related Agencies Appropriations Act, 2016: Title II - Department of Housing and Urban Development, Division A, Agriculture, Rural Development, Food and Drug Administration, and Related Agencies Appropriations Act, 2016: Title III - Rural Development Programs, and Division Q, Protecting Americans from Tax Hikes Act, 2016: Part IV - Incentives for Real Estate Investment, Section 131 Extension of minimum low-income housing tax credit rate for non-Federally subsidized buildings.

P.L. 114-53 (H.R. 719): Continuing appropriations Act, 2016. This bill is a temporary continuing resolution (CR) which funded the federal government for fiscal year (FY) 2016 at the same funding as FY 2015 until December 11, 2015; provisions related to (Sec. 117): Provides USDA with funding flexibility to pay ongoing debt service for multi-family direct loan program rental assistance contracts under sections 514 and 515 of the Housing Act of 1949. Permits the renewal during the duration of the CR of rental assistance contracts entered into or renewed in 2015 that exhausted funds within the 12-month contract period.

Advocated for comprehensive budget agreement to lift current spending caps mandated by the Budget Control Act, 2011.

Policies relating to an anomaly request in fiscal year 2016 appropriations for the Project-Based Rental Assistance program.

Public Law (PL) No: 114-53 (H.R. 719): Continuing appropriations Act, 2016. This bill is a temporary continuing resolution (CR) which will fund the federal government for fiscal year (FY) 2016 at the same funding as FY 2015 until December 11, 2015; provisions related to (Sec. 117): Provides USDA with funding flexibility to pay ongoing debt service for multi-family direct loan program rental assistance contracts under sections 514 and 515 of the Housing Act of 1949. Permits the renewal during the duration of the CR of rental assistance contracts entered into or renewed in 2015 that exhausted funds within the 12-month contract period.

Budget of the United States Government, Fiscal Year 2016; all provisions relating to the U.S. Department of Housing and Urban Development (HUD), U.S. Department of Agriculture (USDA) -Rural Housing Service (RHS) funding and administration of affordable multifamily housing and rental assistance programs and Treasury-Internal Revenue Service (IRS) proposals related to the Low Income Housing Tax Credit(LIHTC)& bond-financed multifamily housing programs.

S.Con.Res.11, "An original concurrent resolution setting forth the congressional budget for the United States Government for fiscal year 2016 and setting forth the appropriate budgetary levels for fiscal years 2017 through 2025", March 20, 2015; all provisions relating to the U.S. Department of Housing and Urban Development (HUD), U.S. Department of Agriculture (USDA) -Rural Housing Service (RHS) funding and administration of affordable multifamily housing and rental assistance programs and Treasury-Internal Revenue Service (IRS) proposals related to the Low Income Housing Tax Credit(LIHTC)& bond-financed multifamily housing programs.

H.Con.Res.27, "Establishing the budget for the United States Government for fiscal year 2016 and setting forth appropriate budgetary levels for fiscal years 2017 through 2025", March 20, 2015; all provisions relating to the U.S. Department of Housing and Urban Development (HUD), U.S. Department of Agriculture (USDA) -Rural Housing Service (RHS) funding and administration of affordable multifamily housing and rental assistance programs and Treasury-Internal Revenue Service (IRS) proposals related to the Low Income Housing Tax Credit(LIHTC)& bond-financed multifamily housing programs.

H.R. 2577: Transportation, Housing and Urban Development, and Related Agencies Appropriations Act, 2016; all provisions related to the U.S. Department of Housing and Urban Development (HUD)

Senate Subcommittee Draft: Transportation, Housing and Urban Development, and Related Agencies Appropriations Act, 2016; all provisions related to the U.S. Department of Housing and Urban Development (HUD)

H.R. 3049: Agriculture, Rural Development, Food and Drug Administration, and Related Agencies Appropriations Act, 2016 (House). TITLE III-all provisions concerning Rural Housing Service affordable multifamily housing & rental assistance programs

S. 1800: Agriculture, Rural Development, Food and Drug Administration, and Related Agencies Appropriations Act, 2016 (Senate). TITLE III-all provisions concerning Rural Housing Service affordable multifamily housing & rental assistance programs

17. House(s) of Congress and Federal agencies Check if None

U.S. SENATE, U.S. HOUSE OF REPRESENTATIVES, Housing & Urban Development - Dept of (HUD), Agriculture - Dept of (USDA), Internal Revenue Service (IRS), Treasury - Dept of

18. Name of each individual who acted as a lobbyist in this issue area

19. Interest of each foreign entity in the specific issues listed on line 16 above Check if None

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LOBBYING ACTIVITY. Select as many codes as necessary to reflect the general issue areas in which the registrant engaged in lobbying on behalf of the client during the reporting period. Using a separate page for each code, provide information as requested. Add additional page(s) as needed.

15. General issue area code TAX

16. Specific lobbying issues

P.L. 114-113 (H.R. 2029): Consolidated Appropriations Act, 2016. Omnibus bill providing appropriations for the remainder of FY 2016; provisions under Division L, Transportation, Housing and Urban Development, and Related Agencies Appropriations Act, 2016: Title II - Department of Housing and Urban Development, Division A, Agriculture, Rural Development, Food and Drug Administration, and Related Agencies Appropriations Act, 2016: Title III - Rural Development Programs, and Division Q, Protecting Americans from Tax Hikes Act, 2016: Part IV - Incentives for Real Estate Investment, Section 131 Extension of minimum low-income housing tax credit rate for non-Federally subsidized buildings.

Internal Revenue Service Memo [UIL 42.07.04]: Low-income Housing Credit (LIHC) - Noncompliance Resulting from Conflicting Program Requirements; all provisions

Revenue Ruling 2015-15 Appropriate Percentages Under Section 42(b)(1) for July 2015.

S. 1139: Improving the Low-Income Housing Tax Credit Rate Act. A bill 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.

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.2260: Expiring Provisions Improvement, Reform, and Efficiency (EXPIRE) Act of 2014. TITLE I, Subtitle B, Sec. 112-Extension and modification of temporary minimum low-income housing tax credit rate for non-federally subsidized buildings; all provisions.

H.R. 5771: Tax Increase Prevention Act of 2014. Division A Title 1 Sec. 112. Extension of temporary minimum low-income housing tax credit rate for non-federally subsidized buildings; all provisions.

HUD Memorandum, "Occupancy Protections for HUD-Assisted Households in Properties with Low-Income Housing Tax Credits" January 12, 2015; all provisions

Department of Treasury Notice 2015-27, "Public Comment Invited on Recommendations for 2015-2016 Priority Guidance Plan"

Submitted recommendations for tax reform in the United States to the Senate Finance Committee; provisions related to the low-income housing tax credit.

17. House(s) of Congress and Federal agencies Check if None

U.S. SENATE, U.S. HOUSE OF REPRESENTATIVES, Internal Revenue Service (IRS), Treasury - Dept of, Agriculture - Dept of (USDA), Housing & Urban Development - Dept of (HUD)

18. Name of each individual who acted as a lobbyist in this issue area

19. Interest of each foreign entity in the specific issues listed on line 16 above Check if None

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LOBBYING ACTIVITY. Select as many codes as necessary to reflect the general issue areas in which the registrant engaged in lobbying on behalf of the client during the reporting period. Using a separate page for each code, provide information as requested. Add additional page(s) as needed.

15. General issue area code GOV

16. Specific lobbying issues

H.R.2810: The Stay in Place, Cut the Waste Act of 2015. This legislation seeks to cut travel budgets for federal agencies to as much as 50 percent of the 2015 levels; all provisions

17. House(s) of Congress and Federal agencies Check if None

U.S. HOUSE OF REPRESENTATIVES, U.S. SENATE

18. Name of each individual who acted as a lobbyist in this issue area

19. Interest of each foreign entity in the specific issues listed on line 16 above Check if None

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Information Update Page - Complete ONLY where registration information has changed.

20. Client new address

21. Client new principal place of business (if different than line 20)

22. New General description of client’s business or activities

LOBBYIST UPDATE

23. Name of each previously reported individual who is no longer expected to act as a lobbyist for the client

ISSUE UPDATE

24. General lobbying issue that no longer pertains

AFFILIATED ORGANIZATIONS

25. Add the following affiliated organization(s)

Internet Address:

26. Name of each previously reported organization that is no longer affiliated with the registrant or client

FOREIGN ENTITIES

27. Add the following foreign entities:

28. Name of each previously reported foreign entity that no longer owns, or controls, or is affiliated with the registrant, client or affiliated organization