8:00 AM: Affordable Housing State of the Market
Allison Streich, Carver County CDA
• Occupancy and demand trends amid a persistent statewide shortage, with high cost-burden rates for lower-income renters and tight inventory in the entry-level segment.
• Overcoming Obstacles: Collections, Bad Debt & other Obstacles — strategies for managing arrears and delinquency in a higher-cost operating environment.
• Eviction Court Challenges impacting Owners & Operators, including post-pandemic case backlogs and evolving local practices.
• Current management challenges in affordable properties, including rising operating expenses and staffing pressures.
• Insurance challenges in the marketplace: premium increases, coverage restrictions, and growing reliance on excess-and-surplus markets that threaten production and preservation of LIHTC and NOAH properties.
• Minnesota Housing Amended QAP overview, updated underwriting standards, and the bond financing threshold now in effect for Housing Tax Credits.
• Expanding voucher programs and state rental assistance to address affordability gaps for households.
• Updates on Minnesota Housing partnerships with local governments, including Local and Statewide Affordable Housing Aid administration and capacity-building support.
• Tax Law Updates: Impacts of the One Big Beautiful Bill — permanent increase in LIHTC allocations and permanent reduction of the private-activity bond threshold.
8:55 AM: Critical Capital Markets Update
Paul Connolly, R4 Capital
John Errigo, Greater Minnesota Housing Fund
Karen Dubrosky, Colliers
Michelle Jester , Messerli & Kramer
• Investor Trends/Pricing in a market supported by expanded LIHTC capacity and elevated GSE multifamily volume.
• Debt Underwriting looking forward under higher but stabilizing interest rates and tighter underwriting discipline.
• GSE Program Updates: HUD, Fannie Mae, and Freddie Mac innovations, including higher multifamily lending caps with strong mission-driven affordable housing targets.
• Private Debt Platforms – New Options in the Market for both new construction and preservation deals.
• Emerging opportunities in green financing and resilience-linked capital for affordable housing.
• Interest rate movement and its impact on financing feasibility and deal structures.
• Role of community development financial institutions in bridging funding gaps, especially for smaller and rural projects.
• New Private Equity to Preserve Naturally Occurring Affordable Housing (NOAH) amid rising insurance and operating costs.
9:50 AM: Break
10:10 AM: Development, Construction and Design Trends
John Henderson, PE, Emanulson Podus
Monte Hilleman, Sustainable Investment Group (SIG)
• Prevailing Wage – Implementation of Minnesota’s first-in-nation requirements for LIHTC projects (effective 2025) and related responsible-contractor and reporting rules.
• Adopting technology to improve construction efficiency and reduce costs amid elevated material and labor expenses.
• Strategies for retrofitting and adaptive reuse of existing structures for affordable housing.
• Addressing environmental regulations, climate resilience, and site constraints in new housing developments.
• Material and supply chain forecast in a post-peak cost-inflation environment.
• Labor force recruiting – workforce shortages and training needs for the projects pipeline.
• Design trends for developers and builders focused on cost control, durability, energy efficiency, and resident well-being.
11:05 AM: Important Legislative Update Impacting Developers, Owners & Investors
Anne Mavity, Minnesota Housing Partnership
Emily Chad , Husch Blackwell
• Correcting or refining legislation that has created unintended operating or development burdens.
• 4D property tax classification updates and income averaging strategies for mixed-income projects.
• Overcoming local barriers to producing affordable housing through zoning reform and streamlined processes.
• Tenant Protections vs. Operating Challenges — balancing enhanced renter rights with property viability.
• Zoning reform initiatives to increase housing choices and accelerate production.
• Balancing tax incentives with community impact and long-term affordability requirements.
• Navigating federal funding and bond-closing timelines amid potential government disruptions.