Understanding Low-Income Housing Tax Credit (LIHTC) Properties in Wisconsin

Finding affordable rental housing can be tough—especially when dealing with rising rents or unexpected issues. In Wisconsin, Low-Income Housing Tax Credit (LIHTC) properties offer lower rents to qualified individuals and families. Understanding how these properties work, your eligibility, and your renter rights can make a big difference if you need affordable, safe housing.

What Are LIHTC Properties?

The Low-Income Housing Tax Credit (LIHTC) program is a federal initiative that encourages developers to build or rehabilitate affordable rental housing. Property owners receive a tax credit if they reserve a certain number of units for low-income renters. In return, renters who meet specific income limits can access housing at below-market rents. In Wisconsin, the Wisconsin Housing and Economic Development Authority (WHEDA) administers the LIHTC program.

Eligibility for LIHTC Housing in Wisconsin

To qualify for an LIHTC apartment in Wisconsin, you must:

• Have a household income below the set limits—typically 50% or 60% of the area median income (AMI) for your county or metro area
• Meet any additional criteria the property may have (such as family size or background checks)

You can find the most recent income limits by county as set by the U.S. Department of Housing and Urban Development (HUD).

How to Apply for LIHTC Housing

The process to apply for a low-income tax credit property is straightforward but requires some documentation:

• Identify LIHTC properties near you using WHEDA's Rental Housing Search Tool
• Contact the property manager for current vacancies and application instructions
• Complete the application provided by the property (some may accept the Wisconsin Uniform Residential Rental Application—Form PB-4101)
• Provide proof of income, identification, and any requested references

Wisconsin Uniform Residential Rental Application (Form PB-4101)

Form Name: Wisconsin Uniform Residential Rental Application (Form PB-4101)
When to Use: Submit this form to apply for a rental unit. Property managers may require it to assess eligibility and screen renters.
How to Use: Download, fill out, and submit it to the property you are interested in.
Download the Wisconsin Uniform Residential Rental Application (Form PB-4101)

Your Rights as a LIHTC Tenant

Renters in LIHTC properties have the same basic protections as all Wisconsin renters, plus extra rules to safeguard affordability. Your main rights include:

• Protection against sudden rent increases (rents must stay within program limits)
• Right to safe, sanitary, and habitable housing
• Right to proper notice before eviction or lease non-renewal
• Right to file complaints if you face discrimination or unsafe conditions

Wisconsin's main law for rental housing is the Wisconsin Statutes Chapter 704—Landlord and Tenant^[1]. For health and maintenance issues, see Wisconsin Administrative Code ATCP 134—Residential Rental Practices^[2].

Where to Turn for Disputes or Eviction Issues

If you face eviction, rent disputes, or poor living conditions, you can contact the Wisconsin Court System’s Small Claims Court (the court that handles most residential tenancy matters). Follow official instructions and forms if you need to challenge an eviction or file a complaint.

FAQ: LIHTC Renters in Wisconsin

1. How do I find LIHTC apartments in Wisconsin?
   You can search for participating properties using WHEDA’s Rental Housing Directory.
2. Can my rent increase if I live in a LIHTC unit?
   Rent increases are restricted by federal and state guidelines. Property managers must follow set limits, which are reviewed annually.
3. What if my income goes up after I move in?
   If your income rises, you may still be allowed to stay, but owners must follow the "next available unit rule" and may prioritize lower-income applicants for upcoming vacancies.
4. Who do I contact for complaints about my LIHTC building?
   Start with your property manager, then escalate to WHEDA or the Wisconsin Department of Agriculture, Trade and Consumer Protection if needed.
5. What protections do I have against eviction?
   You have the same eviction protection as all Wisconsin renters under Chapter 704. Landlords must give proper notice and follow due process through the courts.

Conclusion: Key Takeaways for LIHTC Renters

• LIHTC properties in Wisconsin provide a valuable option for affordable housing, protected by federal and state law
• You must qualify by income, but once accepted, your rights as a renter are protected by Chapter 704 and the LIHTC program
• If you experience issues, use official forms, document your concerns, and use available support services

This overview can empower you to get affordable housing and know your rights as a renter in Wisconsin.

Need Help? Resources for Renters

• WHEDA — Wisconsin’s Housing Finance Agency: Information on LIHTC properties and rental help
• Wisconsin DOJ: Tenant Rights and Responsibilities: Guidance, complaint forms, and legal basics
• Wisconsin Court System – Tenant Self-Help: Information and forms for small claims or eviction disputes
• Wisconsin Department of Agriculture, Trade and Consumer Protection: File complaints about landlord-tenant issues
• HUD Income Limits: To look up current income eligibility

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1. Wisconsin Statutes Chapter 704 – Landlord and Tenant
2. WI Administrative Code ATCP 134 – Residential Rental Practices
3. WHEDA – LIHTC Program

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