Apply for Residential Tax Incentives
Program Guidelines
Click here to submit a Residential Tax Incentive application.
Notices:
- As of January 10, 2024, the Columbus Housing CRA was established and absorbed most existing CRAs. Please reference Ordinance 3448-2023.(PDF, 291KB)
- Updates to Affordable Housing Unit requirements are effective as of August 31, 2023. Please reference Ordinance 3447-2023(PDF, 520KB) , Directors Rules (adopted 8.11.23)(PDF, 266KB), and Policy Comparison Chart (effective 8.16.23)(PDF, 106KB)
For additional information, please contact:
Jeremy Heater-Druhot
(614) 645-8530
restaxabatement@columbus.gov
The core principle of The City of Columbus’ housing abatement policy is to foster private sector investment to build mixed income neighborhoods.
Area Designations and Affordable Housing Unit Requirements
Geographic eligibility for this program is divided into three Area Designations: Market Ready, Ready for Revitalization, and Ready for Opportunity. These Area Designations represent a mixture of economic indicators that are measured over a period of time.
Refer to the Policy Comparison Chart above to review the requirements for each Area Designation. Legacy CRAs (Brewers District, Easton Square Place, Downtown, and Jeffrey Residential) do not have an Area Designation.
Market Ready
Homeownership:
Household income cannot exceed one hundred twenty percent (120%) AMI and for which the annual cost of ownership does not exceed thirty-five percent (35%) of the household’s gross annual income
Rental:
Option 1: a minimum of ten percent (10%) of the housing units in the Development Project are Affordable Housing Units rented to occupants with a household income at or below sixty percent (60%) AMI, and an additional ten percent (10%) or more of the housing units in the development are Affordable Housing Units rented to occupants with household incomes at or below eighty percent (80%) AMI.
Option 2: a minimum of thirty percent (30%) of the housing units in the Development Project are Affordable Housing Units rented to occupants with a household income at or below eighty percent (80%) AMI.
Credit Options (each equals one Affordable Housing Unit otherwise required):
- Fee-in-lieu of $32,000 (plus an inflation adjustment) (rental only)
- One million dollars ($1,000,000.00) of environmental remediation expense
- Twenty-five thousand (25,000) square feet of Class A office space
If the project is to remodel of a property listed on the Columbus Register of Historic Properties, then the Affordable Housing Unit requirements shall not apply.
Ready for Revitalization
Homeownership:
Household income cannot exceed one hundred twenty percent (120%) AMI and for which the annual cost of ownership does not exceed thirty-five percent (35%) of the household’s gross annual income
Rental:
Option 1: a minimum of ten percent (10%) of the housing units in the Development Project are Affordable Housing Units rented to occupants with a household income at or below sixty percent (60%) AMI, and an additional ten percent (10%) or more of the housing units in the development are Affordable Housing Units rented to occupants with household incomes at or below eighty percent (80%) AMI.
Option 2: a minimum of thirty percent (30%) of the housing units in the Development Project are Affordable Housing Units rented to occupants with a household income at or below eighty percent (80%) AMI.
Credit Options (each equals one Affordable Housing Unit otherwise required):
- Fee-in-lieu of $16,000 (plus an inflation adjustment) (rental only)
- One million dollars ($1,000,000.00) of environmental remediation expense
- Twenty-five thousand (25,000) square feet of Class A office space
If the project is to remodel of a property listed on the Columbus Register of Historic Properties, then the Affordable Housing Unit requirements shall not apply.
Ready for Opportunity
Homeownership:
No Affordable Housing Unit requirements apply.
Rental:
-
A minimum of ten percent (10%) of the housing units in the Development Project are Affordable Housing Units rented to occupants with a household income at or below eighty percent (80%) AMI, and an additional ten percent (10%) or more of the housing units in the development are Affordable Housing Units rented to occupants with household incomes at or below one hundred percent (100%) AMI.
Credit Options (each equals one Affordable Housing Unit otherwise required):
- Fee-in-lieu of $5,000 (plus an inflation adjustment) (rental only)
- One million dollars ($1,000,000.00) of environmental remediation expense
- Twenty-five thousand (25,000) square feet of Class A office space
If the project is to remodel of a property listed on the Columbus Register of Historic Properties, then the Affordable Housing Unit requirements shall not apply.
Incentive Benefit
All property owners will continue to pay existing taxes on the property prior to the improvements. The abatement is on the improved value only.
Property tax exemptions are based on increased valuation of the property from significant improvements as determined by the County Auditor.
Existing property taxes will continue to be paid.
Apply for a Residential Tax Incentive
In addition to the completed and signed application for both Phase 1 and Phase 2, supporting documents are required:
Phase 1
Proof of ownership, cost estimate, bid or contract, copy of permit(s), project description, and photos as requested in the application.
Phase 2
Proof of ownership, cost summary, documentation showing project has been inspected and all permits are closed, photos of the completed project.
Both applications must be submitted to complete the application process even if the project has been completed (see link above for online application).
Eligible Improvements
Improvements made under a City–issued construction permit that affect the assessed value of a property may be eligible for the incentive. Not all improvements will change the value of a property as determined by the County Auditor. Only those applications that include a building permit will be reviewed for eligibility.
City staff will email acknowledgment of receipt and then will notify applicant of deficiency list or confirmation of Conditional or Final approval. A complete and accurate application will increase the efficiency of the approval.
After the improvements are completed, the City of Columbus certifies the completed work to the County Auditor. The County Auditor determines the increase in value and tax amounts. The value of the increase will be exempted from property tax. For questions regarding specific abatement values please contact the County Auditor's office pertaining to your project: www.franklincountyauditor.com; https://www.delawarecountyauditor.org/; https://realestate.co.fairfield.oh.us/.
If you have additional questions, please email us at restaxabatement@columbus.gov.