IRS written determination 202635003

Private letter rulings and published taxpayer determination letters. Native document type is retained separately; a determination letter is not labeled a private letter ruling. These taxpayer-specific releases cannot be used or cited as precedent under 26 USC 6110(k)(3); applicability and current legal force are not independently certified. Keep repeated UILC subjects attached to one actual numbered document.

Internal Revenue Service
Department of the Treasury
Washington, DC 20224
Number: 202635003
Release Date: 8/28/2026
Index Number: 42.00-00, 9100.01-00

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In Re:
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Third Party Communication: None
Date of Communication: Not Applicable
Person To Contact:
-----------------------, ID No. -----------------
Telephone Number:
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Refer Reply To:
CC:ECE:B01
PLR-105037-26
Date:
June 02, 2026

Legend:

Taxpayer = ----------------------------------------------------------------------------------------------
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State = --------------------
Year 1 = -------
BIN = -----------------
Address = ----------------------------------------------------------------------------------------------
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Year 2 = -------

Dear ------------:

This letter responds to your authorized representative’s letter, dated April 27,
2026, submitted on behalf of Taxpayer, requesting an extension of time, pursuant to
§§ 301.9100-1 and 301.9100-3 of the Procedure and Administration Regulations, to file
an amended Form 8609, Low-Income Housing Credit Allocation and Certification, with
respect to the election related to section 42(g)(1) of the Internal Revenue Code (Code).

According to the information submitted and representations made, Taxpayer
owns and operates a housing project (Project) in State. The Project consists of one
building for section 42 purposes. The building was placed in service in Year 1. The
building identification number associated with the Project is BIN. The Project is located
at Address. Under section 42(f)(1)(B), Taxpayer elected to begin the credit period in
Year 2.

Taxpayer intended, as evidenced by Taxpayer’s contemporaneous documents,
to make the average income minimum set-aside election for the Project. However, on
the Form 8609 that Taxpayer submitted to the Internal Revenue Service (IRS),
Taxpayer inadvertently failed to make such election.

PLR-105037-26

2
Section 42(g)(1) defines the term “qualified low-income housing project” as any
project for residential rental property if the project meets the requirements of section
42(g)(1)(A), (B), or (C), whichever is elected by the taxpayer. The project meets the
requirements of section 42(g)(1)(A) if 20 percent or more of the residential units in the
project are both rent-restricted and occupied by individuals whose income is 50 percent
or less of area median gross income. The project meets the requirements of section
42(g)(1)(B) if 40 percent or more of the residential units in the project are both rent-
restricted and occupied by individuals whose income is 60 percent or less of area
median gross income. The project generally meets the requirements of section
42(g)(1)(C) if 40 percent or more (25 percent or more in the case of a project described
in section 142(d)(6)) of the residential units in the project are both rent restricted and
occupied by individuals whose income does not exceed the imputed income limitation
designated by the taxpayer with respect to the respective unit. Any election under
section 42(g)(1), once made, is irrevocable.

Section 42(g)(3) provides that, in general, a building shall be treated as a
qualified low-income building only if the project (of which such building is a part) meets
the requirements of section 48(g)(1) not later than the close of the first year of the credit
period for such building.

Section 301.9100-7T(b) of the temporary Procedure and Administration
Regulations provides, in part, that the election under section 42(g)(1) is to be made in
the certification required to be filed pursuant to section 42(l)(1).

Section 42(l)(1) describes the requisite certifications with respect to any qualified
low-income building for the first taxable year of the credit period (first-year
certifications). In the case of a failure to make the required certification on the date
prescribed for it, unless it is shown that the failure is due to reasonable cause and not to
willful neglect, no credit is to be allowable by reason of section 42(a) for the building for
any taxable year ending before the certification is made.

Section 1.42-1(h) of the Income Tax Regulations provides, in part, that, unless
otherwise provided in forms or instructions, a completed Form 8609 (or any successor
form), which contains the first-year certifications, must be filed by the building owner
with the IRS. The instructions to Form 8609 states, in relevant part, that a building
owner must make a one-time submission of Form 8609 to the Low-Income Housing
Credit (LIHC) Unit at the IRS Philadelphia campus (Service Center) no later than the
due date (including extensions) of the first tax return with which the building owner is
filing Form 8609-A, Annual Statement for Low-Income Housing Credit.

Sections 301.9100-1 through 301-9100-3 provide the standards the
Commissioner will use to determine whether to grant an extension of time to make an
election.

PLR-105037-26

3
Section 301.9100-1(b) defines the term “regulatory election” as including an
election whose due date is prescribed by a regulation published in the Federal Register,
or a revenue ruling, revenue procedure, notice, or announcement published in the
Internal Revenue Bulletin.

Under § 301.9100-1(c), the Commissioner has discretion to grant a reasonable
extension of time under the rules set forth in §§ 301.9100-2 and 301.9100-3 to make a
regulatory election, or a statutory election (but no more than six months except in the
case of a taxpayer who is abroad), under all subtitles of the Code, except E, G, H, and I.

Section 301.9100-2 provides automatic extensions of time for making certain
elections. Section 301.9100-3 provides extensions of time for making elections that do
not meet the requirements of § 301.9100-2.

Requests for relief under § 301.9100-3(a) will be granted when the taxpayer
provides evidence to establish that the taxpayer acted reasonably and in good faith, and
that granting relief will not prejudice the interests of the government.

In the instant case, based solely on the facts submitted and the representations
made, we conclude that the requirements of §§ 301.9100-1 and 301.9100-3 have been
met. Accordingly, Taxpayer is granted an extension of time to make the election under
section 42(g)(1)(C) for the Project for Year 2 by filing within 120 days from the date of
this letter amended Form 8609 that includes the intended election. The amended Form
8609 (along with a copy of this letter) are to be filed with the Philadelphia campus at the
address provided in the instructions to Form 8609.

Except as specifically set forth above, we express or imply no opinion concerning
the federal tax consequences of the facts described above under any provisions of the
Code or regulations. In particular, we express or imply no opinion on whether the
Project is a qualified low-income housing project and the building in the Project qualifies
for the low-income housing credit under section 42.

This ruling is directed only to the taxpayer requesting it. Section 6110(k)(3) of the
Code provides that it may not be used or cited as precedent.

The ruling contained in this letter is based on the information submitted and
representations made by Taxpayer and accompanied by a penalty of perjury statement
executed by an appropriate party. While this office has not verified any of the material
submitted in support of the request for ruling, it is subject to verification on examination.

PLR-105037-26

4
In accordance with the Power of Attorney on file with this office, a copy of this
letter is being sent to your authorized representatives.

Sincerely,

Associate Chief Counsel
(Energy, Credits, & Excise Tax)

/s/ Dillon J. Taylor

By:
Dillon J. Taylor
Senior Technician Reviewer, Branch 1
Office of Associate Chief Counsel
(Energy, Credits, & Excise Tax)

Enclosure:
Copy of this letter for section 6110 purposes

CC:
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