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California Tax Credit Allocation Committee

OPTION B

A complete (voluntary) CUAC review at the pre-construction phase shall include the following items:

  • The original submittal report signed by the qualified professional energy analyst should include the date the CUAC estimate was prepared, the project name for which the estimate was prepared, and each utility type and amount, by bedroom size
  • The name, address and phone number of the analyst who prepared and certified to the accuracy of the CUAC estimate (NOTE: the preparer and certifying analyst shall be the same person)
  • Proof of the energy analyst’s qualifications to use the CUAC, including a current California Association of Building Energy Consultant’s (CABEC) Certified Energy Analyst (CEA) 2016
    • certification number and a California Home Energy Rating Systems (HERS) certification number
  • A statement that the energy analyst and the owner of the project, the project applicant, and the project’s principals (general partners, members, etc.), are not related parties as defined by TCAC Regulation 10302(gg) and the Internal Revenue Code section 267(b) and 707(b)
  • A statement that the CUAC estimate is based solely on the professional building energy modeling and analysis completed by the qualified professional building analyst signing the CUAC estimate
  • Executed two-page summary CUAC report
  • If applicable, a summary of any PV system installations
  • Architectural drawings / take off sketch: To allow the quality control firms to verify a project’s model(s), plans must be provided if they are available. If building plans are not available, see the “Take Off” section below for guidance on sketches and data collection. If original building plans are used, the analyst will confirm from site inspections that drawings are consistent with existing conditions. Any differences found between the plan sets and actual conditions must be noted in the Assessment Report. Plans will be used to confirm the Modeling and Assumptions section of the Assessment Report and inputs in the simulation model. Plans sets shall include:
    • Site plan for all buildings with North arrow
    • All floor level plans for all buildings with dimensions
    • All floor level plans showing each dwelling unit/ bedroom type
    • Elevation plans for all orientations for all buildings showing location of windows
    • Details showing building wall, ceiling, and floor assembly construction with R-value
    • Specification sheets for equipment and fenestration
  • Take Off: When plan sets absolutely cannot be obtained, or when renovations or alterations result in the original plans being unrepresentative of current conditions, the site assessment document author must complete an onsite drawing and detailed take offs. Site drawings and details should be used to create and confirm model inputs. This option will require a detailed sketch and data collection sheet. The take-off sketch shall include:
    • Site drawing for all buildings with North arrow
    • All Buildings included in model with dimensions
    • All floor level layout (plans) for each building with all dwelling units/ bedroom type showing dimensions
    • Elevation drawings for all buildings showing window dimensions and locations
    • Location of all heating, cooling, and water heating equipment
  • Title 24 Report (CF-1R compliance documentation) and CSV’s that were used in the analysis
  • Data Collection Spreadsheet  The TCAC Existing Multifamily Assessment Report should document the energy efficiency measures used in the modeling of the constructed units and/or building(s) and include any testing or sampling done to confirm the constructed units and/or building(s) features.
  • CUAC weighted average worksheet  (data from Energy Pro or CBECC-Res with monthly averages computed per bedroom type). Note: this worksheet is not required if the analysis is performed using the “adiabatic surfaces method.”
  • If CARE rates are being used in the analysis, documentation must be provided verifying that that the project meets the utility income requirements as well as a documented plan to assist tenants in signing up for the CARE program.
  • Heating Ventilation, Air Conditioning (HVAC) and Domestic Hot Water (DHW): All HVAC and DHW systems will be verified on site and modeled based of the verified data. Pictures of, or details on HVAC and DHW nameplates for all components related to energy shall be obtained including fans and pumps.
  • Live (e.g., .bld) files from the energy modeling software
  • Energy Modeling: Existing Homes: An energy model shall be completed in accordance with TCAC Existing Multifamily Assessment Protocols. All model simulations must be run using the current version of the residential performance module in Energy Pro (EP) (EP version 5 for projects permitted before July 1, 2014, EP version 6 for projects permitted before January 1, 2017, EP version 7 for projects permitted on or after January 1, 2017) or CBECC-Res 2016. Use of other building performance software or modules is not acceptable. Note: the low-rise residential model may be used for high-rise buildings using a unit-by-unit approach.
  • Methods and Assumptions: All major assumptions used to develop the energy model and analysis must be clearly stated in an Appendix of the Assessment Report. When certain building features cannot be physically verified, the values from the Assumptions for Non-Verifiable Existing Conditions Table (see webpage) shall be used in the energy model and analysis. This table was developed based on code and typical installation practices over time. The assumptions are meant to represent the lowest possible performing measure when the actual measure is not verifiable. This will provide a conservative estimate of energy efficiency (i.e., high energy use) for a building/unit.
  • TCAC and the quality control reviewer may request additional documentation as needed.

    • CUAC mandatory post-construction quality control review submission at the placed-in-service phase (following a complete, voluntary CUAC review at the pre-construction phase) shall include the following items:

    • The owner’s request to utilize the CUAC must be received by TCAC within 60 days of the Notice of Completion date. If this date has past and you are interested in utilizing the CUAC, please contact Ammer Singh to discuss CUAC document submission to TCAC (must be prior to issuance of the Form 8609).
    • Completed HERS verification forms (and verification of existing conditions report) such as Title 24 Report (CF-1R, CF-2R, CF-3R, etc. or PERF-1 compliance documentation) and CSV’s (hour-by-hour energy end use values) that were used in the analysis
    • Bills of lading for appliances
    • Other field verification measures
    • If the project received a MASH award, provide the MASH Incentive Claim Form and MASH award letter
    • If applicable, a summary of the PV system installations; this includes documentation that the PV system offsets tenant area loads (unit loads), how the PV numbers in the CUAC submittal were derived, documents verifying the percentage of PV output allocated to common area and tenant unit loads, and a summary of the benefits accruing to the project and tenants.

For specific questions regarding the CUAC, please contact Compliance Program Manager, Ammer Singh at (916) 654-6340 or by email.