NLIHC Tenant Protections Network: National Housing Preservation Database Overview
October 23, 2025
Raquel Harati, MPH�Research Analyst
National Low Income Housing Coalition
Today’s Agenda
What is Federally Assisted Rental Housing?
Federally assisted rental property
Section 8
Section 202
Section 236
LIHTC
HOME
Public housing
HUD insured mortgages
Section 538
Section 515
Section 514
Project-based vouchers
Mod Rehab
What is Preservation?
Preservation is the act of investing in affordable homes to promote….
Long term affordability
Maintenance
Financial Viability
Preservation Risks
Affordability Restrictions Are Set to Expire for 467,310 Federally Assisted Rental Homes in the Next Five Years
About the NHPD
About the National Housing Preservation Database (NHPD)
Examples of Past NHPD Impacts
Justification to appropriate $100M to build and preserve affordable homes in Utah and Missouri
Cited when enacting policies to support preservation in Philadelphia, PA
Inform the lending strategy of Freddie Mac, Fannie Mae, and the Federal Reserve Bank of New York
Competitively rank federal grants that expand transit access near affordable homes
Complete housing needs assessments and preservation plans in numerous cities, states, and counties
Kept people stably housed during the eviction moratorium
Programs Included
Included Programs
Excluded Programs
Data Included
Property Level
Subsidy Level
Data Refresh Schedule
January
April
August
October
NHPD Research Limitations
Some data are not available
State-funded subsidies
State-imposed extended LIHTC affordability restrictions
Historic data for some programs are limited
Data lags
Inconsistent across programs
Longest data lags for LIHTC properties
Overtime research limitations
Data quality and processing has changed overtime
Past NHPD iterations must be standardized
Data quality varies by program
Properties missing property address are hidden
Local data may be more comprehensive
How can this data be used for Tenants?
Identify a property of interest
Through assessing the funding source(s) for a property you can identify applicable tenant legal protections
Identify Expiring Properties in Bulk
From identifying expiring properties, you can give tenants a heads up about potentially expiring affordability restrictions to their rents
Starting point for a local affordable housing database, a landlord registry or rent registry
The NHPD has the potential to be combined with many state and local data sources to give a clearer picture of affordable housing in an area
NHPD Resources
NHPD’s Resources
Database
Filtered Grid
Complete Database
Available at https://nhpd.preservationdatabase.org/Account/Login
Preservation Dashboard
Access here.
Mapping Tool
Access here
Discussion / Q&A
Locating a Specific Rental Property
Tips:
Locating Properties May be More Difficult If It…
This helped keep millions of families stably housed during the pandemic
Preservation Toolkit
This report helps you understand the number of homes facing preservation risks at any level of geography.
Homes funded by program
Homes facing exit risk
Homes facing depreciation risk
Homes with long-term affordability restrictions
Create Local Preservation Database
Examples:
Florida Housing Data Clearinghouse ��California Housing Partnership Coalition (CHPC) Mapping Tool
Montana’s Affordable Housing Preservation Database
�…or send your state subsidies to us to add to the NHPD!
Identify At-Risk Properties
Numerous localities use the NHPD to inform their preservation plans, including:
Documentation
The NHPD is protected by copyright. © 2020 Public and Affordable Housing Research Corporation (PAHRC) and the National Low Income Housing Coalition (NLIHC)
The NHPD is protected by copyright. © 2020 Public and Affordable Housing Research Corporation (PAHRC) and the National Low Income Housing Coalition (NLIHC).
www.preservationdatabase.org
www.pahrc.org
www.nlihc.org
Supplemental Slides
NHPD Use Cases
Quantify supply of affordable rental housing
Identify at-risk properties to inform preservation strategies
Advocate for the preservation of at-risk properties
Locate affordable housing options for Housing Choice Voucher holders
Target properties for preservation
Identify appliable affordable housing regulations
Data Availability by Program
Subsidy | Update Frequency | Type of Update | Completeness (Address) | Completeness (End Date) | Inactive Subsidies Available |
LIHTC | Annually*�Data lags by 3 years | Historical | 95% | 93% | Yes |
Section 8 PBRA | Monthly | Point in time | 99% | 100% | Yes |
Public Housing | Annually | Point in time | 95% | 100% | No |
Section 202 Direct Loans | Semi-annually | Point in time | 99% | 100% | No |
HOME Assistance | On Request | Historical | 93% | 100% | Yes |
HUD Insured Mortgages | Monthly | Historical | 75% | 100% | Yes |
Section 515 | Monthly & semi-annually | Point in time | 96% | 98% | No |
Section 538 | Monthly | Point in time | 89% | 100% | No |
Mod Rehab | On Request | Point in time | 70% | 0% | No |
PBV | On Request | Point in time | 77% | 0% | No |
Possible Preservation Risk Criteria
Condition of Property
Risk of Converting to Market Rate
Meets Local Priority
Subsidy Status
Active
End date is in the future
Inconclusive
End date is missing
Section 8: End date has passed by less than one year�
LIHTC: 30 year use period has ended
Inactive
Subsidy missing from subsequent data refreshes. ��End date is in the past.
Section 8: End date has passed by more than one year or is listed as terminated
HUD Insured Mortgages: Mortgage listed as terminated��LIHTC: Subsidy is listed as non-programmatic
The Average Federally Assisted Home Has Been Affordable for 36 Years
Key Changes in NHPD Overtime
Refresh | Key Changes |
June 2022 | LIHTC: State-imposed LIHTC end dates were updated for Connecticut, Hawaii, Montana, Oregon, and Wyoming. |
August 2020 | PBV and Mod Rehab: Added to the NHPD. HUD insured: HUD insured mortgages listed in HUD’s terminated mortgage database with a maturity date in the future and a termination type code not equal to 20, 14, 17, 18, 60, 13, 26, 11, or 21 are now classified as inconclusive. |
June 2019 | LIHTC: Tax credits allocated before 1990 or are nonprogrammatic are reclassified as inactive. �HUD insured: HUD insured mortgages added to the NHPD if the property received another subsidy. |
February 2019 | LIHTC: Tax credits allocated before 1990 updated to have 15-year affordability period. Tax credit end dates updated to reflect state-mandated affordability restriction requirements. |
April 2018 | Section 8: Section 8 contracts that received a Section 202 or 811 capital advance had subsidy end dates extended by 40 years. |
December 2018 | Section 8: Section 8 contracts that underwent a full mark-to-market agreement had subsidy end dates extended by 30 years. |
September 2017 | All: New data cleaning process. Subsidy status for subsidies missing end dates and Section 8 contracts that expired by less than one year are reclassified as inconclusive. �HUD insured: HFA risk sharing mortgages added. |
February 2016 | HOME, Section 515, and Section 202: Data updated for the first time in over 3 years |
February 2015 | HUD Insured: HUD insured mortgages not affiliated to affordable properties were removed. �LIHTC: Subsidy status of nonprogrammatic LIHTC subsidies changed to inactive. |
NHPD Refresh Process
Obtain updated data
Review data and run initial data standardizations
Import data to custom import tool
Verify data format is correct
Standardize text fields
Geocode and verify addresses through API
Match records in file to records in database
Review potential duplicates
Update matched records and perform calculations
Review all changes
Manually review incomplete and incorrect addresses
Publish updates
Published NHPD Research
Natural Hazards
Transit
Eviction
Siting Decisions
Data Enrichment Potential
Other Data Sources to Pair with the NHPD: Property Characteristics
Resident Demographics
Property Condition
Funding Incentives
Funding Characteristics
Other Data Sources to Pair: Housing Choice
Housing Policies
Opportunity
Housing Market
Other Data Sources to Pair: Natural Hazards
Overall Risk
Flooding
Heat
Wildfire
Environmental Justice