If there is no information in EIV reported for the resident, the Management must request that the resident obtain a current Award Letter from SSA. HUD developed the EIV (Enterprise Income Verification) system as a tool to meet the objective of assuring that the “right benefits go to the right persons.” The EIV system is a federal database that provides quick, easy access to resident income information. HUD estimates that the total income and rent errors attributable to tenant underreporting of income was $364 million in FY 2008, a decline of 63 percent from the FY 2000 baseline of $978 million. No additional verification is required. There may also be a required notification period that prevents the Management from removing a resident until the notice has been executed. These reports are to be used for applicable HUD programs only as described in this policy and the EIV Security Policy that is part of the Resident Selection Plan. ñãñÕñÈ»®��‰€z€t€t€k€gYKD h3\ 5�>* h�.H h3\ 5�>*CJ aJ h�.H hÉQo 5�>*CJ aJ h|Kş h‰ ^ h‰ ^ ^J The notice updates the previous guidance on EIV by discussing the Income Validation Tool (IVT) Report. See “Invalid Data in EIV” above. (See “Use of EIV Reports” above.) In these cases, if Management discovers that the household income, as reflected on the 50059 is actually lower, and the resident has complied with all HUD and Management reporting requirements, then the Management will re-calculate the 50059 and refund any overpayment of rent. Reporting at Move-in/Initial, Annual Certification, Interim Certification & Unit Transfer Aside from the reports previously mentioned, EIV information will be reviewed for each resident household during the annual certification process. Reviewing Income Discrepancy reports on an annual basis provides Management with information necessary to monitor and, if necessary, re-calculate rent and assistance. Introduction of this new tool requires Management to develop policies to ensure consistent action when discrepancies are reported. The EIV requirements can be found in Chapter 9 of the handbook. If the correction generates a rent decrease/assistance increase, the Management will correct the certification and any subsequent certifications using the original certification effective date. State Income and Eligibility Verification System (IEVS)--means a system of information acquisition and exchange for purposes of income and eligibility verification which meets the requirements of Section 1137 of the Social Security Act. … Third-Party Written Verification 3. If complete information is unavailable or the resident claims that the information does not accurately reflect future income, the resident will be asked to sign appropriate verification release forms and/or produce alternative verification documents such as tax returns, bank statements or other documents indicated by HUD Handbook 4350.3. Multifamily Housing Enterprise Income Verification (EIV) system Owners and Agents (O/As) may proceed in submitting requests for assistance by email at MF_EIV@hud.gov or by phone at: 470-691-0115; or 800-767-7588; or 888-297-8689 and selecting option five. Income Report The income report will be used to verify certain income/employment information as specified in this policy. Further Guidance: If the EIV provides less than 1 full quarter of income information from the current employer(s), no comparison will be done with the report and the Management will use the income calculated using verification documents provided by the resident; or, If the most recent information in EIV provides at least one full quarter of income information from the current employer(s), the Management will calculate projected income based on earnings history available in EIV as follows: If the income calculated, using verification documents provided by the resident, is equal to or higher than the income amount calculated using EIV, Management will use the higher value and no additional verification will be required. For moved-out and deceased resident discrepancies, the information will be maintained in the resident file with the “move-out” information. HUD developed the EIV (Enterprise Income Verification) system as a tool to meet the objective of assuring that the “right benefits go to the right persons.” The EIV system is a federal database that provides quick, easy access to resident income information. The resident will be advised to contact the third-party income source(s), or contact the State Workforce Agency (SWA) to have that employer or agency remove the invalid income information from his or her records. Section PRA 811 Owner Guide to HUD Secure Systems Access Page 1 of 19 Revised on 3/1/18 The work that provided the basis for this publication was supported by funding under an award with the U.S. Department of Housing and Urban Development. Enterprise Income Verification Files Information from the Enterprise income Verification website will be downloaded only with a HUD Form 9886 Release Waiver, signed by each Household member 18 years of age or older, on file. The revised form supersedes previous form and is valid for use through September … For households whose annual certification is effective in March or later, the EIV printout reflecting the COLA increase will be used. There are situations where a dual assistance is allowed. Then Management will calculate the difference between the amount of rent the resident should have paid and the amount of rent the resident was charged. Management Handbook HUD Resident Selection Policy EIV Use Policy (5/10) Page PAGE 1 of NUMPAGES 14 RSH12 Management Handbook HUD Resident Selection Policy EIV Use Policy (5/10) Page 1 of 14 RSH12 % 0 1 2 3 = > ? If complete information is unavailable or the resident claims that the information does not accurately reflect future income, the resident will be asked to sign appropriate verification release forms and/or produce alternative verification documents such as tax returns, bank statements or other documents indicated by HUD Handbook 4350.3. New forms/logs have been created to facilitate use of EIV consistent with HUD requirements. Meeting with the Resident – New Hires If a resident failed to report as required in the HUD Model Lease, the household will be provided with a notice, in accordance with HUD Handbook 4350.3 Revision 1. EIV identifies all adult household members and provides wage and unemployment benefits for all active adults who: Are at least 18 years of age Pass the SSA/EIV verification Are not listed on the 50059 as a live-in aide Employment & Employment Income Verification The NDNH Wage information can be used to verify a resident’s employment. In the case where the deceased resident is the “sole” member of a household, Management will produce a move out HUD-50059A in accordance with the HUD Handbook 4350.3, REV-1. The household will be required to meet with Management or face termination per HUD and EIV requirements. In these cases, EIV may be used as electronic 3rd-party verification only if the resident agrees with the information provided in EIV. Social Security information provided by EIV includes: SSA SSI Dual Entitlement Medicare Part B Premium Disability Onset Using the EIV Printout as 3rd Party Verification of Social Security Income If the Social Security benefit information in EIV agrees with the amount that the resident reports, the Management will use the EIV printout as electronic 3rd-party verification of Social Security income and Medicare Part B expenses. A minor may reside in two different HUD assisted units if two parents live in separate units and share 50% custody of the minor; or when households “split” (one household member remains in a unit and the other household members move to a new unit. EIV provides a comprehensive on-line system for the determination and verification of various resident information and income that PHAs use in determining rental subsidy. hñ"û ^J Management will obtain independent verification of disputed EIV data such as that provided by SSA and NDNH, in accordance with 24 CFR 5.236. Multiple Subsidy Report The Multiple Subsidy Report will be reviewed every month between the first and the 10th of each month. Upfront Income Verification Using HUD’s Enterprise Income Verification (EIV) System (Mandatory) PHAs must use HUD’s EIV system in its entirety as a third-party source to verify tenant employment and income information during mandatory reexaminations or … Under these circumstances Management is not required to contact the resident. If review of the Income Discrepancy Report and review of the supporting Income Report indicate that the resident has failed to disclose new income or increases in income as required, the Management will send a notice to the household. Third party verification may be needed if the resident cannot provide his/her award statement. Because EIV information is historical and resident income calculations are generally “projected” the file may already include documentation that explains the discrepancy. This document was created to ensure that EIV system users comply with HUD security policies. HUD implemented the EIV system nationwide for public housing authorities to use to identify and reduce tenant income and subsidy errors within the Section 8 and public housing programs. Investigating Income Discrepancies Management will review income discrepancies and compare the information in EIV with information included in the resident file. The resident will be required to return to HUD any “assistance paid in error”. The statement provides a record of the resident’s Social Security earnings history, year-by-year, and provides an estimate of benefit payments that the resident and the resident’s household may qualify for now or in the future. The resident should sign appropriate verification release forms so that the Management can contact the other Housing Provider and, if necessary, determine the extent of the violation. Management is allowed to elect to use historical income to assist in projecting income, for the new 50059. HUD developed the EIV (Enterprise Income Verification) system as a tool to meet the objective of assuring that the "right benefits go to the right persons." Repayment Requirements for Valid Discrepancies For valid discrepancies Management will follow up, as appropriate to the situation by doing the following: Create/correct appropriate certifications; and, Request that all “assistance paid in error” be returned to HUD in one lump sum; or, Require that all “assistance paid in error” is returned to HUD as scheduled in an executed re-payment agreement (Form TC-43hr or TC-44hr) Issue a “material lease violation” and begin the process to terminate assistance and/or tenancy REPORTS: Existing Resident Report The Existing Resident Report will be used during the eligibility review and screening, to determine if the applicant or any member of the applicant household may be receiving HUD assistance at another location. Use of EIV for Income and Discrepancy Reporting is part of the Rental Housing Integrity Improvement Project (RHIIP) Initiative to reduce errors in assistance calculations and payments. In addition, the resident will be provided with notice of material lease violation. Public housing authorities and certain HUD multi-family developers may use the Enterprise Income Verification (EIV) system; in general, though most NSP grantees or subgrantees will not be eligible to use this system. In late October, HUD published a notice titled “Administrative Guidance for Effective and Mandated Use of the Enterprise Income Verification (EIV) System” (PIH 2018-18).The EIV system is a web-based application that allows PHAs to check employment, wage, unemployment compensation and social security benefit information for Section 8 and Public Housing … The individual’s program participation status will be confirmed with the Management of the other property before admission to this property. ÿÿÿÿ 0ñäF� Ë ± ¥) Ö xˆ N Œ• Í• 0 ı• ƈ : ı› {* � ı› œ � � \ ı› � \� 0 /) /) ›- /) /) /) /) /) ¢• ¢• , � /) /) /) ı• /) /) /) /) ÿÿÿÿ ÿÿÿÿ ÿÿÿÿ ÿÿÿÿ ÿÿÿÿ ÿÿÿÿ ÿÿÿÿ ÿÿÿÿ ÿÿÿÿ ÿÿÿÿ ÿÿÿÿ ÿÿÿÿ ÿÿÿÿ ÿÿÿÿ ÿÿÿÿ ÿÿÿÿ ÿÿÿÿ ı› /) /) /) /) /) /) /) /) /) æ ï : ENTERPRISE INCOME VERIFICATION (EIV) USE POLICY DISCLAIMER HUD does not provide a “HUD approved” EIV use Policy. The EIV system is a web-based application that allows PHAs to check employment, wage, unemployment compensation and social security benefit information for Section 8 and Public Housing program participants. Management will not deny, suspend, or reduce any benefits of a resident until appropriate steps have been taken to independently verify information relating to: The amount of the wages, other earnings/income, or unemployment compensation involved; Whether the resident actually has/had access to the wages, other earnings/income, or benefit; and, The period(s) when, the resident actually received the wages, other earnings/income, or benefits. Additionally, EIV collects supplemental employment and benefit information through data sharing agreements with the Social Security Administration (SSA) and the Department of Health and Human Services … Invalid Data in EIV – Multiple Subsidy If the resident claims that the information is invalid, the resident must sign appropriate verification release forms. If information provided by the resident matches the employment information on the EIV Income Report, this is considered 3rd-party electronic verification of employment. » ¼ ë ì J q µ ¶ Ô í † ÷ ò ò ò ò ò ò ò ò ò ò ò ò í è ã Ş Ş Ö Ö Ö Ö Ş Ş The data, pertaining to only one family, will be maintained in the tenant/participant file. Effective January 31, 2010, O/As must use HUD’s EIV system in its entirety: 1. HUD requires that all income, assets, and other family information must be verified according to the following levels of priority. Recordkeeping – Income Reports Income reports used for verification will be printed and maintained in the resident file in accordance with EIV Recordkeeping Requirements. There is more information below about the different subsystems available through Secure Systems. 2. The material contained in this policy is not comprehensive of the continually emerging issues surrounding policies in HUD’s multi-family housing program. provided by the resident for determining the resident’s income. h‰ ^ ^J h‰ ^ h•ys ^J h3\ 5�^J h�.H h3\ 5�CJ ^J aJ h�.H h•ys 5�>*CJ ^J aJ h!b 5�>*CJ ^J aJ h´† 5�>*CJ ^J aJ hWr 5�>*CJ ^J aJ hLxš hLxš 5�CJ ^J aJ hLxš hWr 5�CJ ^J aJ hLxš h¯$7 5�CJ ^J aJ 0 1 2 3 > ? In addition, if the Management uses a benefit letter, or some other form of verification provided by the resident, the Management will document the file and explain why third party verification was not used. Invalid Data in EIV – New Hires If the resident claims that the information is invalid, the resident must sign appropriate verification release forms. During the meeting, the resident will be asked if the information in EIV is accurate. • EIV serves as third party verification and can be used to calculate annual income from SSA benefits as long as the tenant agrees with the information • SSA COLA is not available in EIV until the end of the calendar year • For AR’s effective 1/1 – 4/1, O/A must use 1 of 3 methods for determining the tenant’s income (all Upfront Income Verification Using HUD’s Enterprise Income Verification (EIV) System (Mandatory) PHAs must use HUD’s EIV system in its entirety as a third-party source to verify tenant employment and income information during mandatory reexaminations or … Social Security Benefits The SSA match process begins at the beginning of each month with all of the data being loaded into EIV by the second week of the month. If there is an unexplained difference between the gross benefit and the net payment, the Management will ask the resident to disclose any deductions they may have from their SSA benefits and, when necessary, will request that the resident obtain a current Award Letter from SSA to verify these amounts. The reports help monitor compliance by providing information about residents who may have failed to Report (Income Report): Social Security benefits Past or current employment and employment income Unemployment benefits Income Discrepancy Report Income Discrepancy Reports will be reviewed immediately before and after certification. As an example of nonconformity in verification requirements, both the LIHTC and Section 8 programs include employment as a source of income, but the requirement that the employment be verified using HUDs Enterprise Income Verification (EIV) system is specific to Section 8. Unresolved discrepancies will be documented in the EIV Discrepancy Log as mentioned above. 2. system data within my control, whether online, printed or stored in media, from unauthorized access. The first thing Management will do when there is undisclosed new employment is review the resident’s requirement to report (Reference the “HUD Model Lease”, Paragraph # 16): Residents have no requirement to report a new job if the household cumulative income increases by less than $200 per month ($2400 per year) or if the household income decreases. (2) Processing entities must use HUD's EIV system in its entirety: (i) As a third party source to verify tenant employment and income information during mandatory reexaminations or recertifications of family composition and income, in accordance with § 5.236 , and administrative guidance issued by HUD ; and Enterprise Income Verification (EIV) System – Old or Missing Data HUD has been informed that a number of EIV system Users are encountering old or missing data when attempting to view EIV reports for some properties. Management will not suspend, terminate, reduce, or make a final denial of any financial assistance or payment under a federal benefit program against an individual, or take other adverse action against such individual, as a result of information produced by the EIV system without meeting with the resident and properly verifying the information and notifying the resident in writing of any adverse findings in the same manner as applies to other information and findings related to eligibility factors. In these cases, the resident must certify that the employer and employment information displayed in EIV is invalid and has been wrongly attributed to his or her personal identifiers (SSN, Last Name, and DOB). If Management finds it necessary to use some other alternative form of verification see Appendix 3, Acceptable Forms of Verification, of Handbook 4350.3 Revision-1. Management will contact the employer listed in EIV to verify the information provided by the resident. Using EIV as an upfront income verification (UIV) technique will be valuable in validating tenant-reported income during interim and annual reexaminations of family income; as well as streamlining the income verification process. The purpose of the Enterprise Income Verification (EIV) function within the Real Estate Assessment (REAC) Center is to ensure that limited Federal resources are available to serve as many eligible families as possible by reducing the high incidence of program errors and to improve the integrity and accuracy of information contained in the PIC and EIV systems. Monarch Properties, Inc. policy will be to always obtain the additional verification to ensure that the proper rent and subsidy are calculated. If they do not respond within 10 days they will not receive the rent credit, if warranted. Informaci�n en Espa�ol. This policy represents Monarch Properties, Inc. policy. For example: Use the Income Report in EIV as third party verification that the resident is employed, receiving unemployment, etc., and use 6-8 consecutive pay stubs or current unemployment award letter, etc. Management will encourage the applicant/resident to contact third-party source(s) to correct any inaccurate data in their databases. This ensures that all residents with recertifications effective in those months are treated equally. If Management discovers a discrepancy, the applicant will be notified in writing and will have 14 business days to respond to the inquiry. HUD requires the PHA to obtain third-party verification of reported family annual income and assets, expenses, and other factors that affect the determination of adjusted income or income-based rent (24 CFR 960.259(c) and 24 CFR 982.516(2)). 24 CFR 92.216 - Income targeting: Tenant-Based Rental Assistance and rental units. If the correction generates a rent increase/assistance decrease, the Management will correct the certification and any subsequent certifications using the original certification effective date. In the meantime, use resident-provided documentation to verify resident income. If the applicant or any member of the applicant household fails to fully and accurately disclose receipt of HUD assistance or rental history on the application, the applicant will be denied based on “misrepresentation” of information. See: http://www.ssa.gov/mystatement for more information. The refund will be applied as a “rent credit”. As a third party source to verify tenant employment and income information during mandatory recertifications of family composition and income, in accordance with §5.236, and administrative guidance issued by HUD; … As of December 21, 2020, EIV’s data has been restored and is ready for use in accordance with Chapter 9 of HUD Handbook 4350.3. The EIV system is a federal database that provides quick, easy access to resident income information. Administration database, through HUD’s Enterprise Income Verification (EIV) System, to ensure Page 4 of 15 that all household members information, SSN, birth date and last name, match within 90 days of As a third party source to verify tenant employment and income information during mandatory recertifications of family composition and income; and. When the tenant pays the minimum rent of $25.00, their zero income status must be re-verified in the Enterprise Income Verification system (EIV) every 90 days. Income not previously reported. If complete information is unavailable or the resident claims that the information does not accurately reflect future income, the resident will be asked to sign appropriate verification release forms and/or produce alternative verification documents such as tax returns, bank statements or other documents indicated by HUD Handbook 4350.3. To be able to access these tools, you must register as either a Coordinator or User. NOTE: Employers are not required to report the “Hire Date” when submitting their data to the state. The Management understands that the EIV System does not provide “real-time” information. For both of the above, documentation includes a death certificate, funeral home notice, obituary from the newspaper, etc. If appropriate, new certifications will be generated and “assistance paid in error” will be returned to HUD in compliance with HUD Handbook 4350.3 Revision 1, Chapter 8 and subsequent HUD communications.
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