Enterprise Income Verification (EIV) System
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.
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. 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 (HHS). These agreements, in combination with HUD’s PIC system and EIV reports, provide an analysis of income and benefit information that the EIV team monitors in order to assist Public Housing Agencies (PHAs) and HUD Field Offices to identify and resolve certain regulatory deficiencies and to implement proactive measures to effectively mitigate risk and program waste, fraud and abuse.
System Information
| EIV Tools
Useful Links |
What's New
- Suggested Data Sources used to Verify Income and Assets
- Deceased Tenants Training Slides
- Immigration Report Training Slides
- Income Validation Tool Training Slides
- Identity Verification Report Training Slides
- Multiple Subsidy Report Training Slides
Points of Contact
Other Information
- Refinement of Income and Rent Rule
- PIH Notice 2018-24 - Verification of Security Numbers (SSNs), Social Security (SS) and Supplemental Security Income (SSI) Benefits; and Effective Use of the Enterprise Income Verification (EIV) System's Identity Verification Report
- PIH Notice 2018-18(HA) - Administrative Guidance for Effective and Mandated Use of the Enterprise Income Verification (EIV) System
- PIH Notice 2015-06 - Privacy Protection Guidance for Third Parties
- PIH Notice 2012-4 - Effective Use of the Enterprise Income Verification (EIV) System's Deceased Tenants Report to Reduce Subsidy Payment & Administrative Errors
- PIH Notice 2013-04 - Guidance on Verification of Excluded Income
Enterprise Income Verification (EIV) System
Overview
The purpose of HUD's EIV System is to provide integrated family and income data reports using a single source, via the Internet, for PHAs and HUD Field Offices to use in day-to-day operations during required annual reexaminations. EIV provides the following information:
- A series of Reports to supplement and verify tenant provided information
- Monthly updates of NDNH new hires information
- Quarterly NDNH wage Reports (including employer information and Federal wage information
- Quarterly NDNH unemployment compensation information
- Monthly social security (SS) and supplemental security income (SSI) benefits
The EIV System is available to all PHAs nationwide. Effective January 31, 2010, PHAs are required to use and implement the EIV system in their day-to-day operations. Please see Final Rule and issued Guidance. PHAs should contact their EIV Coordinator at their local HUD Field Office for further information on obtaining access to the EIV system.
Benefits of the System
- Increases the efficiency and accuracy of income and rent determinations
- Reduces incidents of underreported and mis-reported household income
- Removes the barriers to verifying tenant-reported income
- Addresses material weaknesses in a PHA's reexamination process and program operations
- Assures that more eligible families are able to participate in the program
Reduces improper payments EIV System Uses and Capabilities
- Provides new hire, wage, unemployment compensation, and Social Security benefit information through a data matching process for households covered by a HUD-Form 50058 and individuals who have disclosed a valid Social Security Number (SSN)
- Allows PHAs to view monthly new hire information, quarterly wage, employer information, quarterly unemployment benefit payments, monthly Social Security (SS) and Supplemental Security Income (SSI) benefits, and Medicare deductions and/or buy-ins for tenants within the PHA's jurisdiction
- Provides income discrepancy reports to identify families who may have substantially underreported household income
- Identifies individuals who are required to disclose a valid SSN to the PHA
- Identifies individuals who may have disclosed an invalid SSN to the PHA
- Identifies individuals who may be receiving duplicate rental assistance
- Identifies individuals who may have voluntarily or involuntarily ended their participation (EOP) in a PIH rental assistance program with an adverse status and/or outstanding debt owed to a PHA as of the EOP date, HUD Form 52675 Debts Owed to Public Housing Agencies and Terminations.
Up-Front Income Verification (UIV) Tools
There are various resources that PHAs can use to verify income. Resources may vary from state to state, and can include:
The Work Number/Equifax: An automated service that provides controlled access to a national database of almost 40 million employment and income records. The Work Number can provide quick and accurate employment and wage information.
Experian: Electronically links and gathers data from various sources to deliver consistent, accurate, real-time view of customer data. Experian maintains and manages customer information, from names and addresses to vehicle numbers and credit information. Its extensive data resources provide better insight into how a customer behaves.
Internal Revenue Service (IRS) Form 4506-T: This IRS form may be used by a PHA to request a tenant's tax return transcript. The transcript shows most line items contained on the return as it was originally filed, including any accompanying forms and schedules. Tax return transcripts are generally available for the current and past three years. If a statement of the tenant's tax account, which shows changes that the tenant or IRS made after the original return was filed, you must request a "Tax Account Transcript." This transcript shows basic data including marital status, type of return filed, adjusted gross income, taxable income, payments and adjustments made on the tenant's account. There is no charge for the transcripts and should be received within 10 business days from the time the IRS receives the request. See IRS Frequently Asked Questions for more information.
Internal Revenue Service (IRS) Form 4506: This IRS form may be used by a PHA to request a tenant's exact copy of a previously filed and processed tax return and all attachments (including Forms W-2). Copies are generally available for 7 years from the filing date. There is a $50 fee for each tax year requested. See IRS Frequently Asked Questions for more information.
*Note: This list is not all-inclusive. There are many vendors that offer income and employment verification services. PHAs should confirm with the vendor, the source from which income and employment information is delivered