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Enterprise Income Verification (EIV) System for Multifamily Housing Program Users


	Information by State Print version

EIV User Login:

	Owners, Management Agents & Contract Adminstrators
	HUD staff (Internal Users)

	What's Hot!
EIV Application and Online Access for Multifamily Housing Programs, including User and User Administration Manuals EIV Training and Outreach for Multifamily Housing Programs

Background

Under the Rental Housing Integrity Improvement Project (RHIIP) initiative, the Office of Housing is responsible for ensuring that the proper subsidy is provided to low-income families through its rental assistance programs. The amount of rental assistance paid on behalf of the family is calculated using the family's annual income, less allowable deductions. Therefore, it is critical that Owners and Management Agents (O/As) obtain and adequately verify annual income and benefit information in making rental housing subsidy determinations. The Director of the Office of Housing Assistance and Grant Administration sent a letter to all owners and management agents informing them that they may obtain access to the EIV system. The Office of Housing will provide EIV System Updates for Multifamily Housing Program Users
as the need arises.

Upfront Income Verification (UIV) techniques

During interim and annual recertification of family income, O/As should begin with the highest verification method, and that is, upfront income verification. UIV is the verification of income, before or during a family recertification, through an independent source that systematically and uniformly maintains income information in a computerized form for a large number of individuals.

UIV Data System: EIV

HUD makes monthly Social Security (SS) and Supplemental Security Income (SSI) benefits data from the Social Security Administration (SSA) and monthly employer new hires (W-4), quarterly wage for federal and non-federal employees, and quarterly unemployment data from the Department of Health and Human Services’ (HHS’) National Directory of New Hires (NDNH) available in EIV.

EIV compiles these data and makes them available to:

O/As to assist them in verifying tenant-provided income information at the time of re-certification for HUD’s rental assistance programs. O/As are not to take the income data in EIV and use it to calculate a tenant’s income without speaking with the tenant family. See guidance on Resolving Income Discrepancies between Tenant-Provided and Enterprise Income Verification (EIV) System Income Data. Social Security Administration (SSA) Form 7004 form may be used by O/As to request a tenant’s Social Security Earnings Statement.
Contract administrators (CAs) in preparation for and during management and occupancy reviews (MORs) of O/A program operations.
HUD's Office of Inspector General (HUD-OIG) in carrying out its objective to detect and pursue cases of waste, fraud, and abuse of HUD's programs.

The Department has developed this tool to better ensure that the right benefits go to the right persons. Although the use of the EIV system is not mandatory at this time, O/As are encouraged to incorporate the use of the EIV system into their day-to-day operations and CAs are encouraged to use the system in the performance of MORs, the purpose of which is to ensure the reduction in improper payments of HUD subsidies. The EIV System has already proven to be instrumental in reducing income and rent determination errors and improper payments due to unreported and underreported family household income. With the impending mandate for O/As to use EIV as a third party income verification tool and increased monitoring of O/A verification of tenant income, HUD will further reduce improper payment of HUD subsidy.

System Security Measures

The integrity and availability of data in EIV is essential. The data contained therein needs to be protected from unanticipated or unintentional use and disclosure. Through its system security measures, HUD restricts the use of this information to program administrators such as O/As, HUD approved officials such as contract administrators (CAs) under contract with HUD, and HUD's OIG, the law enforcement arm of HUD. Further information is available from EIV application information and online access.

Content updated May 23, 2008

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