HUD Handbook 4350.3 § 9-6
EIV Data (HUD Occupancy Handbook 4350.3 REV-1 CHG-4)
HUD guidance — not codified law
In Force
Verified 9/24/2026 · Next check 10/1/2026
effective 9/24/2026FederalSection 8 HCVOperative Text
HUD Handbook 4350.3 § 9-6
A. Data in the EIV system comes from several sources including the following:
1. Tenant information in the EIV system is data from current, active forms
HUD-50059 transmitted to the Tenant Rental Assistance Certification
System (TRACS).
2. Employment and income information comes from two sources, 1) the
Department of Health and Human Services (HHS’) National Directory of
New Hires (NDNH) and 2) the Social Security Administration (SSA).
a. NDNH
1. New Hires (W-4)
2. Quarterly wages for federal and non-federal employees
3. Quarterly unemployment compensation
b. SSA
1. Social Security (SS) benefits
2. Supplemental Security Income (SSI) benefits
3. Dual Entitlement benefits
4. Medicare premium information
5. Disability status
B. Schedule of EIV Updates
1. SSA Updates
a. A quarterly match is conducted against SSA records for tenants
who pass the SSA identity test (See C.2 below).
b. Each quarter the entire tenant population is matched with SSA.
Each month during a quarter, a group of tenants are matched on
their next recertification month. (See Figure 9-2 below.)
c. 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.
d. Records that are new or that have been significantly updated are
matched in the next monthly SSA matching cycle.
e. Benefits that include the cost of living adjustments (COLAs) are
not available from SSA for uploading into EIV until the end of the
calendar year.
HUD Multifamily Occupancy Handbook 9-3 8/13
Chapter 9: Enterprise Income Verification (EIV)
When processing recertifications with an effective date of January
1, February 1, March 1 and April 1, in order to complete the
Recertification Steps outlined in Chapter 7, Figure 7-3, and
provide the tenant with the required 30-day notice of any increase
in rent, the owner must use one of the methods below for
determining the tenant’s income.
(1) Use the benefit information reported in EIV that does not
include the COLA as third party verification as long as the
tenant confirms that the income data in EIV is what he/she
is receiving;
(2) Use the SSA benefit, award letter or Proof of Income Letter
provided by the tenant that includes the COLA adjustment
if the date of the letter is within 120 days from the date of
receipt by the owner;
(3) Determine the tenant’s income by applying the COLA
increase percentage to the current verified benefit amount
and document the tenant file with how the tenant’s income
was determined; or
(4) Request third party verification directly from SSA when the
income in EIV does not agree with the income the tenant
reports he/she is receiving. (See Paragraph 9-15)
(5) All recertifications effective after April 1 must reflect the
SSA benefit that includes the COLA.
f. EIV retains the last eight actions processed by SSA for a tenant.
Figure 9-2 Schedule of SSA Updates
Group Recertification Month Months Data Is Refreshed in EIV
I April, May, June, July January, April, July, October
II August, September, October, November February, May, August, November
III December, January, February, March March, June, September, December
For example, the SSA data for tenants with a recertification month
of April, May, June or July is refreshed in EIV in January, April,
July and October.
3. NDNH Updates
a. Tenants who pass the identity match with SSA are matched with
the NDNH new hires (W-4), wage and unemployment data.
HUD Multifamily Occupancy Handbook 9-4 8/13
Chapter 9: Enterprise Income Verification (EIV)
b. There are two matches performed:
(1) Monthly match:
(a) Entire eligible tenant base is matched with the new
hires (W-4) data, and
(b) Newly admitted tenants are matched with the wage
and unemployment benefit data.
(2) Quarterly match of the entire tenant base with the new
hires (W-4), wage and unemployment benefit data.
See Figure 9-3 below.
c. The new hires (W-4), wage and unemployment benefit data is
loaded into EIV by the 20th of each month.
d. EIV retains the last 8 actions processed by HHS of the NDNH
employment and income data for a tenant.
Figure 9-3 Scheduled of NDNH Updates
Month Type of Match
January Monthly
February Quarterly
March Monthly
April Monthly
May Quarterly
June Monthly
July Monthly
August Quarterly
September Monthly
October Monthly
November Quarterly
December Monthly
HUD Multifamily Occupancy Handbook 9-5 8/13
Chapter 9: Enterprise Income Verification (EIV)
C. Screening of Personal Identifiers
1. EIV Pre-screening
Prior to sending tenant information to SSA for validation of a tenant’s
personal identifiers (last name, DOB and SSN), a pre-screening is
conducted to identify tenants who are missing or have invalid personal
identifiers. These tenants are not sent to SSA for the identity match until
the personal identifier information has been corrected in TRACS.
2. SSA Identity Test
a. Tenants who pass the EIV pre-screening test are sent to SSA for
verification of their personal identifiers against SSA records.
Tenants whose personal identifiers do not match SSA’s records
cannot be matched against HHS’ NDNH or SSA’s records until the
personal identifier information has been corrected in TRACS.
b. Tenants whose personal identifiers match SSA’s records are
matched against HHS’ NDNH and SSA’s records to obtain
employment and income information.
See Paragraph 9-12.C for information on using the Failed EIV Pre-Screening and
Failed SSA Identity Test Reports for correcting discrepant data.Source: Legislative text reproduced verbatim
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