HUD Housing Notice § 2010-08
Implementation of Refinement of Income and Rent Determination Requirements in Public and Assisted Housing Programs: Implementation of the Enterprise Income Verification System - Amendments; Final Rule (HUD Housing Notices)
HUD guidance — not codified law
In Force
Verified 10/6/2026 · Next check 10/13/2026
effective 10/6/2026FederalAffordable Housing ProgramsOperative Text
HUD Housing Notice § 2010-08
U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT
Special Attention of: NOTICE: H 10-08
Multifamily Hub Directors Issued: April 13 2010,
Multifamily Program Center Directors
Rural Housing Services (RHS) Directors Expires: April 30, 2011
Supervisory Housing Project Managers
Housing Project Managers
Contract Administrators
Multifamily Owners and Management Agents ___________________
Cross References:
Subject: Implementation of Refinement of Income and Rent Determination Requirements
in Public and Assisted Housing Programs: Implementation of the Enterprise
Income Verification System - Amendments; Final Rule
I. Purpose
The purpose of this Notice is to provide instructions to owners and management agents
(O/As) participating in one of Multifamily Housing’s rental assistance programs listed in
Section III of this Notice, on the new requirements found in the Refinement of Income
and Rent Determination Requirements in Public and Assisted Housing Programs:
Implementation of the Enterprise Income Verification System – Amendments; Final
Rule, published in the Federal Register on December 29, 2009. A copy of the final rule
is attached to this Notice and is also located at
http://edocket.access.gpo.gov/2009/pdf/E9-30720.pdf.
II. Background of Final Rule
In 2001, OMB released the President’s Management Agenda which established the
reduction of erroneous payments as a key government-wide priority, evidenced by the
Eliminating Improper Payments initiative, which required agencies to measure improper
payments annually, develop improvement targets and corrective actions, and track
results. At that time, HUD established the Rental Housing Integrity Improvement Project
(RHIIP) to address the causes of errors and improper payments in HUD’s assisted
housing programs and to ensure that the right benefits go to the right persons.
On June 19, 2007, to be consistent with the RHIIP initiative, HUD published for public
comment a proposed rule to revise HUD’s public and assisted housing program
regulations. The purpose of the proposed rule was to address HUD’s priority of reducing
errors in subsidy payments to public housing authorities and O/As caused by incorrect
income determinations and rent calculations in both HUD’s public housing program and
in tenant-based and project-based rental assistance programs. After consideration of
public comments, the final rule was published on January 27, 2009. To be consistent
with Administration policy to review rules issued during the transition from one
Administration to another, HUD re-opened the January 27, 2009, final rule for public
comment, and specifically solicited public comment on extending the effective date of
the rule. The public comments received highlighted certain regulatory provisions that
required further clarification and ones that were outside the purpose of the rule, which is
full implementation of the Enterprise Income Verification (EIV) system. By final rule
published on August 28, 2009, HUD delayed the effective date of the January 27, 2009,
final rule to January 31, 2010, and requested public comment on the proposed
amendments to the final rule entitled Refinement of Income and Rent Determination
Requirements in Public and Assisted Housing Programs: Implementation of Enterprise
Income Verification through publication of a proposed rule on October 15, 2009. The
Refinement of Income and Rent Determination Requirements in Public and Assisted
Housing Programs: Implementation of the Enterprise Income Verification System—
Amendments; Final Rule was published December 29, 2009, making this rule effective
January 31, 2010, superseding the January 27, 2009, final rule. This rule also supports
Executive Order 13520, Reducing Improper Payments, signed by President Barack
Obama on November 20, 2009.
In accordance with the directions from the Office of the Federal Register, the December
29, 2009, final rule, because it is the later published rule, supersedes the January 27,
2009, final rule, which also took effect on January 31, 2010. Accordingly, only the
regulatory amendments of the December 29, 2009, final rule are effective and applicable.
The use of the EIV system by O/As as an upfront income verification (UIV) technique,
will serve as a valuable tool in validating tenant reported income during interim and
annual recertifications of family income; as well as in streamlining the income
verification process, resulting in less administrative burden in complying with third party
verification requirements. EIV will help to identify and cure inaccuracies in housing
subsidy determinations, which will benefit O/As, tenants and taxpayers by ensuring that
the level of benefits provided on behalf of families is proper. Finally, the use of EIV will
assist in preventing fraud, waste and abuse within Multifamily Housing’s rental
assistance programs.
To make the EIV system as effective as possible, the subject final rule also made certain
changes to the requirements for disclosure and verification of a Social Security Number
(SSN). The SSN requirement stems from the Housing and Community Development Act
of 1987 which granted the Secretary of HUD the authority to require applicants and
participants (including their household members) to disclose their SSN in order to
participate in a HUD rental assistance program. The purpose of this statutory provision
was to enable the Department to provide accurate rental assistance on behalf of the family
and to prevent fraud, waste and abuse in the rental assistance programs covered under the
HCD Act.
The SSN, along with the name and date of birth of an individual, is used by HUD to
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verify the individual’s identity, obtain employment and income information about the
individual through computer matching programs for verification purposes at
recertification and to ensure that the Department is not paying duplicate rental assistance
on behalf of that individual.
III. Applicability
This Notice applies to the following programs:
A. Project-based Section 8
1. New Construction
2. State Agency Financed
3. Substantial Rehabilitation
4. Section 202/8
5. Rural Housing Services Section 515/8
6. Loan Management Set-Aside (LMSA)
7. Property Disposition Set-Aside (PDSA)
B. Section 101 Rent Supplement
C. Section 202/162 Project Assistance Contract (PAC)
D. Section 202 Project Rental Assistance Contract (PRAC)
E. Section 811 PRAC
F. Section 236
G. Section 236 Rental Assistance Payment (RAP)
H. Section 221(d)(3) Below Market Interest Rate (BMIR)
IV. Change in Social Security Number (SSN) Requirements
A. Change in Regulation
1. Revised Regulation
The regulation at 24 CFR 5.216 now requires that assistance applicants
and tenants, excluding tenants age 62 and older as of January 31, 2010,
whose initial determination of eligibility was begun prior to January 31,
2010, and those individuals who do not contend eligible immigration
status, to disclose and provide verification of the complete and accurate
SSN assigned to them. The requirement to disclose and provide
verification of a SSN is no longer limited to those assistance applicants
and tenants six years of age and older. In addition, the process of having
an applicant household certify they have a SSN for each household
member six years of age and older, and continuing with the recertification
process until the time of their move-in certification is no longer applicable.
2. Exceptions to Disclosure of SSN
The SSN requirements do not apply to:
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(a) Individuals who do not contend eligible immigration status.
(1) Mixed Families: For projects where the restriction on
assistance to noncitizens applies and where individuals are
required to declare their citizenship status, the existing
regulations pertaining to proration of assistance or
screening for mixed families must continue to be followed.
In these instances, the owner will have the tenant’s
Citizenship Declaration on file whereby the individual did
not contend eligible immigration status to support the
individual not being subject to the requirements to disclose
and provide verification of a SSN.
NOTE: The O/A may not deny assistance to mixed
families due to nondisclosure of a SSN by an individual
who does not contend eligible immigration status.
(2) For Section 221(d)(3) BMIR, Section 202 PAC, Section
202 PRAC and Section 811 PRAC properties, the
restriction of assistance to noncitizens does not apply.
Individuals living at one of these properties who do not
contend eligible immigration status must sign a
certification, containing the penalty of perjury clause,
certifying to that effect. The certification will support the
individual not being subject to the requirements to disclose
or provide verification of a SSN. The certification must be
retained in the tenant file.
(See Handbook 4350.3 REV-1, Paragraphs 3-12 N, O and P
for more information on mixed families and proration of
assistance.)
NOTE: HUD regulations do not prohibit an individual (head of household
with other eligible household members) with ineligible immigration status
from executing a lease or other legally binding contract. However, if your
state law prohibits this, the family must not be admitted into the program.
(b) Individuals age 62 or older as of January 31, 2010, whose initial
determination of eligibility was begun before January 31, 2010.
The eligibility determination is based on participation in either a
Public and Indian Housing or Multifamily HUD assisted program.
The eligibility date is based on the initial effective date of the form
HUD-50059 or form HUD-50058, whichever is applicable.
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(1) The exception status for these individuals is retained if the
individual moves to a new assisted unit under any HUD
assisted program or if there is a break in his or her
participation in a HUD assisted program.
(2) When determining the eligibility of an individual who
meets the exception requirements for SSN disclosure and
verification, documentation must be obtained from the
owner of the property where the initial determination of
eligibility was determined prior to January 31, 2010, that
verifies the applicant’s exemption status. This
documentation must be retained in the tenant file. An O/A
must not accept a certification from the applicant stating
they qualify for the exemption.
Example:
Mary Smith does not have a SSN. Mary does not
have to disclose or provide verification of a SSN
because she was 73 years old as of January 31,
2010, and her initial eligibility for HUD’s rental
assistance program was determined when she
moved into Hillside Apartments on February 1,
2009 (initial eligibility was determined prior to
January 31, 2010.)
Mary moved out of Hillside Apartments on April
10, 2010, and moved in with her daughter who
was not receiving HUD’s rental assistance.
Mary then applied at Jones Village, another HUD
subsidized apartment complex, on November 5,
2010. Because Mary’s initial eligibility to
receive HUD’s rental assistance was begun prior
to January 31, 2010 (February 1, 2009), Mary is
not required to meet the SSN disclosure and
verification requirements as long as the owner
can verify Mary’s initial eligibility date at
Hillside Apartments was begun prior to January
31, 2010.
(c) Existing tenants as of January 31, 2010, who have previously
disclosed their SSN and HUD has determined their SSN to be
valid.
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O/As may confirm HUD’s validation of the tenant’s SSN by
viewing the household’s Summary Report or the Identity
Verification Report in the EIV system.
B. Timeframe for Providing Social Security Numbers
1. Applicants
(a) Applicants currently on or applying to waiting list
Applicants do not need to disclose or provide verification of a SSN
for all non-exempt household members at the time of application
and for placement on the waiting list. However, applicants must
disclose and provide verification of a SSN for all non-exempt
household members before they can be housed.
(b) Housing applicants from the waiting list
If all non-exempt household members have not disclosed and/or
provided verification of their SSNs at the time a unit becomes
available, the next eligible applicant must be offered the available
unit.
The applicant who has not disclosed and/or provided verification
of SSNs for all non-exempt household members has 90 days from
the date they are first offered an available unit to disclose and/or
verify the SSNs. During this 90-day period, the applicant may, at
its discretion, retain its place on the waiting list. After 90 days, if
the applicant is unable to disclose and/or verify the SSNs of all
non-exempt household members, the applicant should be
determined ineligible and removed from the waiting list.
2. Tenants
(a) Timeframe for providing SSN
(1) All tenants, except those individuals age 62 or older as of
January 31, 2010, whose initial determination of eligibility
was begun before January 31, 2010 (based on the effective
date of the form HUD-50059 or form HUD-50058,
whichever is applicable), and those individuals who do not
contend eligible immigration status, must disclose and
provide verification of their SSN at the time of their next
interim or annual recertification if:
(i) They have not previously disclosed a SSN;
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(ii) Previously disclosed a SSN that HUD or the SSA
determined was invalid; or
(iii) Been issued a new SSN.
(2) If a tenant fails to provide a valid and verified SSN, the
household is subject to termination of tenancy in
accordance with 24 CFR 5.218. See Paragraph E.1. below.
(b) SSN Not Previously Disclosed
The head of household must bring SSN verification, through one
or more of the documents listed in Section IV.D Verification, to
the recertification meeting for any household member who has not
disclosed and provided verification of their SSN.
(c) Invalid SSN Disclosed
The head of household must be notified when EIV pre-screening or
the SSA validation determines that a household member has
provided an invalid SSN. See Section IV.D.1(d) for information
on the Failed EIV Pre-Screening Report and the Failed
Verification Report and Section IV.D.2 for acceptable SSN
verification documentation.
(d) Assignment of a New SSN
If a tenant or any member of a tenant’s household is or has been
assigned a new SSN, the tenant must provide the SSN and
documentation to verify the SSN (see Section D. Verification
below) to the O/A at:
(1) The time of receipt of the new SSN; or
(2) The next interim or regularly scheduled recertification;
or
(3) Such earlier time as specified by the O/A.
(e) Adding a Household Member
(1) Age Six or Older
When a tenant requests to add a household member who is
age six or older, the documentation of the SSN as
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referenced in Section IV.D.2 of this notice for the new
household member, must be provided to the O/A at the
time of the request or at the time the recertification that
includes the new household member is processed. The O/A
must not add the new household member until such time as
the documentation is provided.
(2) Child Under the Age of Six
(i) With a SSN - When adding a household member
who is a child under the age of six with a SSN, the
child’s SSN must be disclosed and verification
provided at the time of processing the recertification
of family composition that includes the new
household member.
(ii) Without a SSN - If the child does not have a SSN,
the O/A must give the household 90 days in which
to provide documentation of a SSN for the child.
An additional 90-day period must be granted by the
O/A if the failure to provide documentation of a
SSN is due to circumstances that are outside the
control of the tenant. Examples include but are not
limited to: delayed processing of the SSN
application by the SSA, natural disaster, fire, death
in family, etc. During this time period, the child is
to be included as part of the household and will
receive all of the benefits of the program in which
the tenant is involved, including the dependent
deduction.
A TRACS ID will be assigned to the child until the
documentation of the SSN is required to be
provided. At the time of the disclosure of the SSN,
an interim recertification must be processed
changing the child’s TRACS ID to the child’s
verified SSN. If the SSN is not provided, the
household is subject to the penalties described in
Paragraph E. below.
C. Applying for a Social Security Number
An individual who has never been issued a SSN card or who has lost their SSN
card may complete Form SS-5 – Application for a Social Security Card to request
an original or replacement SSN card, or change information on his/her SSA
record. The form is attached to this Notice and also available online at
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www.ssa.gov, or can be obtained at the local SSA office. O/As should provide
assistance in applying for a SSN to any applicant or tenant who requests it.
D. Verification
1. The O/A shall verify and document each disclosed SSN by:
(a) Obtaining the documentation listed in 2 below from each member
of the applicant’s or tenant’s household.
(b) Making a copy of the original documentation submitted, returning
the original to the individual and retaining the copy in the file
folder;
(c) Recording the SSN on line 45 of the form HUD-50059 and
transmitting the data to TRACS in a timely manner. O/As are
encouraged to transmit the form HUD-50059 data within 30
calendar days, to enable HUD to initiate its computer matching
efforts; and
(d) To ensure that the SSN transmitted to TRACS is valid, O/As must
use the Failed EIV Pre-Screening Report and the Failed
Verification Report in EIV in accordance with the instructions in
the current HUD Housing Notice, Enterprise Income Verification
System.
(1) The Failed EIV Pre-Screening Report identifies tenants
who failed the EIV pre-screening test due to invalid or
missing personal identifiers.
(2) The Failed Verification Report identifies tenants that have
had their personal identifiers sent to SSA, via HUD’s
computer matching program with the SSA, but the data
could not be verified by SSA due to missing or invalid
information or other SSA issues.
2. Acceptable Verification Documents – Most individuals should be able to
verify all SSNs with a Social Security card. However, if the applicant or
tenant cannot produce the Social Security card for any or all non-exempt
household members, other documents showing the household member’s
SSN may be used for verification. He or she may be required to provide
one or more of the following alternative documents to verify his or her
SSN.
(a) Original document issued by a federal or state government agency
which contains the name, SSN, and other identifying information
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of the individual.
(b) Drivers license with Social Security Number
(c) Earnings statements on payroll stubs
(d) Bank statement
(e) Form 1099
(f) SSA benefit award letter
(g) Retirement benefit letter
(h) Life insurance policy
(i) Court records
Further information regarding acceptable verification documents can be
found in HUD Handbook 4350.3, REV-1 Occupancy Requirements of
Subsidized Multifamily Housing Programs.
3. Rejection of Documentation
The O/A must reject a document that:
(a) Is not an original document; or
(b) Is the original document but it has been altered, mutilated, or is not
legible; or
(c) Appears to be a forged document (e.g., does not appear to be
authentic).
The O/A must explain to the applicant or tenant the reason(s) why the
document(s) is not acceptable and request the individual obtain acceptable
documentation of the SSN and submit it to the O/A within a reasonable
time frame.
4. Actions Once SSN is Verified
(a) Once the individual’s SSN has been verified, the O/A should
remove and destroy the copy of the documentation referenced in
Paragraph D.1.b above by no later than the next recertification of
family income or composition.
(1) Paper documentation should be destroyed by shredding,
pulverizing or burning.
(2) Electronic documentation should be destroyed by erasing
or permanently deleting the file.
(3) Additional guidance related to destruction of records is
available in HUD Handbook 2400.25, REV-2: HUD
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Information Technology Security Policy, dated October 1,
2008. The handbook is available online at:
http://www.hud.gov/offices/adm/hudclips/handbooks/admh
/2400.25/index.cfm.
(b) The retention in the tenant file of the Household Summary Report
from the EIV system which will report the status of the identity
verification process provides verification of the SSN. Retaining
this report in the tenant file and destroying the copy of the SSN
documentation will minimize the risk of exposing the individual’s
SSN. O/As are encouraged to minimize the number of tenant
records that contain documents which display the full nine-digit
SSN.
E. Penalties for a Tenant’s Non-disclosure of SSN
1. Termination of Tenancy – O/As must terminate the tenancy of a tenant
and the tenant’s household if the tenant does not meet the SSN disclosure,
documentation and verification requirements in the specified timeframe as
the household is in non-compliance with its lease.
(a) This termination of tenancy includes those households who have
not disclosed and verified the SSN for any child under the age of 6
who did not have a SSN when added to the household with the
understanding that this SSN would be provided within 90 days
after admission, or within the 90-day extension period, if
applicable.
(b) There is no proration of assistance for those household members
who are required to obtain a SSN but who fail to disclose and
verify their SSN.
(c) Termination of tenancy does not apply to those households with
individuals who do not contend eligible immigration status or who
are age 62 or older as of January 31, 2010, whose initial
determination of eligibility was begun before January 31, 2010
(based on the effective date of the form HUD-50059 or form
HUD-50058, whichever is applicable), unless there are other
members of the household who have not disclosed or provided
verification of their SSNs.
2. Deferring Termination of Tenancy – The O/A may defer termination of
tenancy and provide the tenant with an additional 90 days past their next
regularly scheduled recertification of income and family composition to
become compliant with the SSN disclosure and verification requirements.
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(a) The deferral is at the O/A’s discretion and must only be provided if
failure to meet the SSN requirements was due to circumstances
outside the control of the tenant and there is likelihood that the
tenant will be able to disclose and provide verification of the
needed SSN(s) by the deadline date.
(b) After this 90-day deferral, if the tenant has not disclosed and
provided verification of the needed SSN(s), the O/A must pursue
termination of tenancy.
V. Mandatory Use of the Enterprise Income Verification (EIV) System
A. New Regulation
The new regulation at 24 CFR 5.233 requires O/As to incorporate use of EIV in
its entirety:
1. As a third-party source to verify tenant employment and income
information during mandatory recertifications of family composition and
income, and
2. To reduce administrative and subsidy payment errors.
B. Implementing the Use of the EIV System
1. Effective January 31, 2010, it is mandatory that O/As use EIV:
(a) At the time of recertification of family composition and income.
(b) At other times as specified:
(1) By HUD in the current Housing Notice Enterprise Income
Verification (EIV) System.
(2) In the O/A’s Tenant Selection Plan and Policies and
Procedures.
2. In order to account for the 120 days permitted to process an annual
recertification, all recertifications with an effective date of June 1, 2010,
and beyond must reflect use of the EIV system. This date was determined
by adding 120 days to the January 31, 2010, effective date of the final
rule.
C. EIV System
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1. EIV Access
The EIV system is part of HUD’s Secure Systems. In order to access the
EIV system, a user must obtain access rights to the EIV system as either
an EIV Coordinator or EIV User depending upon the required level of
functionality in the system.
Instructions for obtaining access to EIV are posted at:
http://www.hud.gov/offices/hsg/mfh//rhiip/eiv/eivapps.cfm
2. EIV Use
The current Housing Notice, Enterprise Income Verification System,
provides instructions on use of EIV data for verifying, at the time of
recertification, the employment and income of individuals participating in
one of Multifamily Housing’s rental assistance programs listed in Section
III of this Notice. The Notice also provides instructions for using the
various reports in the EIV system. The Notice is posted at:
http://portal.hud.gov/portal/page/portal/HUD/program_offices/administrati
on/hudclips/notices/hsg
3. Monitoring Compliance
Contract Administrators (Performance Based Contract Administrators
(PBCAs), Traditional Contract Administrators (TCAs), and HUD staff)
(CAs) must monitor the O/A’s compliance with the requirement to use
EIV and the data contained in the EIV system. Information on monitoring
EIV compliance is discussed in the Rent and Income Determination
Quality Control Monitoring Guide for Multifamily Housing Programs. A
copy of the Guide is located on the Multifamily RHIIP page at:
http://www.hud.gov/offices/hsg/mfh//rhiip/mfhrhiip.cfm
D. Penalties for Not Having Access To and/or Using EIV
Effective January 31, 2010, O/As are required to have access to and begin using
the EIV system as a third party verification source and as a supplement to
reducing administrative and subsidy payment errors.
1. No Penalty Imposed
Listserv and iMAX messages were posted beginning in mid-November
2009, with instructions to submit a hardcopy Coordinator Access
Authorization Form (CAAF) to the Multifamily Help Desk by December
15, 2009, and complete the online request for certification by January 15,
2010, in order to be assured of EIV access by January 31, 2010. If an O/A
is able to provide verification that it met these deadlines, but has not yet
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received access at the time of an on-site review, they will not be penalized
for the inability to begin using the system on January 31, 2010.
The O/A must:
(a) Present the initial hardcopy CAAF sent to the Multifamily Help
Desk in order to verify that it was submitted by December 15,
2009.
(b) Present a copy of the online CAAF for certification to verify that it
was submitted by January 15, 2010.
(c) Follow-up with the Multifamily Help Desk if access has not been
granted.
(d) Begin implementing use of EIV immediately upon receiving
access.
2. Penalty Imposed
(a) If it is determined that the O/A did not receive access to the EIV
system by January 31, 2010, because it did not submit its CAAF to
the Multifamily Help Desk by December 15, 2009, and/or did not
complete the property assignment process by January 15, 2010, as
instructed in Listserv and iMAX messages posted beginning mid-
November 2009, did not begin using EIV as of January 31, 2010,
or is not using EIV in accordance with the current EIV HUD
Housing Notice:
(1) The CA must make this a finding on its report to the O/A.
(2) The O/A will incur a penalty of a five percent decrease in
the voucher payment for the month following the date the
violation was found.
(3) The O/A must make an adjustment on its next scheduled
voucher to adjust for the five percent decrease.
(4) The CA must monitor the O/A to ensure the adjustment is
made.
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(b) The O/A will have 30 days to cure the finding as a result of the on-
site review.
(1) Once the O/A cures the finding by obtaining access to
and/or using EIV, another adjustment to the voucher will be
made by the O/A to collect the funds previously returned to
HUD.
(2) If the O/A fails to cure the finding within the time allotted,
both the owner and the management agent will be flagged
in HUD’s Active Partners Performance System (APPS).
Once the finding is cured, the flag will be removed.
VI. Notification to Applicants/Tenants of Regulation Changes
A. Change in the SSN Disclosure and Verification Requirements
1. Applicants
O/As must contact applicants currently on the waiting list notifying them
of the change in SSN requirements and that they will have to disclose and
provide verification of SSNs for all non-exempt household members
before they can be admitted.
2. Tenants
(a) Notice must be given to the head of household indicating SSN
documentation must be brought to the recertification meeting for
all household members, except for those individuals over the age
of 62 as of January 31, 2010, whose initial determination of
eligibility was begun before January 31, 2010 (based on the
effective date of the form HUD-50059 or form HUD-50058,
whichever is applicable), and for those individuals who do not
contend eligible immigration status, who have:
(1) Not disclosed their SSN;
(2) Previously disclosed a SSN that HUD or the SSA
determined was invalid; or
(3) Been issued a new SSN.
(b) Notice must be given to all tenants indicating the change in SSN
requirements when adding a new household member (see Section
IV.B.2.e).
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(c) Concerning subparagraphs (a) and (b) above, ensure that these
requirements are provided in a translated form to individuals with
limited English proficiency.
B. Mandatory Use of EIV
Tenants must be notified of the mandatory use of EIV by O/As. The Department
has developed an EIV brochure titled EIV & You to assist the O/A in notifying
tenants and applicants who have been selected from the waiting list for screening
and final application processing. This brochure can be found on the Multifamily
EIV website at http://www.hud.gov/offices/hsg/mfh/rhiip/eiv/eivhome.cfm. The
brochure can also be ordered by calling HUD at 800-767-7468 or faxing 202-708-
2313. The brochure is required by Housing Notice H 2010-02 to be distributed at
each annual recertification and when an applicant household has been selected
from the waiting list for screening and final application processing.
VII. Updating O/A’s Tenant Selection Plans and Policies and Procedures
A. The Tenant Selection Plan must be updated to include:
1. Changes in SSN requirements; and
2. Use of the EIV Existing Tenant Search as a part of the applicant screening
process.
B. Policies and Procedures must be updated to include use of the EIV reports:
1. At the time of recertification of family composition and income;
2. As required by HUD, e.g., monthly use of the Failed EIV Pre-screening
Report and Failed Verification Report (see the current Housing Notice,
Enterprise Income Verification (EIV) System); and
3. At other times as determined by the O/A.
VIII. Tools and Resources
Refinement of Income and Rent Determination Requirements in Public and Assisted
Housing Programs: Implementation of the Enterprise Income Verification System –
Amendments; Final Rule
http://edocket.access.gpo.gov/2009/pdf/E9-30720.pdf
Current Housing Notice, Enterprise Income Verification (EIV) System; found on
HUD’s HUDCLIPS Housing Notices Website at:
http://portal.hud.gov/portal/page/portal/HUD/program_offices/administration/hudclip
s/notices/hsg
Multifamily Housing EIV Website:
16
http://www.hud.gov/offices/hsg/mfh//rhiip/eiv/eivhome.cfm
Enterprise Income Verification (EIV 9.0) System User Manual for Multifamily
Housing Program Users
http://www.hud.gov/offices/hsg/mfh/rhiip/eiv/usermanual.pdf
Rental Housing Integrity Improvement Project (RHIIP) website
http://www.hud.gov/offices/hsg/mfh/rhiip/mfhrhiip.cfm
―Resolving Income Discrepancies Between Enterprise Income Verification (EIV)
System Data and Tenant-Provided Income Information‖
http://www.hud.gov/offices/hsg/mfh//rhiip/eiv/eivhome.cfm
Handbook 4350.3 REV-1, Occupancy Requirements of Subsidized Multifamily
Housing Programs
http://www.hud.gov/offices/adm/hudclips/handbooks/hsgh/4350.3/index.cfm
EIV Multifamily Help Desk
Telephone: 202-708-7588
Email: Mf_Eiv@hud.gov
EIV Training conducted on December 16 and December 17, 2008, December 2009
and February 25, 2010; Webcasts
http://portal.hud.gov/portal/page/portal/HUD/webcasts/archives/multifamily
EIV Training conducted on December 16 and December 17, 2008, and December
2009; PowerPoint presentation
http://www.hud.gov/offices/hsg/mfh/rhiip/eiv/eivtraining.cfm
A Guide to Interviewing for Owners of HUD Subsidized Multifamily Housing
Programs
http://www.hud.gov/offices/hsg/mfh/rhiip/casestudy/app_4.pdf
HUD Notice H 2010-02 EIV & You Brochure – Requirements for Distribution and
Use
http://portal.hud.gov/portal/page/portal/HUD/program_offices/administration/hudclip
s/notices/hsg/files/10-02hsgn.doc
EIV & You Brochure:
http://www.hud.gov/offices/hsg/mfh/rhiip/eiv/eivhome.cfm
Rent and Income Determination Quality Control Monitoring Guide for Multifamily
Housing Programs
http://www.hud.gov/offices/hsg/mfh/rhiip/qcguide.pdf
If you have questions regarding this Notice, please contact your local Contract
Administrator or local HUD field office.
IX. Paperwork Reduction
The information collection requirements contained in this notice have been approved by
the Office of Management and Budget (OMB) under the Paperwork Reduction Act of
1995 (44 U.S.C. 3520) and assigned OMB Control Number 2502-0204. In accordance
with the Paperwork Reduction Act, HUD may not conduct or sponsor, and a person is not
required to respond to, a collection of information unless the collection displays a
currently valid OMB control number.
17
_______________________________
David H. Stevens
Assistant Secretary for Housing –
Federal Housing Commissioner
Attachments:
Final Rule 2009
SS-5 Social Security Card Application
18
Source: Legislative text reproduced verbatim
Plain English
Housing Notice H 10-08, issued by HUD on April 13, 2010, implements a final rule (effective January 31, 2010) that updates how income and rent are determined in federally assisted multifamily housing programs. The rule expands Social Security Number (SSN) disclosure and verification requirements to cover virtually all household members regardless of age, with limited exceptions for certain elderly individuals and those not contending eligible immigration status. It also makes use of HUD's Enterprise Income Verification (EIV) system mandatory for owners and management agents when conducting recertifications of family income and composition, with the goal of reducing erroneous subsidy payments.
Written by anthropic/claude-sonnet-4.6 · Reviewed on October 7, 2026
Plain English — not legal advice.
For Property Managers
Owners and management agents (O/As) participating in the programs listed in Section III of Housing Notice H 10-08 are generally expected to collect and verify SSNs for all non-exempt household members before admission and at each recertification, using acceptable documentation such as Social Security cards or approved alternative documents. Compliant operators maintain EIV access, run required EIV reports (including the Failed Pre-Screening and Failed Verification Reports) at recertification and on a monthly basis, and update their Tenant Selection Plans and Policies and Procedures to reflect both the new SSN requirements and mandatory EIV use. Failure to obtain EIV access or use the system as required can result in a five percent reduction in voucher payments for the month following the identified violation, as outlined in Section V.D of the Notice.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
For Tenants
Tenants living in HUD-assisted multifamily properties covered by Housing Notice H 10-08 have a right to be notified of changes to SSN disclosure requirements and of the mandatory use of the EIV system by their property's owner or management agent. Certain individuals—including those age 62 or older as of January 31, 2010, whose initial eligibility was determined before that date, and those not contending eligible immigration status—are exempt from SSN disclosure requirements under Section IV of the Notice. Tenants who believe their household has been improperly handled under these rules may raise concerns with their property's Contract Administrator, contact their local HUD field office, or seek guidance from a tenant-rights organization familiar with HUD-assisted housing programs.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated October 7, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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