HUD PIH Notice § 2017-12
Administrative Guidance for Effective and Mandated Use of the Enterprise Income Verification (EIV) System (HUD PIH Notices)
HUD guidance — not codified law
In Force
Verified 10/14/2026 · Next check 10/21/2026
effective 10/6/2026FederalAffordable Housing ProgramsOperative Text
HUD PIH Notice § 2017-12
U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT
WASHINGTON, DC 20410-5000
OFFICE OF PUBLIC AND INDIAN HOUSING
Special Attention of: Notice PIH 2017 – 12 (HA)
Public Housing and Section 8 Program Administrators,
Public Housing Hub Office Directors; Public Housing Issued: August 04, 2017
Resident Management Corporations; Resident Councils;
Applicants and Participants of Public Housing, Housing
Choice Voucher, Section 8 Moderate Rehabilitation, Expires: This notice remains in
and Project-Based Certificate and Voucher Programs effect until amended, superseded or
rescinded.
Cross References:
Notice PIH 2010-19 (HA)
24 CFR 5.233
24 CFR 5.236
24 CFR 908.101
SUBJECT: Administrative Guidance for Effective and Mandated Use of the
Enterprise Income Verification (EIV) System
1. Extension: This notice supersedes notice PIH -2010-19 (HA), as extended by Notice PIH
2015-02.
2. Purpose: This makes several technical corrections to PIH Notice 2010-19 (HA) Notice
provides Public Housing Agencies (PHAs) with administrative guidance related to the
mandated use of HUD’s Enterprise Income Verification (EIV) system, as required in
accordance with HUD regulation, 24 CFR 5.233, as issued in the Final Rule: Refinement
of Income and Rent Determination Requirements in Public and Assisted Housing
Programs: Implementation of the Enterprise Income Verification System-Amendments,
effective January 31, 2010, as published at 74 FR 68924, on December 29, 2009.
3. Applicability: This Notice applies to the HUD-PIH rental assistance programs: Public
Housing, Section 8 Moderate Rehabilitation, Project-Based Voucher, Project-Based
Certificate, and Housing Choice Voucher (HCV) Programs.
4. Background: On December 29, 2009, HUD issued the final rule entitled Refinement of
Income and Rent Determination Requirements in Public and Assisted Housing Programs:
Implementation of the Enterprise Income Verification (EIV) System-Amendments (74 FR
68924), which requires PHAs to use the EIV system in its entirety to verify tenant
employment and income information during mandatory reexaminations of family
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composition and income in accordance with 24 CFR 5.233; and reduce administrative and
subsidy payment errors in accordance with 24 CFR 5.236 and other administrative
guidance issued by HUD.
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. This will result in less
administrative burden in complying with third party verification requirements.
Additionally, EIV will help to identify and cure inaccuracies in housing subsidy
determinations, which will benefit PHAs, tenants, and taxpayers by ensuring that the level
of benefits provided on behalf of families is proper and will prevent fraud and abuse
within Public and Indian Housing (PIH) rental assistance programs.
5. Effective Date: This Notice is effective as of the issuance date
6. HUD Regulation: 24 CFR 5.233. Since January 31, 2010, all PHAs have been required
to use the EIV system in its entirety. This means that PHAs must use all features of the
EIV system to:
a. Verify tenant employment and income information during interim and mandatory
reexaminations of family composition and income in accordance with 24 CFR 5.236,
and other HUD administrative guidance; and
b. Reduce administrative and subsidy payment errors in accordance with
HUD administrative guidance.
7. What is the EIV System? The EIV System is a web-based application, which provides
PHAs with employment, wage, unemployment compensation and social security benefit
information for tenants who participate in the Public Housing and various Section 8
programs under the jurisdiction of the Office of Public and Indian Housing (PIH). This
system is available to all PHAs nationwide. Information in EIV is derived from computer
matching programs initiated by HUD with the Social Security Administration (SSA) and
the U.S. Department of Health and Human Services (HHS), for all program participants
with valid personal identifying information (name, date of birth (DOB), and social
security number (SSN)) reported on the form HUD-50058.
Although EIV cannot be used for verification prior to admission, all PHAs are required to
review the EIV Income Report of each family before or during mandatory annual and
interim reexaminations of family income and/or composition to reduce tenant under
reporting of income and improper subsidy payments. EIV is classified as an UIV technique
(or automated written third party verification), which helps to identify income sources
and/or amounts that the tenant may not have disclosed. This UIV technique in many
instances will reduce the need to mail or fax third party verification request forms to an
income source. EIV also provides various reports to assist PHAs with the following:
a. Identifying tenants whose reported personal identifiers do not match the SSA
database;
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b. Identifying tenants who need to disclose a SSN;
c. Identifying tenants whose alternate identification number (Alt ID) needs to be
replaced with a SSN;
d. Identifying tenants who may not have reported complete and accurate
income information;
e. Identifying tenants who have started a new job;
f. Identifying tenants who may be receiving duplicate rental assistance;
g. Identifying tenants who are deceased and possibly continuing to receive
rental assistance; and
h. Identifying former tenants of PIH rental assistance programs who voluntarily or
involuntarily left the program and have a reportable adverse status and/or owe
money to a PHA or Section 8 landlord.
8. How to obtain access to the EIV System. All PHA staff (including PHA-hired
management agents), who have a need to access the EIV system, are required to
complete and submit the EIV Access Authorization Form & Rules of Behavior and User
Agreement to their designated EIV Coordinator in the local HUD office.
The form is available online at:
http://portal.hud.gov/hudportal/HUD?src=/program_offices/public_indian_housing/progra
ms/ph/rhiip/uivsystem
The user’s access must be approved by the PHA Executive Director or designee in order
for the local HUD office to process all EIV access requests. Individuals who will not
directly access the EIV system, but will have access to the EIV data in printed or
electronic form also are required to complete the EIV Access Authorization Form & Rules
of Behavior and User Agreement and maintain it on file (do not submit the form to the
local HUD office).
9. Verification Hierarchy and Techniques. PHAs should begin with the
highest level of verification techniques.
All verifications, regardless of technique, require the PHA to review for multiple subsidy
payments. PHAs are required to review the EIV Former Tenant and Existing Tenant Report
for any SSA matches involving another PHA or a Multi-family entity and follow-up on any
issues identified. The PHA is required to maintain the report and documentation of any
follow-up in the tenant file. If the tenant is a new admission to the PHA, and a match is
identified at a Multi-family property, the PHA must report the program admission date to
the Multi-family property and document the notification in the tenant file.
PHAs also need to obtain an Income Report for each household. The PHA is required
to maintain the Income Report in the tenant file along with the form HUD-50058 and
other supporting documentation to support income and rent determinations for all
interim and mandatory annual reexaminations of family income and composition.
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If the Income Report does not contain any employment and income information for
the family, the PHA should attempt the next lower level verification technique, as
noted in the below chart.
Image 1: Screenshot of Verification Hierarchy and Techniques
Level Verification Technique Ranking
6 Upfront Income Verification Highest (Mandatory)
(UIV) using HUD’s Enterprise
Income Verification (EIV)
system (not available for income
verifications of applicants)
5 Upfront Income Verification Highest (Optional)
(UIV) using non-HUD system
4 Written third Party Verification High (Mandatory to supplement EIV-
reported income sources and when EIV
has no data; Mandatory for non-EIV
reported income sources; Mandatory when
tenant disputes EIV-reported employment
and income information and is unable to
provide acceptable documentation to
support dispute.)
3 Written Third Party Verification Medium-Low (Mandatory if written third
Form party verification documents are not
available or rejected by the PHA; and
when the applicant or tenant is unable to
provide acceptable documentation)
2 Oral Third Party Verification Low (Mandatory if written third
party verification is not available)
1 Tenant Declaration Low (Use as a last resort when unable to
obtain any type of third party verification)
Note: This verification hierarchy applies to income determinations for applicants and
participants. However, EIV is not available for verifying income of applicants. Image 1
screenshot of Verification Hierarchy and Techniques illustrates six levels of verification
starting with 6 as the highest category of Upfront Income Verification using HUD’s EIV
system, then 5 Upfront Income Verification (UIV) using non-HUD system, 4 Written
Third Party Verification, 3 Written Third Party Verification Form, 2 Oral Third Party
Verification and 1 Tenant Declaration.
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Verification Technique Definitions
Third Party Verification Techniques
Upfront Income Verification (UIV) (Level 6/5): The verification of income before
or during a family reexamination, through an independent source that systematically
and uniformly maintains income information in computerized form for a number of
individuals.
It should be noted that the EIV system is available to all PHAs as a UIV technique.
PHAs are encouraged to continue using other non-HUD UIV tools, such as The Work
Number (an automated verification system) and state government databases, to validate
tenant-reported income.
Written Third Party Verification (Level 4): An original or authentic document
generated by a third party source dated either within the 60-day period preceding the
reexamination or PHA request date. Such documentation may be in the possession of
the tenant (or applicant), and is commonly referred to as tenant-provided documents. It
is the Department’s position that such tenant-provided documents are written third party
verification since these documents originated from a third party source. The PHA may,
at its discretion, reject any tenant-provided documents and follow up directly with the
source to obtain necessary verification of information.
Examples of acceptable tenant-provided documentation (generated by a third party
source) include, but are not limited to: pay stubs, payroll summary report, employer
notice/letter of hire/termination, SSA benefit verification letter, bank statements, child
support payment stubs, welfare benefit letters and/or printouts, and unemployment
monetary benefit notices. Current acceptable tenant-provided documents must be used
for income and rent determinations.
The PHA is required to obtain at a minimum, two current and consecutive pay stubs for
determining annual income from wages. For new income sources or when two pay stubs
are not available, the PHA should project income based on the information from a
traditional written third party verification form or the best available information.
Note: Documents older than 60 days (from the PHA interview/determination or
request date) are acceptable for confirming effective dates of income.
Written Third Party Verification Form (Level 3): Also, known as traditional third
party verification. A standardized form to collect information from a third party source.
The form is completed by the third party by hand (in writing or typeset). PHAs send the
form directly to the third party source by mail, fax, or email.
It is the Department’s position that the administrative burden and risk associated with
use of the traditional third party verification form may be reduced by PHAs relying on
acceptable documents that are generated by a third party, but in the possession of and
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provided by the tenant (or applicant). Many documents in the possession of the tenant
are derived from third party sources (i.e. employers, federal, state and/or local agencies,
banks, etc.).
The Department recognizes that third party verification request forms sent to third party
sources often are not returned. In other instances, the person who completes the
verification form may provide incomplete information; or some tenants may collude
with the third party source to provide false information; or the tenant intercepts the form
and provides false information.
The Department requires PHAs to rely on documents that originate from a third party
source’s computerized system and/or database, as this process reduces the likelihood of
incorrect or falsified information being provided on the third party verification request
form. The use of acceptable tenant-provided documents, which originate from a third
party source, will improve the integrity of information used to determine a family’s
income and rent and ultimately reduce improper subsidy payments. This verification
process will also streamline the income verification process.
Oral Third Party Verification (Level 2): Independent verification of information by
contacting the individual income/expense source(s), as identified through the UIV
technique or identified by the family, via telephone or in-person visit. PHA staff should
document in the tenant file, the date and time of the telephone call (or visit to the third
party), the name of the person contacted and telephone number, along with the
confirmed information.
This verification method is commonly used in the event that the independent source does
not respond to the PHA’s faxed, mailed, or e-mailed request for information in a
reasonable time frame, i.e., ten (10) business days.
Non-Third Party Verification Technique
Tenant Declaration (Level 1): The tenant submits an affidavit or notarized statement of
reported income and/or expenses to the PHA. This verification method should be used as
a last resort when the PHA has not been successful in obtaining information via all other
verification techniques. When the PHA relies on tenant declaration, the PHA must
document in the tenant file why third party verification was not available.
Exceptions to Third Party Verification Requirements
HUD is aware that in some situations, third party verification is not available for a
variety of reasons. Oftentimes, the PHA may have made numerous attempts to obtain the
required verifications with no success, or it may not be cost effective to obtain third
party verification of income, assets, or expenses, when the impact on total tenant
payment is minimal. In these cases, the PHA is required to document in the family file
the reason(s) why third party verification was not available.
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The exception to third party verification can be found at 24 CFR 960.259(c)(1) and
§982.516(a)(2), which state in part, “...The PHA must obtain and document in the
family file third party verification of the following factors, or must document in the
file why third party verification was not available...”
10. Third party verification requirements. In accordance with 24 CFR 960.259(c)(1) and
24 CFR 982.516(a)(2) for the Public Housing and the HCV programs, respectively, the
PHA must obtain and document in the tenant file third party verification of the following
factors, or must document in the tenant file why third party verification was not
available: (i) reported family annual income; (ii) the value of assets; (iii) expenses
related to deductions from annual income; and (iv) other factors that affect the
determination of adjusted income.
11. How to comply with and reduce administrative burden of third party verification
requirements of family annual income. PHAs can comply with and reduce
administrative burden of third party verification requirements for employment, wage,
unemployment compensation and social security benefits, and any other information that
is verifiable using EIV by:
a. Reviewing the EIV Income Report to confirm/validate tenant-reported
income; and
b. Printing and maintaining an EIV Income Report (or an EIV Individual
Control Number (ICN) page for interim reexaminations as prescribed in
Section 12 of this Notice) in the tenant file; and
c. Obtaining current acceptable tenant-provided documentation to supplement EIV
information; and
d. Using current tenant-provided documentation and/or third party verification
to calculate annual income.
Note: Social Security benefit information in EIV is updated every three months. If the
tenant agrees with the EIV-reported benefit information, PHAs do not need to
obtain or request a benefit verification letter from the tenant. See PIH Notice
2010-03 for guidance on verifying Social Security benefit income through the
EIV system.
The PHA may also reduce the administrative burden of obtaining third party
verification by relying on acceptable documents that are generated by a third
party, but provided by the tenant. Many documents in the possession of the
tenant are derived from third party sources (i.e. employers, federal, state and/or
local agencies, banks, etc.).
12. When the PHA is required to request written third party verification. The PHA
must request written third party verification under the following circumstances:
a. When the tenant disputes the EIV information and is unable to provide
acceptable documentation to support his/her dispute (24 CFR 5.236(b));
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b. When the PHA requires additional information that is not available in EIV and/or
the tenant is unable to provide the PHA with current acceptable tenant-provided
documentation. Examples of additional information, include but not limited to:
i. Effective dates of income (i.e. employment, unemployment compensation, or
social security benefits)
ii. For new employment: pay rate, number of hours worked per week, pay
frequency, etc.
iii. Confirmation of changes in circumstances (i.e. reduced hours, reduced rate
of pay, temporary leave of absence, etc.)
Note: 24 CFR 5.236(a), prohibits PHAs from taking adverse action based solely on
EIV information.
13. Type of file documentation required to demonstrate PHA compliance with
mandated use of EIV as a third party source to verify tenant employment and
income information (24 CFR 5.233(a)(2)(i)).
A. For each new admission (form HUD-50058 action type 1), the PHA is required to do
the following:
iv. Review the EIV Income Report to confirm/validate family-reported income
within 120 days of the PIC submission date; and
v. Print and maintain a copy of the EIV Income Report in the tenant file; and
vi. Resolve any income discrepancy with the family within 60 days of the EIV
Income Report date.
B. For each historical adjustment (form HUD-50058 action type 14), the PHA is
required to do the following:
vii. Review the EIV Income Report to confirm/validate family-reported income
within 120 days of the PIC submission date; and
viii. Print and maintain a copy of the EIV Income Report in the tenant file; and
ix. Resolve any income discrepancy with the family within 60 days of the EIV
Income Report date.
C. For each interim reexamination (form HUD-50058 action type 3) of family income
and composition, the PHA is required to have the following documentation in the
tenant file:
i. ICN Page when there is no household income discrepancy noted
on the household’s Income Discrepancy Report tab or Income
Discrepancy Report. (PHAs have the discretion to print the EIV
Income report, however, only the ICN page is required.) See
sample screen shot below.
Image 2: Screenshot of the ICN Tab
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Note: The ICN Page is available from the Summary Report tab. See sample
screen shot below:
Image 3: Screenshot of the Summary Report Tab
ii. EIV Income Report when there is an income discrepancy noted on
the household’s Income Discrepancy Report tab or Income
Discrepancy Report. See sample screen shot below.
Image 4: Screenshot of Summary Report with Discrepancy
Image 5: Screenshot of Income Discrepancy Report
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D. For each annual reexamination of family income and composition, the PHA is
required to have the following documentation in the tenant file:
i. No Dispute of EIV Information: EIV Income Report, current acceptable tenant-
provided documentation, and if necessary (as determined by the PHA), traditional
third party verification form(s). See examples 1 and 3 below.
ii. Disputed EIV Information: EIV Income report, current acceptable tenant-
provided documentation, and/or traditional third party verification form(s) for
disputed information. See example 2 below.
iii. Tenant-reported income not verifiable through EIV system: Current
tenant-provided documents, and if necessary (as determined by the PHA),
traditional third party verification form(s). See example 3 below.
Example 1: No Disputed EIV Information & Tenant Provided Documents
You are conducting an annual reexam with tenant, Mary Jones. Ms. Jones reports that she
is employed at the ABC Box Company. You pull up the EIV income report for the Jones
family, which shows quarterly wages from the ABC Box Company for the full year of
2015, and the first two quarters of 2016. Last year’s (2016) annual reexam reflects wages
from the same employer. There is no other income information on the report.
The PHA may streamline the income verification process by requesting Ms. Jones
provide current pay stubs dated within the last 60 days of the interview or PHA request
date. The PHA must obtain a minimum of two current and consecutive pay stubs from
Ms. Jones. Since there is no disparity between tenant-reported and EIV-reported income,
the PHA may obtain original and current tenant-provided pay stubs to calculate annual
income.
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The PHA may not use quarterly EIV wage (or unemployment benefit) information to
calculate annual income since this information is at least six months old and more current
income information (from pay stubs) is available.
Example 2: Disputed EIV Information & No Tenant-Provided Documents
You are conducting an annual reexam with tenant, Bob Miller. Mr. Miller reports that his
only source of income is monetary support from his sister, Betty Miller. You pull up the
EIV income report for the Miller family, which shows quarterly wages from the Home
Depot for the full year of 2015, and the first two quarters of 2016. There is no other
income information on the EIV report. Last year’s (2016) annual reexam reflects no wage
information and the only source of income is other non-wage income (monetary support
from family member).
You inform Mr. Miller that the EIV system shows wages from the Home Depot and ask
him to provide you with current pay stubs. Mr. Miller states that he does not work there
and has no pay stubs.
Because Mr. Miller disputes the EIV-reported income and is unable to provide
documents to support his dispute, the PHA must request written third party verification
from Home Depot. You mail a third party verification request form to the address listed
for Home Depot.
A few days later, you receive the third party verification request form back from Home
Depot, which indicates that Mr. Miller has been employed there since January 5, 2008,
and a payroll summary report, showing Mr. Miller’s bi-weekly gross and net pay since
January 2008. Since the disputed EIV information has been confirmed to be correct by
the independent third party source (Home Depot), the PHA will use the income
information from the payroll summary report to calculate annual income. The PHA
would also calculate the retroactive rent (using the information provided by Home Depot)
since Mr. Miller failed to disclose his employment at the 2008 and 2009, annual reexams.
The PHA would also inform Mr. Miller of this retroactive rent and take actions according
to PHA-established policies.
Example 3: Tenant Unreported Income, Income not Verifiable through EIV &
Tenant- Provided Documents
You are conducting an annual reexam with tenant, Sharon Duvet. Ms. Duvet reports that
her only source of income is child support and provides you with four current and
consecutive child support pay stubs. You pull up the EIV Income Report for the Duvet
family, which shows: hire date at the District Police Department effective January 9, 2012;
quarterly wages from the District Police Department for the full years of 2012, 2013,
2014, and 2015, and the first two quarters of 2016. There is no other income information
on the EIV Income Report. Last year’s (2016) annual reexam reflects income from only
child support. You inform Ms. Duvet that the EIV system is showing wages from the
District Police Department and you ask her to provide you with current pay
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stubs. Ms. Duvet admits that she has been working at the District Police Department and
indicates that she can provide you with current pay stubs. You inform Ms. Duvet that you
will also have to calculate her retroactive rent for the previous years in which she did not
disclose her employment. You go over the EIV-reported wages with Ms. Duvet and she
indicates that she does not dispute the information.
Since Ms. Duvet does not dispute the EIV-reported information, the PHA may use the
tenant provided documents to calculate income and rent for the 2017 annual reexam, and
use the EIV-reported earnings for years 2005 through 2008, to calculate the retroactive
rent Ms. Duvet will owe. The PHA should require Ms. Duvet to provide her last pay stub
from 2016, or her 2016 W- 2, to calculate the retroactive rent for 2016. The PHA will use
the tenant-provided child support pay stubs (child support income is not available in
EIV) to calculate annual income from this source.
14. What if the tenant does not provide the PHA with requested information? If the
tenant does not provide the requested information, the PHA may mail or fax a third party
verification request form to the third party source. The PHA is required to request third
party verification when the tenant disputes EIV information and the tenant is unable to
provide acceptable documentation to support disputed information. However, the PHA
should also remind the tenant that s/he is required to supply any information requested by
the PHA for use in a regularly scheduled annual or interim reexamination of family
income and composition.
The PHA may determine that the tenant is not in compliance with program requirements
and terminate tenancy or assistance, or both, if the tenant fails to provide the requested
information in a timely manner (as prescribed by the PHA).
15. How to use EIV to reduce administrative and subsidy payment errors. EIV can help
identify other potential issues which may impact a family’s level of assistance. EIV contains
stand-alone reports, which a PHA may generate at any time (i.e. Deceased Tenants Report,
New Hires Report, Multiple Subsidy Report, Identity Verification Report, Income
Discrepancy Report, Debts Owed to PHAs & Termination Report, and Immigration Report).
However, it should be noted that the information from these stand-alone reports are contained
in the Income Report for each household. PHAs are required to address any and all potential
issues at the time of the annual or interim reexam, as conveyed in the Income Report.
PHAs may use the stand-alone reports to monitor staff’s progress in reducing the
following administrative and subsidy payment errors by using the listed reports:
e. Incorrect/invalid SSNs/name/date of birth – Identity Verification Report
f. Follow-up with families who need to disclose a SSN – Immigration Report
g. Duplicate rental assistance – Multiple Subsidy Report
h. Unreported increase in income – Income discrepancy Report
i. Improper payments on behalf of deceased tenants – Deceased Tenants Report
j. Unreported new employment (PHAs with interim increase policy) – New
Hires Report
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g. Adverse Termination/Outstanding Debt to PHA – Debts Owed to
PHAs & Termination Search
In order to ensure PHAs are aware of potential subsidy payment errors, PHAs are
required to monitor the following EIV reports on a monthly basis:
1. Deceased Tenants Report
2. Identity Verification Report
3. Immigration Report
In order to ensure PHAs are aware of potential subsidy payment errors, PHAs are
required to monitor the following EIV reports on a quarterly basis:
4. Income Discrepancy Report
5. Multiple Subsidy Report
6. New Hires Report (if your agency has an interim increase policy)
16. How to use the EIV Income Report as a third party source to verify tenant
employment and income information. The EIV Income Report provides a variety of
information about each household member of the family. The report contains the following
information for each household member:
a. Personal identifiers: name, date of birth, and SSN
b. Identity verification status (pending, verified, deceased, or failed)
c. Employment information
1. New Hire Information (W-4)
iv. Date hired
v. Employer name
2. Employer name, address, and employer identification number of current and
past employers
3. Quarterly earnings
d. Quarterly unemployment compensation
e. Social Security benefit information
1. Social Security (SS) benefits
vi. Payment status code
vii. Date of current entitlement
viii. Current net monthly benefit amount (if payable)
ix. Gross monthly benefit history (last 8 changes in benefit amount)
x. Lump sum payment amount and date
xi. Payee name and address
2. Dual Entitlement (Social Security benefits under another person’s SSN)
xii. Claim Number (the other person’s SSN)
xiii. Payment status code
xiv. Date of current entitlement
xv. Current net monthly benefit amount (if payable)
xvi. Gross monthly benefit history (last 8 changes in benefit amount)
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vi. Payee name and address
3. Supplemental Security Income (SSI)
i. Payment status code
ii. Alien indicator
iii. Current net monthly benefit amount
iv. Current monthly state supplement benefit amount (if available)
v. Gross monthly benefit history (last 8 changes in benefit amount)
vi. Payee name and address
4. Medicare data
vii. Payee name and address
viii. Monthly hospital insurance premium amount, buy-in status, and
buy-in start and end dates
ix. Monthly supplemental medical insurance premium amount, buy-in
status, and buy-in start and end dates
f.Disability status and onset date
g. Identity verification status
h. Indicator of possible multiple rental subsidy
i. Indicator of debt and/or termination information from another PHA
(effective September 2010)
All EIV Income Reports contain the date the report was generated and by whom; and the
date EIV received each type of information.
To minimize tenant underreporting of income, PHAs are required to obtain an EIV
Income Report for each family any time the PHA conducts an annual or interim
reexamination of family income and composition.
In accordance with 24 CFR 5.236(b))(3), PHAs are required to compare the information
on the EIV report with the family-reported information. If the EIV report reveals an
income source that was not reported by the tenant or a substantial difference in the
reported income information, the PHA is required to take the following actions:
1. Discuss the income discrepancy with the tenant; and
2. Request the tenant to provide any documentation to confirm or dispute
the unreported or underreported income and/ or income sources; and
3. In the event the tenant is unable to provide acceptable documentation to resolve
the income discrepancy, the PHA is required to request from the third party
source, any information necessary to resolve the income discrepancy; and
4. If applicable, determine the tenant’s underpayment of rent as a result of
unreported or underreported income, retroactively*; and
5. Take any other appropriate action as directed by HUD or the PHA’s
administrative policies.
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*The PHA is required to determine the retroactive rent as far back as the existence of
complete file documentation (form HUD-50058 and supporting documentation) to
support such retroactive rent determinations.
Note: A substantial difference is defined as an amount equal to or greater than $2,400
annually.
The tenant must be provided an opportunity to contest the PHA’s determination of tenant
rent underpayment. HUD regulations require PHAs to promptly notify tenants in writing
of any adverse findings made on the basis of the information verified through the
aforementioned income discrepancy resolution process. The tenant may contest the
findings in accordance with the PHA’s established grievance procedures, as required by
HUD. The PHA may not terminate, deny, suspend, or reduce the family’s assistance until
the expiration of any notice or grievance period.
When there is insubstantial or no disparity between tenant-reported and EIV-reported
income information, the PHA is required to obtain from the tenant, any necessary
documentation to complete the income determination process. As noted previously, the
PHA may reject any tenant-provided documentation, if the PHA deems the documentation
unacceptable. The PHA may reject documentation provided by the tenant for only the
following HUD-approved reasons:
7. The document is not an original; or
8. The original document has been altered, mutilated, or is not legible; or
9. The document appears to be a forged document (i.e. does not appear to be
authentic).
The PHA should explain to the tenant, the reason(s) the submitted documents are not
acceptable and request the tenant provide additional documentation. If at any time, the
tenant is unable to provide acceptable documentation that the PHA deems necessary to
complete the income determination process, the PHA is required to submit a traditional
third party verification form to the third party source for completion and submission to the
PHA.
If the third party source does not respond to the PHA’s request for information, the PHA
is required to document the tenant file of its attempt to obtain third party verification and
that no response to the third party verification request was received.
The PHA should then pursue lower level verifications in accordance with the verification
hierarchy listed in section 8 of this notice.
17. Tenant Repayment Agreement. Tenants are required to reimburse the PHA if they were
charged less rent than required by HUD’s rent formula due to the tenant’s underreporting
or failure to report income. The tenant is required to reimburse the PHA for the difference
between the tenant rent that should have been paid and the tenant rent that was charged.
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This rent underpayment is commonly referred to as retroactive rent. If the tenant refuses to
enter into a repayment agreement or fails to make payments on an existing or new
repayment agreement, the PHA must terminate the family’s tenancy or assistance, or both.
HUD does not authorize any PHA-sponsored amnesty or debt forgiveness programs.
All repayment agreements must be in writing, dated, signed by both the tenant and the
PHA, include the total retroactive rent amount owed, amount of lump sum payment made
at time of execution, if applicable, and the monthly repayment amount. At a minimum,
repayment agreements must contain the following provisions:
k. Reference to the paragraphs in the Public Housing lease or Section 8 information
packet whereby the tenant is in non-compliance and may be subject to
termination of tenancy or assistance, or both.
l. The monthly retroactive rent repayment amount is in addition to the family’s
regular rent contribution and is payable to the PHA.
m. The terms of the agreement may be renegotiated if there is a decrease
or increase in the family’s income.
n. Late and missed payments constitute default of the repayment agreement
and may result in termination of tenancy and/or assistance.
PHAs are required to determine retroactive rent amount as far back as the PHA has
documentation of family reported income. For example, if the PHA determines that the
family has not reported income for a period of five years and only has documentation for
the last three years, the PHA is only able to determine retroactive rent for the three years
for which documentation is available.
The monthly retroactive rent payment plus the amount of rent the tenant pays at the time
the repayment agreement is executed should be affordable and not exceed 40 percent of
the family’s monthly adjusted income. However, PHAs have the discretion to establish
thresholds and policies for repayment agreements in addition to HUD required
procedures.
Example:
• Family’s monthly adjusted income is $1,230.
• Family’s monthly rent payment is $369 (30% of the family’s
monthly adjusted income).
• 40% of the family’s monthly adjusted income is $492.
• The monthly payment for the repayment agreement should not exceed $123
per month ($369 monthly rent + $123 repayment = $492, 40% of the
family’s monthly adjusted income.)
Repayment Time Period. The period in which the retroactive rent balance will be
repaid is based on the monthly payments and original retroactive balance.
Example: The tenant agrees to repay $1,000, by making a monthly payment of $25 for
40 months.
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Repayment Options. Tenants have the option to repay the retroactive rent balance
as follows:
10. In a lump sum payment; or
11. Monthly installment; or
12. A combination of 1 and 2, above
a. For example, a tenant may owe $1,000, make a lump sum payment of $300
and enter into a repayment agreement for the remaining balance of $700.
18. How long should the PHA maintain EIV printouts in a tenant file? The PHA’s
record retention policy will determine the length of time the PHA should maintain EIV
printouts in a tenant file. PHAs are authorized to maintain the EIV Income Report in the
tenant file for the duration of tenancy and no longer than three years from the end of
participation (EOP) date. In accordance with revised regulation, 24 CFR 908.101, PHAs
are required to maintain at a minimum, the last three years of the form HUD-50058, and
supporting documentation for all annual and interim reexaminations of family income.
All records are to be maintained for a period of at least three years from the effective date
of the action.
19. Disclosure of an Individual’s EIV Information. The Federal Privacy Act (5 USC
§552a(b), as amended) prohibits the disclosure of an individual’s information to another
person without the written consent of such individual. As such, the EIV data of an adult
household member may not be shared (or a copy provided or displayed) with another
adult household member, unless the individual has provided written consent to disclose
such information.
However, the PHA is not prohibited from discussing with the head of household (HOH)
and showing the HOH how the household’s income and rent were determined based on
the total family income reported and verified.
EIV information and any other information obtained by the PHA for the purpose of
determining eligibility and level of assistance for a PIH rental assistance program may not
be disclosed to third parties for any reason (even for similar verifications under other
programs, such as eligibility for low income housing tax credit units, other federal or state
assistance programs), unless the tenant has authorized such disclosure in writing.
20. What to do if the EIV Information is incorrect.
Sometimes the source or originator of EIV information may make an error when submitting
or reporting information about tenants. HUD cannot correct data in the EIV system. Only
the originator of the data can correct the information. When the originator corrects the data,
HUD will obtain the updated information with its next computer matching process. Below
are the procedures tenants and PHAs should follow regarding incorrect EIV information.
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Employment and wage information reported in EIV originates from the employer. The
employer reports this information to the local State Workforce Agency (SWA), who in
turn, reports the information to HHS’ National Directory of New Hires (NDNH) database.
If the tenant disputes this information, s/he should contact the employer directly, in
writing to dispute the employment and/or wage information, and request that the
employer correct erroneous information.
The tenant should provide the PHA with this written correspondence so that it may be
maintained in the tenant file. If employer resolution is not possible, the tenant should
contact the local SWA for assistance.
Unemployment benefit information reported in EIV originates from the local SWA. If the
tenant disputes this information, s/he should contact the SWA directly, in writing to dispute
the unemployment benefit information, and request that the SWA correct erroneous
information. The tenant should provide the PHA with this written correspondence so that it
may be maintained in the tenant file.
SS and SSI benefit information reported in EIV originates from the SSA. If the tenant
disputes this information, s/he should contact the SSA at (800) 772–1213. SSA office
information is available in the government pages of the local telephone directory or online
at http://www.socialsecurity.gov.
Note: The tenant may also provide the PHA with third party documents which are in the
tenant’s possession to support their dispute of EIV information. The PHA, with the
tenant’s consent, is required to submit a third party verification form to third party
sources for completion and submission to the PHA, when the tenant disputes EIV
information and is unable to provide documentation to validate the disputed
information. The tenant’s failure to sign the consent form is grounds for
termination of tenancy and/or assistance in accordance with 24 CFR 5.232.
Debts owed to PHAs and termination information reported in EIV originates from the
PHA. If a current or former tenant disputes this information, s/he should contact the PHA
(who reported the information) directly in writing to dispute this information and provide
any documentation that supports the dispute. If the PHA determines that the disputed
information is incorrect, the PHA will update or delete the record from EIV. Former
tenants may dispute debt and termination information for a period of up to three years
from the end of participation date in the PIH program.
Identity Theft. Seemingly incorrect information in EIV may be a sign of identity theft.
Sometimes someone else may use an individual’s SSN, either on purpose or by accident.
SSA does not require an individual to report a lost or stolen SSN card, and reporting a lost
or stolen SSN card to SSA will not prevent the misuse of an individual’s SSN. However, a
person using an individual’s SSN can get other personal information about that
individual and apply for credit in that individual’s name. So, if the tenant suspects
someone is using his/her SSN, s/he should check their Social Security records to ensure
their records are correct (call SSA at (800) 772-1213); file an identity theft complaint
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with the local police department and/or Federal Trade Commission (call FTC at (877)
438-4338, or visit their website at: https://www.identitytheft.gov/; and s/he should also
monitor their credit reports with the three national credit reporting agencies (Equifax,
TransUnion, and Experian). The tenant should provide the PHA written documentation of
filed identity theft complaint. (Refer to paragraph above on Employment and wage
information regarding disputed EIV information related to identity theft).
Tenants may request their credit report and place a fraud alert on their credit report with
the three national credit reporting agencies at: www.annualcreditreport.com (877) 322-
8228 or by contacting the credit reporting agency directly. Each agency’s contact
information is listed below.
National Credit Reporting Agencies Contact Information
Equifax Credit Information Services, Inc.
P.O. Box 740241
Atlanta, GA 30374
Website: www.equifax.com
Telephone: (888) 208-4025
Experian
P.O. Box 2104
Allen, TX 75013
Website: www.experian.com
Telephone (888) 397-3742
TransUnion
P.O. Box 6790
Fullerton, CA 92834
Website: www.transunion.com
Telephone: (800) 888-4213
21. Security of EIV Data. The data in EIV contains personal information on individual
tenants which is protected under the Federal Privacy Act. The information in EIV may
only be used for limited official purposes, as noted below.
A. Official Purposes Include:
5. PHAs, in connection with the administration of PIH programs, for verifying the
employment and income at the time of interim and annual reexaminations.
6. HUD staff for monitoring and oversight of PHA compliance with HUD
program requirements.
7. Independent Auditors hired by the PHA or HUD to perform a financial audit
for use in determining the PHA’s compliance with HUD program
19
requirements, including verifying income and determining the accuracy of
the rent and subsidy calculations.
Restrictions on disclosure requirements for Independent Auditors:
(a) May only access EIV income information within family files and only within
the offices of the PHA or PHA-hired management agent;
(b) May not transmit or transport EIV income information in any form;
(c) May not enter EIV income information on any portable media;
(d) Must sign non-disclosure oaths that the EIV income information will be used
only for the purpose of the audit; and
(e) May not duplicate EIV income information or re-disclose EIV income
information to any user not authorized by 5 U.S.C. 552a (b) of the Privacy Act
to have access to the EIV income data.
B. Official Purposes Do NOT Include:
1. Sharing the information with governmental or private entities not involved in
the reexamination process specifically used for PIH rental assistance
programs.
Disclosing the EIV information to other private or public entities for purposes
other than determining eligibility and level of assistance for PIH rental
assistance programs is prohibited since these entities are not a party to the
computer matching agreements with the HHS and SSA. The fact that these
entities may find EIV beneficial for similar eligibility and determination
purposes for other low-income housing programs or public benefits, does not
permit these entities to use or view information in the EIV system that is
covered by the computer matching agreements.
The computer matching agreements are governed by the Privacy Act and the
Social Security Act. Specifically, 5 U.S.C. 552a (b) limits disclosure of the
data matched between HUD and HHS’ National Directory of New Hires
(NDNH) database to PHAs, Independent Auditors, the Inspector General (IG)
and Attorney General, private owners, management agents, and contract
administrators of Multifamily Housing programs.
C. Penalties for Willful Disclosure or Inspection of EIV Data.
13. Unauthorized Disclosure – felony conviction and fine up to $5,000 or
imprisonment up to five (5) years, as well as civil damages.
21. Unauthorized Inspection – misdemeanor penalty of up to $1,000 and/or one
(1) year imprisonment, as well as civil damages.
20
22. Penalties for Noncompliance with Mandated EIV System Use. PHAs may be subject to
sanctions and/or the assessment of disallowed costs associated with any resulting incorrect
subsidy or tenant rent calculation or both. It should be noted that HUD may impose a
sanction on any PHA who does not have access to the EIV system or the PHA has access to
the system, however, has not used the system within the last six months. To avoid sanctions
or disallowed costs, PHAs should follow all formal and informal guidance provided to PHAs
via webcast trainings, PIH Rental Housing Integrity Improvement Project (RHIIP) periodic
electronic mailings, and any other HUD Headquarters’-generated guidance.
HUD will monitor each PHA’s effective and mandated use of the EIV system with
analysis of data in the following EIV reports:
➢ Deceased Tenants Verification
➢ Income Verification & Income Discrepancy Verification
➢ Multiple Subsidy Verification
➢ Identity Verification
➢ Immigration Verification and
➢ Failed Date Check
This monitoring will also evaluate access to and frequency of use of the EIV and DHS
Systematic Alien Verification of Entitlements (SAVE) systems. If at any time these
reports identify apparent inefficient or ineffective use of the EIV System, HUD will
provide information to the PHAs on the issues identified and request the PHA(s) to
provide evidence of resolution. The notification to the PHAs and the data submission to
HUD will be in a format determined by HUD.
23. EIV System Training Information. As a condition of initial and continued access to
the EIV System, HUD and PHA staff are required to complete Annual Security
Awareness training and EIV system training (initial system training) and update (interim
system changes) training when offered by HUD Headquarters (HHQ). This training
requirement also applies to those individuals who will not access EIV, but will view or
handle printed and/or electronic EIV data. Individuals who will view and/or handle
printed EIV information are required to complete only annual Security Awareness training
(EIV system training is optional for these individuals). EIV training provided by third
parties (other than HUD Headquarters) does not fulfill the mandatory EIV training
requirement.
EIV system users who need to complete EIV training may view EIV training webcasts at:
http://portal.hud.gov/hudportal/HUD?src=/press/multimedia
Note: Employees must complete the training prior to accessing the EIV system and/or
printed EIV reports.
24. Updating of PHA Policies and Procedures. PHAs are required to immediately
implement all new and modified regulatory and/or PIH notice requirements of the
Refinement of Income and Rent Determination Requirements in Public and Assisted
21
Housing Programs: Implementation of the Enterprise Income Verification System-
Amendments.
The Department recognizes that many PHAs have already begun to modify existing
policies and procedures to reflect use of EIV during all mandatory annual and interim
reexams. PHAs should immediately update their policies and procedures to reflect new
regulatory provisions.
25. Notice to Applicants and Tenants. PIH is providing PHAs with the attached EIV system
information guide that PHAs may provide to applicants and tenants of PIH rental assistance
programs. PHAs are not required to distribute this document. However, PHAs are strongly
encouraged to provide applicants and tenants with the What You Should Know About EIV
Guide to educate families about EIV and inform them of how it affects their family.
There are two versions of the document: 1) with a signature block; and 2) without a
signature block. HUD does not require applicants or tenants to acknowledge receipt of the
document; however, PHAs may, at their discretion, require the family to acknowledge
receipt of the guide. If your PHA will require families to acknowledge receipt of the guide,
provide the family with a copy of the guide to take with them, and maintain a signed copy
in the family file folder.
The guide is a two-page document or one double-sided printed document. To print the file
on one page (if your printer has two-sided printing capability), select Print Properties
when printing the document, select 2-Sided Print, Flip on Short Edge, and then print.
This document is not available for ordering from HUD. Simply click and print the guide.
Image 6: Screenshot of Print Properties
22
Currently, the guide is only available in English, however, in the future; HUD may make
this document available in other languages. As a subscriber to the PIH RHIIP mailing list,
you will automatically receive the guide in other languages, when they become available.
Tip: Print on color paper to add a little flare!
26. Rental Housing Integrity Improvement Project (RHIIP)/EIV Resources. For your
convenience, PIH EIV information is available on the web at the below listed URLs.
Many of your questions can be answered by viewing information that is posted on the
HUD web pages. Bookmark these pages:
Overview of Upfront Income Verification (UIV)
Technique: http://www.hud.gov/offices/pih/programs/ph/rhiip/uiv.cfm
Training and Technical Assistance (including webcast training
materials): http://www.hud.gov/offices/pih/programs/ph/rhiip/training.cfm
EIV System, Access Authorization Form, and User
Manuals: http://www.hud.gov/offices/pih/programs/ph/rhiip/uivsystem.cfm
PIH EIV Webcasts Archives:
http://portal.hud.gov/hudportal/HUD?src=/press/multimedia. Follow
the videos/archived webcasts link.
Report Fraud, Waste & Abuse to HUD OIG:
http://www.hud.gov/offices/pih/programs/ph/rhiip/uivreporting.cfm
PIH Notices: http://www.hud.gov/offices/pih/publications/notices/
27. 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 USC §3501 et seq.) and assigned OMB control number(s)
2577-0083 and 2577-0266. 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.
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28. For inquiries about this Notice contact: the designated EIV Coordinator in the local HUD
field office or Steve Bolden of HUD Headquarters’ Office of Public and Indian Housing at
(202) 475-8706, or via email at: steve.a.bolden@hud.gov.
/s/
Dominique Blom,
General Deputy Assistant Secretary
for Public and Indian Housing
Attachments:
1. What You Should Know About EIV Guide (with signature block)
2. What You Should Know About EIV Guide (without signature block)
24
Source: Legislative text reproduced verbatim
Plain English
PIH Notice 2017-12 establishes the rules governing how Public Housing Agencies (PHAs) must use HUD's Enterprise Income Verification (EIV) system to confirm tenant employment and income during annual and interim reexaminations under programs including Public Housing, Housing Choice Voucher, and Section 8. The notice sets out a six-level verification hierarchy—from EIV as the highest mandatory tool down to tenant declaration as a last resort—and specifies when written third-party verification must supplement or replace EIV data. It also addresses tenant repayment obligations when income was underreported, privacy protections for EIV data, and penalties for unauthorized disclosure or failure to use the system as required.
Written by anthropic/claude-sonnet-4.6 · Reviewed on October 7, 2026
Plain English — not legal advice.
For Property Managers
Under PIH Notice 2017-12, PHAs and their management agents are required to pull an EIV Income Report for every household at each annual and interim reexamination, maintain that report in the tenant file, and follow the prescribed verification hierarchy before falling back on lower-level methods. Compliant operators document the reason whenever third-party verification is unavailable, resolve income discrepancies within 60 days of the EIV report date, and execute written repayment agreements—capped at 40 percent of monthly adjusted income—when retroactive rent is owed. Staff who access EIV or handle printed EIV data must complete HUD-required security awareness and system training, and agencies that fail to use the system within six months risk sanctions or disallowed costs under Section 22 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
PIH Notice 2017-12 gives participants in Public Housing, Housing Choice Voucher, and Section 8 programs the right to be notified in writing of any adverse income findings and to contest those findings through the PHA's grievance procedures before assistance is reduced or terminated. If information in EIV appears incorrect—whether it involves wages, unemployment benefits, or Social Security—the notice outlines paths for disputing that data directly with the originating source (employer, State Workforce Agency, or SSA) and providing the PHA with supporting documentation. Tenants who believe EIV data reflects identity theft can file complaints with the FTC and local police, and tenant-rights organizations or HUD's Office of Public and Indian Housing (reachable through the contacts listed in Section 28 of the notice) can be consulted for further guidance on rights and dispute options.
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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