November 1st, 2012
Have you been on EIV since the newest updates this week? This is one of the best updates that we have seen so far. Among the changes, HUD has added a “NEW HIRES” report on the left side of the main page menu. This has always been one of the biggest struggles for managers – finding and correctly pulling up the New Hire Report. This menu item removes ALL of those obstacles! Just click on the link and choose your contract/project number. It is important to always pull for “ALL” recertification months so that you don’t miss any residents.
In addition, HUD has added a new option to the income report menu – “No Income Reported on 50059″ – this aids managers in identifying households that are actually reporting ZERO income. Remember that the NO INCOME report on EIV just reflects that there was no income for the household that is being reported through EIV. HUD has not given specific instructions on using this report at this point, but if you have any internal requirements to follow up with zero income households, this can be a great tool to use!
These are very positive changes. Remember to update your policies and procedures to reflect any changes to your procedure that these may prompt.
Don’t forget…the Difference is in the DASH…
April 11th, 2012
I logged on today for the first time in a LONG time and imagine my surprise when there were actually PEOPLE REGISTERED on this blog! WOW! What an exciting day for me.
So, I am going to make an effort to post something at least once a month, but please don’t get offended if it takes longer than that. Habits are hard to break, especially the bad habit of not posting like I should!
This week is the FL SAHMA meeting and I enjoyed a great day at the Occupancy Add-On Class. It was a small group, but there were some great questions and discussions. Some attendees were long-timers (note I did NOT say “old-timers”) and there were a few brand new managers. That always makes for heated conversations. The biggest question of the day was about verification of disability. I was reminded (see, I don’t know everything!) that not all communities can use the social security print out as verification of disability (the one mentioned that may affect you are LMSA properties) so it is important to know what type of community you manage and what kind of verifications are required.
Isn’t it good to know that we can ALL learn something no matter how long we’ve been in the business?
Have a great rest of the week everyone!
October 23rd, 2011
I just wanted to make sure that everyone had this information about the Cost of Living Adjustment for Social Security.
EIV will not have the increase listed until January.
You have two options when calculating social security knowing there is a COLA – whichever you decide it is important that you are consistent and use it for ALL recertifications until the information is in EIV.
- Since the increase is not listed in EIV yet, if the resident agrees with the amount listed on EIV you can use it without including the increase.
- You can include the increase and calculate income with the increase (effective 1/1/2012) and include this documentation from RHIIP in your file.
You do NOT have to do an interim to include this increase if your recertifications are already done.
October 19th, 2011
The latest notice from HUD regarding EIV, Notice 2011-21, states that the No Income Report has to be run for “ALL” recertification months.
Obviously, the people who write the program and the people who write the regulations don’t always understand each other…this report appears to be meant to be run at the time of annual recertification to confirm whether or not a resident has zero income reported to EIV. As we know that this report does not mean that a resident has ZERO INCOME it is not as useful as HUD would have us think.
However, we live in a “do as your told” world (especially dealing with HUD and its regulations), so you are required to run the No Income Report on “ALL” recertification months as described in your policies and procedures. It is important to develop a standard policy about when this report will be run and what you will be required to do with the results. If you are running the report at a time not included in your P&P you will also run into trouble!
Even though it seems counterproductive, make sure this becomes part of your procedures!
October 13th, 2011
Shame on me for not writing in so long. I know there is really no excuse except for the excuse that I make up in my mind and that really won’t satisfy you so I will refrain from presenting it. WHEW. All that in one breath!
Anyway, in trying to keep abreast of changes in affordable housing and compliance issues as they arise, I wanted to take just a few minutes and address what I think is a major issue!
EIV is HUGELY important.
Please make sure that as a community you are effectively using EIV and resolving EIV issues as they come up. I am finding more and more that EIV is a problem during MORs and that the on-site team is not really sure about how to keep up with requirements. IT IS IMPORTANT and needs to be a priority. It is part of our daily schedule now whether we like it or not. If you aren’t comfortable with it or how to decipher what you can and cannot fix, you should talk to a professional. Not that I want to use this as a way to advertise myself, but there are lot of consultants out there that can help you. They can review your policies and procedures, help you manage the process, and make sure that you are being as effecient as you can while still addressing those results in EIV that must be dealt with.
I’ve met a lot of people over the last several months that still don’t understand that EIV is not going anywhere and that we absolutely have to get on board or the train is going to leave without us. During this time that our contract adminstrators are working out their disagreements with HUD, we have a great opportunity to identify any shortcomings that we have with EIV at our community and resolve them. The last thing you want is an MOR that reveals a policy or procedure that could have been adequately resolved and addressed long before their visit.
I will work on improving my communication with you. Forgive my long absence and look for future posts coming soon!
July 1st, 2011
Summer is a great time of year.
It is also a time of year when a lot of our residents move.
Here are a few tips that I have learned throughout the years that might help you attract new residents…and keep current ones.
1. Be aware of good ways to get your name in the community paper (health fair, job fair, employee awards, etc.). Whenever you have activities take a picture and send to the paper with a quick “Press Release”…they love to have something to print.
2. Always call applicants BY NAME!
3. SMILE when you are talking on the phone…it really comes through to the person on the other end.
4. Don’t use the word NO…No loud noise, no trash in breezeway, no parking…think of another way to say it. Quiet Hours are…Please place trash in…Parking only in designated areas.
5. BELIEVE IN YOUR PRODUCT. Remember that you are as important to your marketing as your community. Believe in yourself too!
May 26th, 2011
I remember when it was considered poor management to use checkstubs as verification of income at an affordable community. It just wasn’t done.
The times they are a’ changing…
With the advent of EIV, one of the good things that has evolved is we are now to use checkstubs provided by the resident (if they agree with what’s been reported on EIV, yada yada yada)…BUT, with the use of checkstubs comes many pitfalls. WATCH OUT for these dangers:
- Get current and consecutive checkstubs always starting with the last one they received. Make sure there are no gaps in the time periods. I always write the ending period down on a separate sheet of paper to make sure that I haven’t missed anything.
- Always use 4 – 8. The handbook mentions 4 -6 in one place and 6 – 8 in another, so I always use 6 to be consistent. No matter what you choose, make sure you do it for everyone. (Remember that’s PAY PERIODS, not weeks!)
- Calculate from your copies. Make your copies of the checkstubs and then try to calculate the income from what you see. This will immediately alert you if there is a problem with your copy (too light or portions cut off).
- Look for unexpected items. 401k…life insurance…direct deposited into a checking account (and the resident has NO assets). Do your due diligence and actually review this information and verify when necessary.
Checkstubs are a great thing if you use them correctly!
May 23rd, 2011
I was recently reminded that even if I don’t think people are reading this post, some actually are. I should consistently post here…sometimes it is hard to do. I will work harder at not using excuses!
If you haven’t heard, EIV has been updated in the last couple of weeks. A lot of it included changes that will not affect the things that you do on a daily basis…but there were two big changes.
First of all, they added an additional tab called “Certification Page” to the Income Information report pulled by each resident. Right now this page is not required by HUD for anything, but can be used at an Owner/Agent discretions to have the resident document their agreement with the Income Report. I foresee that this page may be required in the not to distant future.
The other big change is to the Multiple Subsidy Report. We are very excited that we will no longer have to run this report twice (once for Multi-Family and again for PIH)…this information has been combined and the report is now only required to be run one time! This is a great relief as a lot of O/As were forgetting to run both checks.
I will continue to work to provide you up to date information on EIV, general property management, and all things HUD In the meantime…work hard!!
April 28th, 2011
I know that it has been a long time since I’ve posted anything here and unfortunately, this is not going to be anything related to low income housing.
I just wanted to take a minute and ask that everyone reading this say a prayer for the people in Alabama and the entire Southeast that were affected by this tornado outbreak. It has been unbelievably devastating…something you think will never happen in your lifetime.
I also encourage everyone to do more than just pray and actively find something you can do to help. There are many opportunities and every little bit helps. We are stonger together than we are apart and your assistance can mean the world to someone.
I saw a site that was just created on Facebook called “Toomers for Tuscaloosa” and it has the big “A” half in Auburn colors and half in Alabama colors and the words “UNITED” across the bottom. And when I saw that I thought, “that’s what AL is all about.” We are all united in our humanness…in our traditions…in our faith…at times like these. My prayer is that we continue to be united as time goes on so that we can provide support and strength to those arounds us whenever it is needed.
Go online and find out how you can help and please post what you’ve seen or done to help encourage others.
March 29th, 2011
It has been a LONG time since I posted on this blog, and I certainly have NO excuse for that. Well, technically, I could come up with some very good and even believable excuses, but none of them would be good enough as an explanation for ignoring this!
I have had a lot of fun at recent SAHMA meetings and hope that all of you have been able to participate in the one in your state. I know that there are still a handful left and I am looking forward to FL and TN! This will be the first time I have been a participant in the TN SAHMA meeting and I can’t wait to meet everyone up there.
I did have a reason for this post, so let me get to it. I just recently worked with a manager completing retroactive 50059s for a resident who has a household member that did not report income all the way back to 2003! As you know, HUD will only permit us to collect subsidy paid in error for five years, so there are 4 additional years that this household should have been receiving NO subsidy and paying market rent and they weren’t. In addition, there was signed documentation from the household member in question EVERY year indicating that they had NO INCOME!
After receiving an income discrepancy, the community manager did a third party verification and received income amounts since 2003 and determined that this resident should have been paying market rent the entire term of their residency. This is DEFINITELY a case to take to the Office of Inspector General. Since you are not permitted to go retroactive more than five years, let OIG do the work for you.
I’m anxiously awaiting to hear what OIG says and how they will pursue this case. Stay tuned for more information as we recieve it. In the meantime, take heart that while EIV is a LOT of extra work…it is EFFECTIVE and is helping in some instances!