LIHTC / HUD Tenant File Review

File Summary

A one-look roll-up of the file's spine - unit, set-aside/AMI designation, household size, certification type, total income versus limit, and net rent, utility allowance, and gross rent versus the rent cap - so a reviewer can orient before reading each check.

Tenant Income Certification (TIC)

The Tenant Income Certification field set - household members and relationship codes, income by category (A-D and total E), assets, rent, utility allowance, AMI level, and signatures - captured as the certification of record under Section 42.

Required Documents Checklist

The file-completeness checklist - one row per document an LIHTC/HUD tenant file must contain, recording whether each is present, where it appears, and any note.

Income Eligibility Check

Tests household income against the unit's designation under Section 42(g): total certified income at or below the income limit, at or above any minimum (unless a voucher applies), and whether the household is over-income (140%).

Rent and Utility Allowance Check

Tests the rent restriction under Section 42(g)(2): net rent matches the most restrictive limit, gross rent (rent plus utility allowance) is within 30% of the imputed income limitation, and the utility allowance matches the current schedule.

Tenant Income Certification (TIC) Issues

Exceptions found on the TIC itself - household composition, income categorization and totals, asset documentation, zero-income certifications, and student marking - with the operator's known-false-positive and de-minimis rules applied.

Income Calculation Worksheet Issues

Exceptions in the four-way income calculation worksheet for employment income - all sources captured, the four methods filled, correct pay frequency, and the math footing - scoped to employment income only.

Employment and Income Verification Issues

Exceptions in employment and income verification - a valid third-party employment verification plus consecutive paystubs, or a self-employment affidavit with tax-return support - with the correct treatment of government-completed sections.

Asset Certification and Verification Issues

Exceptions in the asset self-certification and verification - form presence keyed to the HOTMA indexed threshold, completeness and signatures, and reconciliation of asset amounts and imputed asset income against the TICQ.

Tenant Income Certification Questionnaire (TICQ) Issues

Exceptions in the Tenant Income Certification Questionnaire - required rows checked, income and asset values and supporting documentation present, and the questionnaire's category and de-minimis rules honored.

Student Status Determination

The student-rule determination under Section 42(i)(3)(D) - whether the household is all full-time students and, if so, which of the five statutory exceptions applies and whether it is documented.

Child/Spousal Support Verification Issues

Exceptions in the child/spousal support affidavit - completeness and each adult's signature and date, with name/unit OCR typos flagged as minor.

Rental History Verification Issues

Exceptions in the rental-history verification - whether it covers the most recent two years - allowing for an empty form when the applicant was homeless.

Application for Housing Issues

Exceptions found only within the Application for Housing form - completeness, internal consistency, un-initialed date corrections, and required Yes/No answers - or a critical flag if the form is missing.

Applicant Screening Report Result

The applicant screening report status - approved when the individual result is Accept, or a prompt to submit for review when the report is missing.

Form Version Validity Issues

Forms whose version is invalid for the move-in date, checked against the form-validity schedule using the move-in date rather than the current date.

Unsigned Changes Requiring Initials

Whether every handwritten change or correction across the forms has been properly initialed - True when the file is clean, False when an initial is missing.

File Review Determination

The single overall verdict for the file - pass, approve with minor corrections, return to preparer for a critical or eligibility issue, incomplete for a missing form, or needs manual review - choosing the most severe condition when several apply.