2/16/2024

HOTMA and EIV For Landlords

Mardsen Hardley     Sea and Shore

John Singer Sargent

Key reporting requirements for landlords under HOTMA:

Income Reporting:

Frequency: Landlords must report tenant income and rent changes annually through the HUD Electronic Tenant Selection System (e-TSN).

Information required:

Gross income for all adult household members and authorized minors.

Source of income for each earner.

Deductions claimed by the tenant on their income taxes.

Any changes in rent over the past year.

Timing: Reports must be submitted within 60 days of the annual income recertification or any changes in rent or income exceeding 10%.

Vacancy Reporting:

Requirement: Landlords must report any units becoming vacant within 24 hours to the local Public Housing Authority (PHA) or HUD field office.

Additional information: The report should include details like the unit number, lease information, and reason for vacancy.

Tenant Fraud Reporting:

Responsibility: Landlords must report any suspected tenant fraud related to the program to the PHA or HUD field office.

Examples of fraud: Providing false income information, unauthorized occupants, exceeding income limits, or misuse of vouchers.

Other Reporting:

Unit inspections: Landlords may be required to report on the condition of units during scheduled inspections.

Tenant requests: In some cases, landlords may need to report tenant requests for repairs or modifications.

Important notes:

Compliance: Failing to comply with reporting requirements can lead to penalties, including suspension from the program or financial sanctions.

Resources: The Department of Housing and Urban Development (HUD) website provides resources and guidance on HOTMA requirements for landlords, including the e-TSN system and specific reporting forms.

EIV Income Report and Safe Harbor for Landlords under HOTMA


The Electronic Income Verification (EIV) system automatically retrieves income data from various sources, including Social Security Administration and Internal Revenue Service.

Landlords can use the EIV:

As the sole verification for Social Security income.

In conjunction with self-certification for prior-year income at annual reexaminations.

As supporting documentation for other income types if not fully covered by Safe Harbor.

Benefits for landlords:

Reduces need for manual collection and verification of income documents.

Streamlines the process and potentially saves time.

Increases data accuracy and reduces risk of fraudulent reporting.

Limitations:

EIV doesn't cover all income sources (such as self-employment sources and some gig income).

May not be available for all programs or locations.

Safe Harbor:

Safe Harbor allows landlords to accept income reported in certain other programs without further verification.

Programs accepted under HOTMA:

Social Security Administration benefits annual cost-of-living adjustments (COLAs) be included

Supplemental Security Income (SSI)

Veterans Affairs benefits

Unemployment insurance

State or local public assistance programs

Earned Income Tax Credit (EITC)

Benefits for landlords:

Simplifies income verification process for qualifying income.

Reduces administrative burden and saves time.

Limitations:

Only applies to specific income sources listed above.

Income from assets is always subject to verification.

Remember:

Landlords can choose between EIV and Safe Harbor based on preference and eligibility.

Combined use of EIV and Safe Harbor is prohibited.

Landlords are responsible for understanding and following HOTMA reporting requirements in their area.

 

OTHER NOTE:

Section 104 of HOTMA sets asset limits for households seeking or keeping federal rental assistance. The limits are $100,000 in net household assets and ownership of real property that is suitable for occupancy by a household as a residenceHowever, retirement accounts and educational savings accounts are not considered a net family asset and are not included in the limit. Assets are reviewed for extrapolating it as an income source.



Mardsen Hartley