Services & pricing
Clear scope.Standard rates.
Every engagement starts with a free call. From there you can buy a one-time audit, hand off the monthly work, or pick individual services as you need them. Rates below are standard; multi-property portfolios are quoted together.
Core services
Free 20-minute call
Your property, its programs and where the files stand. You leave knowing what a monitor would look at first.
Onboarding file audit
Every tenant file reviewed against the programs on the property, plus a property-level check of the income limits, rent limits and utility allowance in use. You get a findings report per unit and a shared missing-documents checklist your team can work from.
White-Glove Monthly
Recertification tracking and processing, move-in certifications, monthly tenant-data reporting, Annual Owner Certification support, correction packages and a monthly status report. Signing visits are included.
Individual services
For owners with in-house staff who need help with specific pieces.
Move-in certification processing
Application review, third-party verifications, income and asset calculation, tenant income certification, quality check and state reporting entry.
Full recertification processing
Notices and follow-up, verifications, income calculation, certification preparation, one signing visit, quality check and state reporting entry.
Correction package
A correction worksheet, a clearly labeled corrected certification and a note to file for each item found. Corrections are labeled as corrections, never back-dated.
In-person signature visit
I meet the household at their home, doorstep or community room to collect signatures and documents, with a photo-ID check. Up to 45 minutes, metro Detroit.
State file-review preparation
A pre-review of the files the monitor is likely to pull, a corrections list, and support on the day of the review.
Recorded regulatory agreement pull
Retrieval of the recorded land use restriction agreement and related recorded documents from the county register of deeds.
Why in-person signatures still matter
Unanswered recertification letters are one of the most common reasons a file goes stale. Many households never respond to mail or voicemail, and management companies without on-site staff have no one to knock on the door.
Signing visits close that gap. They matter most on HOME-assisted units: under MSHDA's current e-signature policy, HOME units still require wet-ink signatures on their annual full recertifications.
Visits are for certifications only. No lease signings, rent collection or showings.
How engagements are set up
- A written services agreement defines the scope, fees and who is responsible for what.
- The owner and management company keep responsibility for compliance decisions. I review, prepare and recommend.
- Tenant files move through a secure, access-restricted folder. Please never send tenant files or Social Security numbers by regular email or through the website form.
- Findings are written in plain English, unit by unit, with the fix for each item.
- Monthly services are billed in advance with 30 days' notice to end.
Tracey Howard Consulting Group LLC is not a law firm and is not affiliated with MSHDA, HUD or the IRS. A file review identifies items a monitoring agency may cite. Correcting them reduces compliance risk but does not eliminate it. The owner and management company remain responsible for compliance decisions.