Tracey Howard

Tracey Howard Consulting Group LLC

Tenant filesthat hold upto review.

I review LIHTC, HOME and Section 8 tenant files the way a monitor will, find what's missing or wrong, and give your team the specific fix for each item. I review and recommend. The owner and management company decide and make the corrections.

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Who I work with

Small and mid-size affordable-housing owners who don't have, or don't want to build, a full compliance department.

  • Management companies taking over a tax-credit property and inheriting files they didn't create
  • Owners and general partners who sign the Annual Owner Certification and want an independent look first
  • Developers in lease-up, when move-in certifications set eligibility for the whole compliance period
  • Nonprofit and community developers running one or two tax-credit buildings with a small staff
  • Layered properties carrying HOME, Section 8 or other funds on top of the tax credits
  • In-house compliance staff who need overflow help or a second set of eyes before a monitoring visit

Explore

Services & pricing

Onboarding audits, monthly support, recertifications, corrections and in-person signature visits, with standard rates.

How a review works

What a complete tenant file contains, the checks I run on every file and the findings monitors cite most.

Recent work & FAQ

A current management-takeover engagement and straight answers to the questions owners ask most.

How we work together

Start with a conversation, then decide how much help you need.

  1. 1

    Free 20-minute call

    Tell me about your property, its programs and where your files stand. I'll tell you what a monitor is likely to look at first and whether an audit makes sense. There's no cost and no obligation.

  2. 2

    Onboarding file audit

    I review every tenant file and write a findings report unit by unit: what's clean, what a monitor would flag, and the specific fix. It's built for management takeovers and for getting ready ahead of a state agency file review.

  3. 3

    Monthly compliance support

    Recertification tracking, move-in and recertification processing, monthly tenant-data reporting, Annual Owner Certification support, and a short monthly status report for ownership.

What's in scope

What I review

  • Tenant income certifications, at move-in and at recertification
  • Income and asset calculations
  • Third-party verifications and their dates
  • Student-status certifications
  • Signatures, dates and completeness across the file
  • Lease packages, riders and required disclosures
  • Layered-program rules, such as HOME's full annual recertifications

What stays with your team

  • Physical inspections
  • Setting rents and utility allowances
  • Property management and the management agreement
  • Leasing, rent collection and evictions
  • Legal interpretation, which belongs with the owner's counsel

Why me

More than sixteen years of hands-on tenant-file compliance and Uniform Act relocation work, where every file had to be complete, verified and defensible. I've completed IRWA courses in Relocation Assistance, Appraisal Review and Project Management, and I'm based in Detroit.

Book a free 20-minute call

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.