In Practice
The Tenant Income Certification, or TIC, is the key document in a Low-Income Housing Tax Credit file. It lists who lives in the home, their income and assets, student status, the unit and the rent. It shows that the household met the income limit on the date of move-in and that the rent stayed within the maximum.
A TIC does not stand alone. It rests on verifications: employer letters, pay stubs, benefit statements, asset information and signed releases. Staff review those, calculate annual income following the program's rules, compare it to the correct limit and sign off. The resident signs too. Missing signatures, math errors and dates are among the most common findings in agency file audits.
Example: a household moves in on the first of the month. The team completes the certification using the income chart effective for that date, confirms the income is below the limit, and files the TIC with all verifications in the resident file before the lease date.
The common mistakes are using the wrong chart or household size, leaving out income sources, signing after the move-in date and failing to correct errors. Some agencies prescribe their own form, so use the one your agency requires. Follow program rules, ask your compliance contact and check with counsel on tough questions.
Tenant Income Certification: Common Questions
What is a TIC in affordable housing?
It is the Tenant Income Certification, the form that documents a household's income and eligibility for a tax credit unit.
When is a TIC completed?
At move-in, and at later reviews when the program, the agency or the property requires it.
Who signs a TIC?
The adult household members and the property representative sign, and the form must be backed by the verifications in the file.
