The tenancy approval pipeline
Every HCV lease-up moves through the same nine steps, from the moment a landlord hands a family an RFTA packet to the day the HUD-50058 clears PIC. This page shows each step, who acts, the regulation that governs it, the software or AI-agent lane that handles it, and an honest coverage bar. Bars read from the audit registry at page load; a step with no registered requirements says so rather than showing a number. Badges mean what they say: LIVE is running in production on real data, IN BUILD has working code but is not production, CONCEPT is a designed lane with no code yet.
RFTA intake & completeness check
The Request for Tenancy Approval (form HUD-52517) arrives with a proposed lease. Before anything else can happen, someone has to check it is complete: every field, every signature, utility responsibilities, requested rent, unit details. An incomplete packet bounced back a week later is the single most common source of lease-up delay.
Governs: 24 CFR 982.302, 982.305(a) · Form HUD-52517
Owner verification, W-9 & direct deposit
The PHA must confirm who actually owns the unit, screen the owner against federal debarment lists, collect a W-9 so HAP payments can be reported to the IRS, and set up direct deposit. Done by hand this means chasing paper across weeks; done by software it is an afternoon.
Governs: 24 CFR 982.306 (owner disapproval), SAM.gov exclusion screening, IRS W-9/1099 reporting of HAP
Unit eligibility & lease review
Is the unit an eligible housing type? Does the proposed lease contain the required terms — and none of the prohibited ones? Is the HUD tenancy addendum (52641-A) attached? Today a caseworker reads every lease line by line. A review agent can pre-read the lease, flag prohibited clauses, and hand the caseworker a marked-up copy in seconds.
Governs: 24 CFR 982.308 (lease & tenancy addendum), 982.352 (eligible housing) · Form HUD-52641-A
Rent reasonableness determination
The PHA must determine the proposed rent is reasonable against comparable unassisted units — the nine-factor comparison on form HUD-92273-S8. This is the workspace you are on: real comparables, deterministic math, an audit-ready record for every determination. No modeled rents, no assisted units in the pool, ever.
Governs: 24 CFR 982.507 · Form HUD-92273-S8
HQS / NSPIRE inspection
The unit must pass inspection before the HAP contract can be executed. NSPIRE replaces HQS for vouchers, HUD retired its own field app, and PHAs are being pointed at commercial software. Inspection OS is our offline-first field product: standards effective on the inspection date, tamper-evident photos, 24-hour and 30-day correction clocks.
Governs: 24 CFR 982.405, 24 CFR part 5 subpart G (NSPIRE) · PIH 2026-18 (photo/video verification)
HOTMA income & asset verification
Income, assets, deductions — computed under HOTMA rules with effective-dated parameters, so a 2025 certification resolves 2025 rules and a 2027 one resolves 2027 rules. Language models never do this math: deterministic kernels compute every figure from dated rule rows, and the agent layer only gathers documents and explains results.
Governs: 24 CFR 5.609 / 5.603 as amended by the HOTMA final rule (88 FR 9600) · compliance deadline 2027-01-01
Payment standard & affordability calculation
Given the payment standard for the ZIP, the utility allowance, and the family's HOTMA-computed income: what does the family actually pay, and does the 40% affordability cap block the lease-up? The live payment-standards demo already computes gross rent, subsidy basis, and the family-share flag from published standards.
Governs: 24 CFR 982.503, 982.505, 982.508
HAP contract execution & file assembly
The HAP contract (HUD-52641) must be executed no later than 60 days after the lease term starts — a contract executed later is void, and the PHA may not pay a dime on it (24 CFR 982.305(c)). The tenancy file must hold every artifact an auditor will ask for: RFTA, lease, tenancy addendum, rent reasonableness record, passed inspection, income file, W-9. A file-assembly agent tracks what exists, what is missing, and refuses to mark the case complete until the file is.
Governs: 24 CFR 982.305(c) (60-day rule) · Form HUD-52641
Form HUD-50058 assembly & submission
Everything above collapses into one record: the HUD-50058, transmitted to PIC/IMS. By HUD’s own count, roughly 1.3 million of ~10 million annual 50058 submissions are rejected — about 1.3 million staff-hours a year spent resolving errors at ~1 hour each (HUD REAC). A rejected 50058 means the household literally is not counted, and PIC blocks every later record for that household until it is fixed. PHAs below a 95% reporting rate face admin-fee sanctions of up to 30% (PIH 2007-29), and every 50058 effective on or after Jan 1, 2027 must be HOTMA-compliant (PIH 2026-15). Our submission layer already writes both the legacy fixed-width format and HIP JSON from a declarative byte-offset table; the agent lane adds pre-submission validation and rejection triage.
Governs: 24 CFR part 908 · Form HUD-50058 · PIC/IMS · PIH 2011-65 (60-day submission deadline)
Where the data still has gaps
The pipeline is only as strong as the data under it. This board is the standing per-source-class audit: what we hold, what lives in a sibling system, and what is missing — with the nationwide public-records path to close each gap. It reads from the same registry our internal gap-closure work is tracked in.