Specialized File Audits
Detailed LIHTC, HUD, and RD file reviews that identify documentation gaps, eligibility concerns, and inconsistencies before they become findings.
Affordable housing compliance consulting
Every file tells a story.
Make yours audit-ready.
Expert file audits and compliance support for affordable housing communities navigating LIHTC, HUD, and Rural Development requirements.
Specialized support forLIHTCHUDRD
What we do
Clarity in every file.
Confidence in every review.
Compliance is complex. Our work makes it manageable—through careful analysis, clear communication, and solutions grounded in the realities of affordable housing operations.
Routine File Monitoring
Scheduled file reviews that help catch concerns early, reinforce consistent practices, and keep your property prepared throughout the year.
Remote Certification Reviews
Careful remote review of certification and recertification packages, with clear feedback your team can act on before finalizing a file.
Compliance Consulting
Direct, owner-led guidance for LIHTC, HUD, and Rural Development questions, procedures, documentation, and portfolio challenges.
Back-to-Compliance Support
Focused corrective support that prioritizes deficiencies, builds a practical action plan, and helps move properties toward audit readiness.
Ways to work together
Flexible support.
A clear path forward.
File Theory provides focused, flexible support shaped around your property, portfolio, and immediate compliance priorities.
One-Time Project
A defined audit, remote review, or compliance assignment with clear scope and deliverables.
Ongoing Monitoring
Recurring file reviews and practical guidance that help your team maintain consistent compliance.
Corrective Support
Focused help for a property working through findings, documentation gaps, or a return-to-compliance plan.
A simple process
From uncertainty to action.
- 01Review
Understand the files, program rules, and immediate needs.
- 02Identify
Find gaps, risks, and the items that need attention first.
- 03Correct
Turn findings into practical, prioritized next steps.
- 04Prepare
Strengthen the files and move forward with confidence.
COMPLIANCE, WITHOUT THE CONFUSION
The File Theory approach
Rigorous review.
Practical guidance.
We look beyond the checklist to understand the full picture. You receive thoughtful, actionable feedback designed to strengthen your files, support your staff, and reduce compliance risk.
- ✓ Independent, detail-oriented review
- ✓ Clear findings and prioritized next steps
- ✓ Support tailored to your portfolio and team
10+Years of affordable housing
compliance experience
compliance experience
Marlana UmekOwner, File Theory LLC
About the owner
Experience that brings
properties back on track.
File Theory brings more than 10 years of affordable housing compliance experience, with a focus on helping privately owned properties return to compliance and strengthen their day-to-day practices.
Experience spans HUD, Rural Development, and Low-Income Housing Tax Credit programs, with hands-on knowledge of waiting lists, tenant selection plans, leasing, and deed restrictions.
SHCMCPOFHCHCM-R
Marlana is a member of the National Affordable Housing Management Association™ (NAHMA™) and the New Jersey Affordable Housing Management Association (JAHMA).
Forms & resources
Tax Credit file
audit checklists.
Download practical, field-ready PDF checklists designed to support consistent reviews, organized documentation, and stronger LIHTC audit preparation.
View sample ↗Instant digital download
Annual Recertification File Audit Checklist
A structured LIHTC review tool covering recertification notices, income and asset documentation, rent and student tests, file status, and audit notes.
$5.99Buy checklist →
View sample ↗Instant digital download
Move-In File Audit Checklist
A detailed LIHTC quality-control checklist covering required file items, household income and assets, rent limits, student eligibility, and final file status.
$5.99Buy checklist →
Secure checkout Payment and automatic PDF delivery are handled by Payhip. Review our refund policy.
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Custom Compliance Documents
Professional, property-specific support for custom-branded forms, Tenant Selection Plans, and Affirmative Fair Housing Marketing Plans (AFHMPs). Each document is developed around your organization, housing programs, property needs, and applicable requirements.
Request a document consultation →02
Affordable Housing Desk Reference
A practical, easy-to-use reference created for housing professionals who need reliable compliance guidance close at hand.
Join the interest list → Personalized document services
Request a custom document consultation.
Tell File Theory about your property and the document support you need. Services include custom-branded forms, new or updated Tenant Selection Plans, and Affirmative Fair Housing Marketing Plans.
Pricing information
Custom projects are priced using a base fee determined by the document type, property programs, and project complexity. Your proposal will identify the work and revisions included. Additional edits, new content, or changes requested beyond the approved scope will be billed separately. Final pricing is confirmed before work begins.
Purchase information
Refund policy.
Effective August 8, 2026
Due to the digital nature of File Theory LLC products, all sales are final and non-refundable once an order has been completed and the product has been made available for download.
Refunds are not provided for:
- Accidental purchases or selecting the wrong product
- Changes of mind after purchase
- Failure to review the product description before purchasing
- Inability to use, open, or print a product because of the customer's device, software, or printer
- Products that have already been downloaded or accessed
Purchase problems and duplicate charges
If you receive a damaged or unreadable file, cannot access your purchase, or believe you were charged more than once for the same order, please contact File Theory LLC within seven days of purchase. After verifying the order, we will provide a replacement file, restore access, or refund a confirmed duplicate charge.
Payments for customized or personalized products are non-refundable once work has begun because time and resources have been reserved specifically for that order.
This policy does not limit any refund or consumer rights required by applicable law. Questions should be submitted before purchasing.
Questions about a purchase → Start a conversation
Ready for a clearer path
to compliance?
Tell us about your property, portfolio, or upcoming review. We'll discuss where you are, what you need, and how File Theory can help.
Schedule a consultation →