Section 8 Housing

Information provided by http://www.state.nj.us/dca/one/sect8.htm

Section 8 Overview

Section 8 Tenant-Based Assistance Program is administered by the New Jersey Department of Community Affairs (DCA), Division of Housing and Community Resources is funded by the United States Depart of Housing and Urban Development (HUD). The programs main goal is to make decent, safe and sanitary housing available to very low-income households in the private rental market. Those that meet eligibility requirements generally pay no more than thirty percent of their adjusted monthly income towards their monthly rent and utility costs. The balance of the rent is paid by the program directly to the owner of the rental property. There are two Section 8 Tenant-Based Assistance Programs: the Rental Certificate Program and the Rental Voucher Program. Both programs provide housing subsidies so that eligible households can rent housing in the private market.

Rental Certificate Program

Rental Voucher Program

FAIR MARKET RENT GUIDELINES: Not subject to the Fair Market Rent ceiling

PAYMENT STANDARD: Does apply; the program determines the payment standard. It may not be less than 80% of the fair market rent nor more than the HUD-approved community-wide exception rent.

RENT INCREASES: Rent increases are not limited by an annual adjustment factor, but they are subject to a “rent reasonableness” test.

Unit-Based Assistance Programs

The DCA administers two unit-based components: the Project-Based Certificate Program and the Moderate Rehabilitation Program. They offer the same benefits as the Rental Certificate Program except that the subsidy is linked to the building rather than the household. Applicants of the unit-based programs are assisted if they meet the eligibility requirements. The property owner is solely responsible for tenant selection. If the household is chosen by the owner for a unit, the owner will advise the program representative of the household selected. If the owner determines that an applicant from the waiting list is not acceptable for a unit, the owner must notify the program representative in writing of that determination.

Offer of Assistance

Once a Certificate or a Voucher is received, which means that funds are being reserved to provide housing assistance, there are 60 days from the date if issue to satisfy the program's requirements.

Important Requirements

Households MUSTS

The unit must meet federal housing quality standards

Program rep will meet with the landlord to discuss the benefits of the program. Landlord must agree to participate, if yes, both must sign a Request for Lease Approval form and enter into a lease agreement that complies with the program. A copy of the certificate or voucher program model lease/ lease addendum will be provided. Only One request per household at a time.

A contract between the landlord and the program must be signed (Housing Assistance Payments Contract HAP). This guarantees the landlord that a portion of the rent will be paid by the program each month.

Providing Information to Landlords

In accordance with program regulations, a prospective landlord will be given a household's current address and the address of the household's current and prior landlord, if known by the program.

Obligations of the Household

Sign an Authorization for the Release of Information form, supply any certification/ documentation that the program requires. All information must be true and complete

Disclose and verify social security numbers

Correct a break of the housing quality standards caused by the household

Allow the program to inspect the unit at reasonable times and after reasonable notice

Notify the program and owner before the household moves out or terminates the lease with written notice to the owner

Promptly give the program a copy of any owner eviction notice

Use the assisted units solely for residence by the household members listed on the most recent Certification of Household Composition Form.

Promptly inform the program of the birth, adoption or court-awarded custody of a child.

Promptly notify the program is any household member no longer resides in the assisted unit

Promptly notify the program of absence from the assisted unit 

Other Information

At the end of each annual certification period, your occupancy under the lease and contract may be continued as long as all program requirements are satisfied.

You must provide written notice to your program representative within 10 days of any change in your household income or household composition.

Program participants may terminate their tenancy without cause after the first year of the term of the lease. The program, however, requires a minimum of thirty days advance written notice from the first of the month. The landlord's lease may specify a longer period, but it cannot exceed a maximum of sixty days. Households, who vacate an assisted housing unit, without giving proper notice, will not be permitted to continue their participation in the program.

Tenants are responsible for maintaining their housing in good condition. Tenants who willfully or through neglect cause damages to an assisted unit may be determined ineligible for continued program participation.

A landlord may recover possession of rental housing by consent of the tenant, or through the legal process of eviction.

As a resident or citizen of the , you are entitled to equal housing opportunity regardless of race, color, creed, sex, national origin, ancestry, handicap, family or marital status.

The Section 8 Tenant-Based Program may deny assistance for an applicant or terminate assistance for a participant.