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This 75-page comprehensive, easy to use online guide on NJ Section 8 & Affordable Housing contains the most important information, phone numbers, address, contacts, and lists on Section 8 Housing, Affordable Housing, Government & Private Programs, and much more.
NJ Section 8 Housing Programs- Over 15 programs for Affordable & Subsidized housing listed!
NJ Family Housing Listings- Over 150 Family Housing Facilities listed across NJ!
New Jersey Public Housing Authorities- Contact information for over 100 Public Housing Authorities!!
NJ Housing Assistance Resources - Contact local county resources about Housing Assistance!
Housing Assistance Field Offices- Phone numbers and addresses for 20 counties!
NJ Housing Options for Senior Citizens - 17 programs for senior housing options and county resources!
Special Programs to subsidize or save $$$$$ on Utility Bills - 5 Programs on NJ Energy Assistance!
The top 10 tips for NJ Tenants & Being a Good Neighbor- Tips on resolving neighborly issues with a smile
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Information provided by the NJ DCA
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.
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- HOUSEHOLD SHARE OF RENT: participants pay the greater of 30% of adjusted income, 10% if gross monthly income or $25.00. They may not make side payments or elect to pay more than the “total tenant payment”.
- FAIR MARKET RENT GUIDELINES: Must select a dwelling unit with a total housing cost that does not exceed the HUD-approved fair market rent or the are-wide exception rent, where applicable. Some exceptions may be approved
- PAYMENT STANDARD: The Payment Standard does not apply
- RENT INCREASES: Rent Increases are approved by the program using annual adjustment factors published by HUD and a “rent reasonableness” test.
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HOUSEHOLD SHARE OF RENT: Participants may choose housing that rents for more or less than the Payment Standard and may pay more or less than 30% of adjusted monthly income for rent. They must make a minimum contribution which is the greater of $25.00 or 10% of gross monthly income
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.
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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.
- 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.
- Commit any serious or repeated violation of the lease
- Sublease, or rent the assisted unit, or any part of assisted unit
- Assign the lease or transfer the assisted unit
- Own or have any interest in the unit
- Commit fraud, bribery or any other corrupt or criminal act in connection with the Section 8 Housing Program
- Engage in drug-related criminal activity or violent criminal activity
- Receive Section 8 tenant-based assistance while receiving another housing subsidy
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.
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- 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
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- 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.
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The author and publisher of this guide and the accompanying materials have used their best efforts in preparing this report. The author and publisher make no representation or warranties with respect to the accuracy, applicability, fitness, or completeness of the contents. The information contained is strictly for reference and educational purposes. Therefore, if you wish to pursue the programs and resources outlined, you are taking full responsibility for your actions.
EVERY EFFORT HAS BEEN MADE TO ACCURATELY REPRESENT THE INFORMATION AT THE TIME OF PUBLICATION. THERE IS NO GUARANTEE THAT YOU WILL SECURE HOUSING WITH THESE MATERIALS. PROPERTIES LISTED IN THESE MATERIALS ARE NOT TO BE INTERPRETED AS A PROMISE OR GUARANTEE OF HOUSING OR AVAILABILITY. SECURING HOUSING IS ENTIRELY DEPENDENT ON THE PERSON OR BUSINESS ENTITY USING THIS GUIDE.
The author and publisher disclaim any warranties (express or implied), merchantability, or fitness for any particular purpose. The author and publisher shall in no event be held liable to any party for any direct, indirect, punitive, special, incidental or other consequential damages arising directly or indirectly from any use of this material, which is provided “as is”, and without warranties.
As always, the advice of a competent legal, tax, accounting or other professional should be sought. The author and publisher do not warrant the performance, effectiveness or applicability of any properties or programs in this guide.
Information provided in this guide is compiled from various private and public sources. All links are for information purposes only and are not warranted for content, accuracy or any other implied or explicit purpose.