Housing Choice Voucher Program

Information Session
NJ Quadel Consulting Corporation 500 Broad Street, 1st Floor Newark, NJ 07102

Welcome
This presentation will introduce you to the Housing Choice Voucher Program and give you the knowledge necessary to become a successful participant in the HCVP

HCVP Program Basics

The HCVP is run by the U.S. Department of Housing and Urban Development (HUD)

Therefore, HUD provides funding and rules PHA has additional rules of its own (beyond those of HUD)

Public Housing Authority (PHA) administers program

Rental Program; Tenant-based search Participants lease from private landlords The PHA, Tenant, and Landlord create a 3-way partnership

The 3 Partners
NHA

Owner / Landlord

Determine Program Eligibility Approve Unit and Rent Inspect Unit Rent Portion Calculation Housing Assistance Payment Certification of Voucher Families

Tenant screening & selection

Request for Tenancy Approval (RTA) HQS Inspection Sign HAP Contract Lease Annual inspection (HQS)

Voucher family
Provide complete and accurate information Attend Briefing Session Receives Voucher (if eligible) Find Housing; Sign Lease Fulfill Family Obligations Annual re-certification and inspection

10 Steps to Becoming a Participant

Step 1: Apply to HCVP Waiting List (WL) Step 2: PHA selects applicants from WL Step 3: PHA conducts eligibility determination

Generally, only adults listed on the original application will be considered for eligibility

Step 4: Applicants attend HCVP Briefing

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10 Steps to Becoming a Participant (contd)

Step 5: NHA issues a Voucher and Request for Tenancy Approval (RTA) packet Step 6: Applicant completes housing search and submits RTA to the NHA

60 days to complete search for unit Rent affordability, rent reasonableness, and HQS

Step 7: NHA approves unit

10 Steps to Becoming a Participant (contd)

Step 8: Applicant signs lease with Landlord

Only AFTER NHA has approved unit

Step 9: Owner and NHA execute Housing Assistance Payment Contract Step 10: Applicant maintains Family Obligations and NHA begins Housing Assistance Payments
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Overview
Move Timeline Voucher Issuance Request for Tenancy Approval Paperwork HQS Inspections Moving Into Your Unit Contact Information Q&A Review of Initial Application/Missing Documents

Move Timeline
Unit Search by Tenant Two fails = Unit rejected

Eligibility Determined

VOUCHER & RTA ISSUANCE

RTA REVIEW

HQS INSPECTION

MOVE IN

Owner Corrects Incomplete Documents

AVG: 4-6 Weeks

Voucher Issuance

EXTENSION POLICY: 1. Medical Condition or Disability 2. Discrimination 3. 3+ Minors

**IN WRITING

Voucher Size
EXCEPTION: < 6 years old

2 PERSONS PER ROOM, BY GENDER

Reasonable Accommodations
Persons with disability may need a reasonable accommodation to take full advantage of the NHA housing programs and related services.

Complete Reasonable Accommodation Request Form and submit to NHA for approval. Requests for home visits can be made by telephone.

Extension Policy
Extensions of search time will only be permitted for the following reasons:

The family has a medical condition or handicap, which makes locating an accessible unit difficult; The family has three or more minors There is evidence that a family has experienced discrimination due to their voucher holder status. The incident must be reported to local and federal officials and the family must obtain a written account of the discrimination. NHA will verify all requests for extensions under this category.

Extension requests must be made in writing before voucher expires

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Payment Standards
Current Payment Standards

0
$955

1
$1,167

2
$1,334

3
$1,597

4
$1,766

5
$2,030

6
$2,295

**PLEASE NOTE: Payments standards include estimated monthly utility costs. Actual maximum rent to owner may be less than the payment standard listed.
Approval is dependent on: Affordability for the tenant based on income Rent Reasonableness report based on location and rents of similar units

Wards of Newark

Portability
Where can I use my voucher?

The vouchers issued by the HCVP are for private housing within the city of Newark, NJ

Link to HUDs listing of PHAs by state/territory:

http://portal.hud.gov/hudportal/HUD?src=/program_offices/public _indian_housing/pha/contacts

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Portability (contd)
How does Portability work?

Portability allows you to search for housing in another jurisdiction outside of Newark. Anywhere with a Housing Authority (or anywhere in NJ even if there is no HA) Must submit a Request for Portability to move anywhere outside of Newark, NJ
For example, East Orange and Irvington, NJ are considered the same way as Los Angeles, CA.

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Portability (contd)
Things you need to know before requesting to port: Portability moves your entire search

You will be issued a new voucher by the receiving HA. Do not port if you intend to finish your search in Newark if a unit falls through. It will delay your search. May have different rules, policies and timeframes to submit documents. May have different payment standards. Will probably have different utility allowances. May issue a different size voucher. May have higher or lower income limits than NHA.

The rules of the receiving Housing Authority apply:

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Looking for a Unit

Consider: - Size - Location/Neighborhood - Transportation - Schools - Shopping www.njhousing.gov

MAKE MORE THAN ONE VISIT

The Request for Tenancy Approval (RTA)

All required documents are listed found on page one of the RTA packet. To be completed by you and the owner Owner may request to submit the RTA to the NHA directly (in person or by mail)

It remains your responsibility to ensure it is received by the NHA before the voucher deadline.

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By submitting the RTA, you are declaring that you would like to occupy the listed unit.

Housing Quality Standards Inspections (HQS)

Scheduled once the RTA packet is complete Inspections can take up to 15 days to schedule Unit (includes common areas, grounds, neighborhood) must pass prior to move in Units that fail two inspections will be rejected Conducted by McCright & Associates

When Rent Is Determined

At initial occupancy Interim changes Annual Recertifications

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Calculation of Total Tenant Payment (TTP)

In the housing choice voucher program, the total tenant payment (TTP) is the greater of: - 30% of monthly adjusted gross income
10% of monthly gross income Minimum Rent $50 Contract Rent = HAP + Tenant Rent

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Security Deposit: Landlord can charge up to 1.5 months rent for Security

Your Relationship with the NHA Family Obligations

Supply current and accurate information in a timely manner to your Housing specialist Income changes, household composition changes (w/in 30 days) Allow the unit to be inspected at reasonable times and after reasonable notice. Must allow the owner/landlord access to make repairs. Must not damage the unit beyond normal wear and tear. After the first year, must notify NHA in writing at least sixty (60) days before vacating the unit as well as providing NHA with a copy of the notice to vacate the unit submitted to the owner.

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Family Obligations (contd)

Use the unit solely for residence by the family and as the familys principal place of residence
You may not assign the lease or transfer the unit

Not receive Section 8 tenant-based program housing assistance while residing in a unit owned by a parent, grandchild, sister, brother, or any member of the family, unless NHA has determined that such arrangement would provide reasonable accommodation for a family member who is a person with disabilities.

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Family Obligations (contd)

In no case may a participant be absent from a unit for more than 180 days.

If family leaves household for more than 90 days for a reason other than medical need, the unit will not be considered the familys principal residence and the family shall be terminated from the program.

Report to NHA any absence of the entire household (circumstances in which all family members are absent and the unit has no occupants) of more than 30 days.

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Informal Reviews
NHA will grant an informal review to review the following decisions:

Placement on NHAs waiting list Issuance of a Voucher Participation in the program Any type of preference

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Informal Reviews (contd)

Informal reviews will not be granted to applicants who dispute the following actions:

The number of bedrooms entered on the Voucher; A determination that a unit does not meet or comply with Housing Quality Standards; A decision not to approve a request for an extension of the term of the Voucher; or General policy issues or class grievances.

Informal Reviews
To Request a Review:

An applicant to the Housing Choice Voucher Program must submit a request for a review or hearing in writing to the NHA. The request must be submitted within ten (10) business days from the date of NHAs initial notice of determination.

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Your Transition to the HCVP

Eligibility Determination Your voucher will expire in 60 days Your voucher is portable You may remove someone from your household, but additions are not being accepted unless due to birth, marriage, adoption, custody change. The NHA does not provide security deposits The owner is responsible for the maintenance of your unit. NHA is responsible for the inspection. You are responsible for payment of rent portion to the landlord. Annual Recertifications are done through the mail. Timely return of all information is required or termination from the program may result.

Contact Us
Newark Housing Authority Housing Choice Voucher Program 500 Broad Street, 1st Floor Newark, NJ 07102 T (973) 273-6200 F: (973) 273-6260 [email protected] www.newarkha.org
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Hours of Business: 8:30-3:45pm M-F by appointment only. Office is closed to the public on Wednesdays.

Thank You
For additional information, comments or suggestions please call: (973) 273-6506 Or email: [email protected]

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