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Housing Choice Voucher Program
Information SessionInformation Session
NJ Quadel Consulting Corporation500 Broad Street, 1st Floor
Newark, NJ 07102
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Welcome
This presentation will introduce you tothe Housing Choice Voucher Program
and give you the knowledge necessaryto become a successful participant in
the HCVP
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HCVP Program Basics
z The HCVP is run by the U.S. Department of Housingand Urban Development (HUD)
Therefore, HUD provides funding and rules
z Public Housing Authority (PHA) administers program
PHA has additional rules of its own (beyond those of HUD)
z Rental Program; Tenant-based search
z Participants lease from private landlords
z The PHA, Tenant, and Landlord create a 3-waypartnership
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z Voucher family Provide complete and
accurate information
Attend Briefing Session
Receives Voucher (if eligible)
Find Housing; Sign Lease
Fulfill Family Obligations
Annual re-certification andinspection
z Owner / Landlord
Tenant screening &selection Request for Tenancy
Approval (RTA)
HQS Inspection
Sign HAP Contract Lease
Annual inspection (HQS)
z NHA Determine Program Eligibility
Approve Unit and Rent
Inspect Unit
Rent Portion Calculation
Housing Assistance Payment
Certification of Voucher Families
The 3 Partners
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10 Steps to Becoming a Participant
z Step 1: Apply to HCVP Waiting List (WL)
z Step 2: PHA selects applicants from WL
z Step 3: PHA conducts eligibilitydetermination
Generally, only adults listed on the original
application will be considered for eligibility
z Step 4: Applicants attend HCVP Briefing
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10 Steps to Becoming a Participant(contd)
z Step 5: NHA issues a Voucher and Requestfor Tenancy Approval (RTA) packet
z Step 6: Applicant completes housing searchand submits RTA to the NHA
60 days to complete search for unit
z Step 7: NHA approves unit Rent affordability, rent reasonableness, and HQS
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10 Steps to Becoming a Participant(contd)
z Step 8: Applicant signs lease with Landlord
OnlyAFTERNHA has approved unit
z Step 9: Owner and NHA execute HousingAssistance Payment Contract
z Step 10: Applicant maintains Family
Obligations and NHA begins HousingAssistance Payments
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OverviewOverview
Move Timeline
Voucher IssuanceRequest for Tenancy Approval Paperwork
HQS Inspections
Moving Into Your Unit
Contact Information
Q & A
Review of Initial Application/Missing Documents
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Unit Searchby Tenant
Move TimelineMove Timeline
Eligibility
Determined
RTA
REVIEW
HQS
INSPECTIONMOVE IN
Owner CorrectsIncompleteDocuments
Two fails =Unit rejected
AVG: 4-6 Weeks
VOUCHER &
RTAISSUANCE
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Voucher IssuanceVoucher Issuance
EXTENSION POLICY:
1. Medical Condition orDisability
2. Discrimination
3. 3+ Minors
**IN WRITING
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Voucher SizeVoucher Size
2 PERSONS PER
ROOM, BY GENDER
EXCEPTION:
< 6 years old
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Reasonable Accommodations
z Persons with disability may need areasonable accommodation to take full
advantage of the NHA housing programs andrelated services.
Complete Reasonable Accommodation Request
Form and submit to NHA for approval. Requests for home visits can be made by
telephone.
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Extension Policy
z Extensions of search time will only be permitted for thefollowing 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 discriminationdue to their voucher holder status. The incident must be
reported to local and federal officials and the family mustobtain a written account of the discrimination. NHA will verifyall requests for extensions under this category.
z Extension requests must be made in writing before
voucher expires
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Payment StandardsPayment Standards
0 1 2 3 4 5 6
$955 $1,167 $1,334 $1,597 $1,766 $2,030 $2,295
Current Payment Standards
**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
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Wards of NewarkWards of Newark
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Portability
z 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)
z How does Portability work?
Portability allows you to search for housing inanother jurisdiction outside of Newark.
Anywhere with a Housing Authority (or anywhere inNJ even if there is no HA)
Must submit a Request for Portability to moveanywhere outside of Newark, NJz For example, East Orange and Irvington, NJ are
considered the same way as Los Angeles, CA.
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Portability (contd)
z Things you need to know before requesting to port:z Portability moves your entire search
You will be issued a new voucherby the receiving HA.
Do not port if you intend to finish your search in Newark if a unitfalls through. It will delay your search.
z The rules of the receiving Housing Authority apply:
May have different rules, policies and timeframes to submitdocuments.
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.
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Looking for a UnitLooking for a Unit
Consider:
- Size
- Location/Neighborhood- Transportation
- Schools- Shopping
www.njhousing.gov
MAKE MORE
THAN ONE
VISIT
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z All required documents are listed found onpage one of the RTA packet.
zTo be completed by you and the ownerz Owner may request to submit the RTA to the
NHA directly (in person or by mail)
It remains your
The Request for Tenancy Approval(RTA)
responsibility to ensure it is receivedby the NHA before the voucher deadline.
z By submitting the RTA, you are declaring thatyou would like to occupy the listed unit.
H i Q lit St d dH i Q lit St d d
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Housing Quality StandardsHousing Quality StandardsInspections (HQS)Inspections (HQS)
Scheduled once the RTA packet is complete
Inspections can take up to 15 days toschedule
Unit(includes common areas, grounds, neighborhood)
must pass prior to move in
Units that fail two inspections will be rejected
Conducted by McCright & Associates
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When Rent Is Determined
zAt initial occupancy
z Interim changes
zAnnual Recertifications
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Calculation of TotalTenant Payment (TTP)
z 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
Security Deposit: Landlord can charge upto 1.5 months rent for Security
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Your Relationship with the NHA -Family Obligations
z Supply current and accurate information in a timely manner to yourHousing specialist
Income changes, household composition changes (w/in 30 days)
z Allow the unit to be inspected at reasonable times and after reasonablenotice.
Must allow the owner/landlord access to make repairs.
Must not damage the unit beyond normal wear and tear.
z After the first year, must notify NHA in writing at least sixty (60) daysbefore 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 asthe familys principal place of residence
You may not assign the lease or transfer the unit
Not receive Section 8 tenant-based program housingassistance while residing in a unit owned by a parent,grandchild, sister, brother, or any member of the family,unless NHA has determined that such arrangementwould provide reasonable accommodation for a family
member who is a person with disabilities.
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Informal Reviews
z NHA will grant an informal reviewto review thefollowing 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 notbe granted to applicantswho 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 theterm of the Voucher; or
General policy issues or class grievances.
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Informal Reviews
z To Request a Review:
An applicant to the Housing Choice Voucher
Program must submit a request for a review orhearing in writing to the NHA.
The request must be submitted within ten (10)business days from the date of NHAs initialnotice of determination.
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Your Transition to the HCVP
z Eligibility Determinationz Your voucher will expire in 60days
z Your voucher is portable
z You may remove someone from your household, but additions are
not being accepted unless due to birth, marriage, adoption, custodychange.
z The NHA does not provide security deposits
z The owner is responsible for the maintenance of your unit. NHA isresponsible for the inspection.
z You are responsible for payment of rent portion to the landlord.
z Annual Recertifications are done through the mail.
z
Timely return of all information is required or termination fromtheprogram may result.
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Contact Us
Newark Housing Authority
Housing Choice Voucher Program
500 Broad Street, 1st FloorNewark, NJ 07102
T (973) 273-6200 F: (973) 273-6260
hcvphelp@newarkha.org
www.newarkha.org
Hours of Business: 8:30-3:45pm M-F by appointmentonly. Office is closed to the public on Wednesdays.
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Thank You
For additional information, comments orsuggestions please call:
(973) 273-6506
Or email:
hcvphelp@newarkha.org
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