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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
Therefore, HUD provides funding and rules PHA has additional rules of its own (beyond those of HUD)
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
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
Generally, only adults listed on the original application will be considered for eligibility
60 days to complete search for unit Rent affordability, rent reasonableness, and HQS
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
RTA REVIEW
HQS INSPECTION
MOVE IN
Voucher Issuance
Voucher Size
EXCEPTION: < 6 years old
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.
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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
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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.
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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.
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Security Deposit: Landlord can charge up to 1.5 months rent for Security
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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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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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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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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 hcvphelp@newarkha.org 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: hcvphelp@newarkha.org
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