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THE JOURNEY TO COMMUNITY HOUSING WITH SUPPORTS
2ENTAL 3UBSIDIES Many programs exist to help people with limited income secure affordable housing. Housing vouchers, for instance, provide a supplement so that the person does not spend more THAN OF HISHER INCOME ON RENT 4HE 53 $EPARTMENT OF Housing and Urban Development (HUD) publishes Fair Market Rents for each county. Tenants pay a portion of their income TYPICALLY TO OF THE HOUSEHOLDS ADJUSTED MONTHLY income) and the voucher pays the balance of the rent directly to the property owner. These rental assistance programs are available with federal and state funds often called HUD’s federal Housing Choice Voucher (Section 8) or State Rental Assistance Program (SRAP). The state’s Department of Community Affairs, county social services offices and local housing authorities administer these vouchers. Vacancies and opportunities fill quickly; households can only apply for housing assistance when there is an open waiting list. The rentals of new subsidized housing units and the process to apply are advertised in the local newspapers. Such complexes offer affordable rental rates and may have some project-based subsidies available. Applications are accepted, and then waiting lists are created. An applicant must submit income verification to document that everyone living in the household meets the financial eligibility guidelines.
The application asks if the person has a disability. This includes people with mental illness and intellectual and developmental disabilities. Frequently, preference is given to people with special needs such as veterans, the elderly or someone with a disability. A person can be on several waiting lists simultaneously. The Department of Human Services also offers “Sponsor-based rental assistance” to eligible individuals managed through the Supportive Housing Connection. WWWNJGOVHUMANSERVICES DDDDOCUMENTSHOUING?ASSISTANCE?POLICYPDF Some affordable housing projects have vouchers assigned to the apartment called “project-based rental assistance.” When the person moves, they lose the subsidy. Alternatively, “tenant-based vouchers” are assigned to the tenant and can move with the person to any place with a Fair Market Rent that they choose to rent. Vouchers may be time limited. Most are renewable. Obtaining a rental assistance voucher can be a significant step toward achieving affordable housing and independent living. Securing a voucher is a complicated, time-consuming process but worth the effort. Eligibility is determined by the public housing authority based upon the number of people in the household, the annual gross income, available assets, citizenship status and criminal background. Federal tenant- based vouchers are portable across state lines.
TENANT-BASED RENTAL ASSISTANCE
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ELIGIBILITY
The PHA determines eligibility for a voucher based upon the family size, annual household gross income, assets and citizenship status. The tenant must also report changes to income and household membership. If determined no longer eligible, the family could lose its subsidy.
People use tenant-based rental assistance to secure affordable, decent, safe, and sanitary housing in single-family homes, condominiums, townhouses or apartments. The recipients of this subsidy locate their own rental housing and sign a lease with the property owner. Both parties are required to meet the terms of that lease. The landlord must also sign an agreement accepting the terms of the voucher program. The rents must be determined reasonable as compared to rental rates in that community.
The landlord must agree to the terms of the program that includes meeting basic health and safety standards and submitting to an inspection of the property. The Public Housing Authority (PHA) pays the rental subsidy directly to the property owner. Tenants pay their share of the rent directly to the landlord.
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