Housing Choice Voucher Program (Section 8)
Participating property owners' responsibilities are to:
- Screen all applicants for suitability as tenants
- Collect the tenant's portion of the rent
- Comply with landlord-tenant and fair-housing laws, the terms of the lease with their tenant and their contract with NHA
- Make timely repairs to keep the property in good condition
- Allow NHA inspections to ensure compliance
How to List Your Property
NHA does not refer tenants to landlords. If you are interested in participating in this program, you can register your properties free of charge at New Jersey Housing Resource Center (NJHRC). If you have additional questions, you may contact our Landlord Outreach representative at (973) 273-6247.
Benefits of Participation in the Housing Choice Voucher Program
- Monthly Housing Assistance Payments (HAP)
- Units are kept occupied
- Free annual property inspection
- Owners are free to enforce lease agreement with tenants
- Should a tenant's income decrease, the HAP increases; you are guaranteed a fixed income stream
- NHA will work with you to advise and/or assist if you have problems with your tenant
- Meets low-income housing need in the private rental market
Request for Tenancy Approval (RTA) Process
Once a potential HCV Program participant shows interest in your unit and you conduct your application/tenant screening steps and you both agree that you would like to begin your landlord-tenant relationship, the HCV Program participant will give you a copy of a Request for Tenancy Approval (RTA) Packet to complete. As the owner, you are responsible for the return of the RTA packet to the NHA completed and with all supporting documents. In addition to the documents contained in the RTA Packet, the following is a list of supplemental documents that must be included with your packet.
Once all documents are submitted, please allow up to ten (10) business days to complete the inspection of the proposed unit and for NHA approval of the terms and conditions of the lease. After the unit passes the Housing Quality Standards (HQS) Inspection, the approved lease agreement may be signed by the tenant, however, the NHA must prepare a HAP Contract which must be signed in order for you to begin receiving payments..
- Copy of the unexecuted (unsigned) Lease Agreement
- Copy of Deed
- HUD -1 Form (for new purchases)
- Current Tax Bill (taxes must be paid up-to-date)
- Copy of Social Security Card (if an indivual owner) or Proof of Tax Identification Number assigned by the IRS (if a business entity)
- Current Water Bill
- Current Mortgage Statement (if taxes are included in the mortgage)
- Photo Identification (must be valid)
- Owner-Agent Data Form (if an agent is acting on the owner's behalf)
Federal funds can be used only to subsidize housing that is decent, safe, and sanitary. Housing Quality Standards (HQS) are established by HUD to guarantee a basic level of health and safety for all units leased under the Section 8 Housing Choice Voucher Program.
NHA adheres to Housing Quality Standards (HQS) as established in 24 CFR 982.401 to perform all required inspections. Interpretative guidance for HQS acceptability criteria is taken from Form HUD 52580-A dated 9/00 and the HUD Housing Inspection Manual.
Before any unit is approved for participation in the program, NHA requires compliance with HQS. Units must be inspected and pass HQS prior to approval of any lease, and at least annually thereafter. Inspections may also occur on other occasions, as warranted, such as in the case of a request for inspection by the owner or family.
Property owners/agents and families are encouraged to be present during an inspection of their unit(s) by NHA.
If at the initial inspection there are defects or deficiencies which must be corrected to make the unit decent, safe and sanitary, you will be advised by NHA of the work required. You have 21 days to complete the work. Before a contract is executed or continued, any unit that fails must be re-inspected to ascertain whether the necessary work has been performed. The unit must be approved as compliant with HQS before execution of the HAP contract.
For help preparing your unit for inspection see our Housing Quality Standards Self-Inspection Checklist.
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The NHA payment standard is based upon a percentage of the HUD published fair market rents for the Newark metropolitan statistical area. The fair market rent published by HUD is based upon the 40th percentile of rents charged to recent movers (within prior two-year period) in the private rental market. NHA reviews payment standards annually, at the time new fair market rents are published. The current standards are effective as of March 1, 2013.