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Carmel Towers Briefings 2011

Apr 04, 2018

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Kyle Rosenkrans
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    1

    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

    [email protected]

    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:

    [email protected]