Housing Authorities in New Jersey

State of Housing in New JerseyNew Jersey has about 100 housing authorities most of which own and manage apartment complexes and some have units for sale. Rents and sale prices depend on household income and are usually limited to no more than 30 percent of adjusted earnings. Eligibility is limited to people earning less than 80 percent of median family income, as defined by Federal rule. Housing authorities also are required to serve low-income households, earning 50 percent or less of median family income. Some reserve units for very low-income households, those at or below 30 percent of median.

New Jersey Income Limits for Affordable Housing (2011)

 1 Person*1.5 Person2 Person*3 Person4 Person*4.5 Person5 Person6 Person7 Person8 PersonMax. Increase**Regional
Asset
Limit***
RentsSales
Region 1
Bergen,
Hudson,
Passaic
Sussex
Median
Moderate
Low
Very low
$58,294
$46,635
$29,147
$17,488
$62,458
$49,966
$31,229
$18,737
$66,622
$53,297
$33,311
$19,987
$74,950
$59,960
$37,475
$22,485
$83,277
$66,622
$41,639
$24,983
$86,608
$69,287
$43,304
$25,983
$89,939
$71,952
$44,970
$26,982
$96,602
$77,281
$48,301
$28,980
$103,264
$82,611
$51,632
$30,979
$109,926
$87,941
$54,963
$32,978
0.5% 1.75% $161,031
Region 2
Essex,
Morris,
Union
warren
Median
Moderate
Low
Very low
$62,590
$50,072
$31,295
$18,777
$67,061
$53,649
$33,530
$20,118
$71,532
$57,225
$35,766
$21,459
$80,473
$64,378
$40,237
$24,142
$89,414
$71,532
$44,707
$26,824
$92,991
$74,393
$46,496
$27,897
$96,568
$77,254
$48,284
$28,970
$103,721
$82,977
$51,860
$31,116
$110,874
$88,669
$55,437
$33,262
$118,027
$94,422
$59,014
$35,408
0.5% 1.82% $171,541
Region 3
Hunterdon,
Middlesex,
Somerset
Median
Moderate
Low
Very low
$72,520
$58,016
$36,260
$21,756
$77,700
$62,160
$38,850
$23,310
$82,880
$66,304
$41,440
$24,864
$93,240
$74,592
$46,620
$27,972
$103,600
$82,880
$51,800
$31,080
$107,744
$86,195
$53,872
$32,23
$111,888
$89,510
$55,944
$33,566
$120,176
$96,141
$60,088
$36,053
$128,464
$102,771
$64,232
$38,539
$136,752
$109,402
$68,376
$41,026
0.5% 1.57% $197,271
Region 4
Mercer,
Monmouth,
Ocean
Median
Moderate
Low
Very low
$63,974
$51,179
$31,987
$19,192
$68,544
$54,835
$34,272
$20,563
$73,113
$58,490
$36,557
$21,934
$82,252
$65,802
$41,126
$24,676
$91,391
$73,113
$45,696
$27,417
$95,047
$76,038
$47,524
$28,514
$98,703
$78,962
$49,351
$29,611
$106,014
$84,811
$53,007
$31,804
$113,325
$90,660
$56,663
$33,998
$120,637
$96,509
$60,318
$36,191
0.5% 2.79% $171,909
Region 5
Burlington,
Camden,
Gloucester
Median
Moderate
Low
Very low
$56,280
$45,024
$28,140
$16,884
$60,300
$48,240
$30,150
$18,090
$64,320
$51,456
$32,160
$19,296
$72,360
$57,888
$36,180
$21,708
$80,400
$64,320
$40,200
$24,120
$83,616
$66,893
$41,808
$25,085
$86,832
$69,466
$43,416
$26,050
$93,264
$74,611
$46,632
$27,979
$99,696
$79,757
$49,848
$29,909
$106,128
$84,902
$53,064
$31,838
0.5% 2.68% $149,004
Region 6
Atlantic,
Cape May,
Cumberland
Salem
Median
Moderate
Low
Very low
$48,989
$39,191
$24,494
$14,697
$52,488
$41,990
$26,244
$15,746
$55,987
$44,790
$27,994
$16,796
$62,986
$50,389
$31,493
$18,896
$69,984
$55,987
$34,992
$20,995
$72,783
$58,227
$36,392
$21,835
$75,583
$60,466
$37,791
$22,675
$81,182
$64,945
$40,591
$24,354
$86,780
$69,424
$43,390
$26,034
$92,379
$73,903
$46,190
$27,714
0.5% 3.10% $131,071

Section 8

Section 8 or Housing Choice Voucher program refers to HUD rental assistance. There are two kinds: tenant- and project-State of Housing in New Jerseybased. Both help low- and moderate-income households by limiting rents to no more than 30 percent of adjusted earnings. Federal income standards apply. Section 8 Tenant-Based Assistance Program is administered by the New Jersey Department of Community Affairs (DCA), Division of Housing and Community Resources is funded by the United States Depart of Housing and Urban Development (HUD).

The main goal of Section 8 is to make decent, safe and sanitary housing available to very low-income households in the private rental market. Those that meet eligibility requirements generally pay no more than thirty percent of their adjusted monthly income towards their monthly rent and utility costs. The balance of the rent is paid by the program directly to the owner of the rental property.

Tax Credits

This Federal program provides tax incentives to private and nonprofit developers of affordable apartments. At least 20 percent of these units must be affordable to people with earnings at or below 50 percent of median county income; 40 percent must be affordable to those with income at or below 60 percent of county median, as defined by the Federal rule.

HOME

HOME is the home improvement partnership program; it can be used for a variety of purposes, including rental assistance, housing production and rehabilitation, and first-time homebuyer programs. Eligibility is usually limited to households with incomes at or below 60 percent of median county income, as defined by Federal guidelines.

Farm Home

These apartment buildings were funded by the U.S. Department of Agriculture’s Farmers Home Administration and are located in small towns and rural areas. They are affordable to family and senior households with low or moderate incomes. Federal income standards apply.

Balanced Housing

New Jersey’s Balanced Housing program supports housing repairs and renovations, as well as new construction and conversions. All housing funded by the program must be affordable to low- or moderate-income households, as defined by State standards.

Mount Laurel Housing

“Mount Laurel” housing is named after the South Jersey municipality involved in the landmark litigation. In that case, theState of Housing in New Jersey New Jersey Supreme Court that ruled every municipality has a constitutional obligation to adopt planning and zoning laws that realistically meet present and future housing need. Mount Laurel” developments can have units for sale or rent. They can be for the elderly, families, or those with special needs. All of the developments have income restrictions and must be affordable to low- and moderate-income households as defined by Federal rule or by State regulation, depending on how the developments were funded.

Many housing authorities have waiting lists. Federal rule allows them to give priority to people who live or work in the communities they serve, or to make special allowances for people in dire need.

State Rental Assistance Program (SRAP)

SRAP assists in making safe and quality housing in the private rental market affordable to very lowincome families by reducing housing costs through direct rent subsidy payments to landlords. The program provides tenant-based and project-based assistance. Preferences have been set aside for the elderly aged 65 and above and for NJ Department of Human Services homeless referrals.

Foreclosure Assistance

The New Jersey HomeKeeper Program offers up to $48,000 in forgivable mortgage assistance to New Jersey homeowners who are at risk of losing their homes to foreclosure as direct result of unemployment or underemployment.The program is funded through a federal grant from the United States Treasury’s Hardest Hit Fund, awarded to states most impacted by unemployment and underemployment. The New Jersey Housing and Mortgage Finance Agency (NJHMFA) is the official administrator of the program for the State of New Jersey.

Eligibility Criteria

Applicants must have low income to qualify for low-income housing. Actual figures are precise and location-specific. HUD makes low-income units available to households with annual incomes at 80 percent, 50 percent and 30 percent of their area’s median figure. You can use IRS tax returns and recent pay stubs to do this. If you get into a public housing or Section 8 unit, HUD will look at your income documents annually to make sure you remain eligible.

Local housing authorities have the ability to adjust criteria and preferences on the basis of area-specific circumstances. An applicant who is eligible for low-income housing in one area does not make it so in another. The family size must be documented.

Using Housing Bonds, the Housing Credit, HOME, and other federal and state resources, HFAs have crafted hundreds of housing programs, including homeownership, rental, and all types of special needs housing. For more information, contact your Public Housing Authority.