Millville Housing Authority

Tenants - Section 8

FAQ > Tenants - Section 8

If you have a limited income, and are having difficulty keeping up with your monthly rental payment, the Section 8 Housing Choice Voucher Program may be able to help by paying a portion of your rent.

It is the mission of the Millville Housing Authority to ensure that residents of the Millville area have access to safe, decent, sanitary, and affordable housing. This goal requires the development of a successful working relationship between the property owners/managers, tenants, and the Millville Housing Authority.

Who is considered eligible?
Eligibility is determined by family status, family income level according to number of members, immigration status, criminal activity, and previous compliance with housing regulations. Please contact the Millville Housing Authority Monday through Friday, 8:30am to 4:30 pm. for current income limits and pertinent information about the Section 8 Program.

What steps must I take to participate in the program?
Complete a Section 8 application form. Applications can be obtained from the office, which is located at 309 Buck Street in Millville. Your name will then be placed on a waiting list according to the date and time that the completed application was received in the office.

If you are eligible for a Section 8 preference, your application will be placed on the list behind previous applicants who have claimed a preference, and ahead of previous applicants who have not claimed a preference.

The Millville Housing Authority staff will contact you by mail when your name reaches the top of the list, and if voucher program funding is available. Attend the appointment for the eligibility interview with the Section 8 Coordinator. If eligibility is established, and your income is within the targeting limits, you will receive a voucher. Locate a housing unit that is within the price range for your income level and family size, and obtain the agreement of the owner/manager to participate in the program.

The Millville Housing Authority will inspect the unit, and execute Housing Assistance contract if the unit passes Housing Quality Standards.

Section 8 Preferences
The Millville Housing Authority has established a waiting list preference for an elderly household (the head or spouse is at least 62 years of age), and disabled families (the head or spouse who is a disabled person that meets the definition found in section 223 of the Social Security Act (42 U.S.C. 423)).

Section 8 Targeting Income
Seventy five percent of the families that are admitted to the Section 8 program must have a gross annual income below the following income limits. 1 person $17,550
2 persons $20,100
3 persons $22,600
4 persons $25,100
5 persons $27,100
6 persons $29,100
7 persons $31,100
8 persons $33,150

The Section 8 Waiting List
Applicants at the top of the Section 8 waiting list will only be notified to attend an eligibility interview if adequate funding is available to support the rental assistance payment for an additional family.

Since the funding that the Millville Housing Authority receives from HUD remains fairly consistent, the number of families that can be added to the Section 8 program each month is usually determined by an average of the subsidy used by each participating family, and the number of families that have been removed from the Section 8 program.

What do I consider when choosing a dwelling?
The dwelling unit must be within the Millville Housing Authority jurisdiction, or you may request to transfer to another HA. The voucher subsidy will be determined by the Millville Housing Authority, but you may rent a unit that exceeds the subsidy provided that you have adequate income. The dwelling type is your choice, (house, apartment, duplex, mobile home, etc.) as long as it is affordable, and meets Housing Quality Standards.

You should also consider the condition of the residence (clean, well maintained, energy efficient), the neighborhood (schools, shopping, crime, noise) the average cost of utilities, and the amount of the deposit that you must provide.

What is my share of the rent?
The subsidy that will be paid to the landlord is usually based on the Payment Standard minus 30% of your adjusted gross annual income. You will then pay the remaining portion of the rent directly to the landlord.The portion of the rent that is paid by the tenant must be considered affordable, and can not exceed more than 40% of the adjusted income of the family.

Your responsibilities as a tenant:
You must make prompt and regular payment of rent directly to the property owner/manager.

You are required to provide any utilities (electricity, gas, or water), which are not furnished by the owner.

You are responsible to provide and maintain any appliance that the owner does not furnish, (such as a stove or refrigerator).

You must maintain the residence and property in decent, safe, and sanitary condition. This includes preventing any damages beyond normal wear and tear.

You must permit periodic inspections.

You must provide the owner/manager and the Millville Housing Authority with 30 days prior written notice if planning to move.

You must comply with all approved lease requirements such as good housekeeping, pet limitations, or yard maintenance.

Your responsibility to the Housing Authority:
Families who participate in the Section 8 Voucher program are required to comply with certain "Family Obligations".

The family must supply true and complete information when the Millville Housing Authority or HUD determines that it is necessary for administration of the program. This includes a declaration of citizenship or verification of eligible immigration status, and information about family income and household members. The family must disclose and verify Social Security Numbers, and submit consent forms for obtaining information.

The family must use the assisted unit as a residence, and as the family's only residence.

The members of the family must be approved by the Millville Housing Authority and the family must promptly inform Millville Housing Authority of any additions or changes in family composition.

The family must not sublease or let the unit. The family must not assign the lease of transfer the unit. The family must not own or have any interest in the unit.

The members of the family must not commit fraud, bribery, or any other corrupt or criminal act in connection with the program.

The members of the family may not engage in drug-related criminal activity, or violent criminal activity.

An assisted family or members of the family may not receive Section 8 Assistance while receiving another housing subsidy for the same unit or a different unit under any duplicative Federal, State or local housing assistance program.

The real problems:
In simple terms, there are basically four reasons why people are dropped from the program. Failure to notify Millville Housing Authority and owner/manager 30 days in advance prior to moving. If you fail to give advance notice of your intentions to move, and you do move, then you are in violation of your lease agreement.

Failure to list on your lease all of the people who are living with you will result in your termination from the program. If a person moves out, their name must be removed from the list in your file. Please keep Millville Housing Authority informed of all family members present in the household. Failure to pay your rent on time may result in the termination of your lease and eliminate you from receiving future assistance.

Failure to maintain the property in decent, safe, and sanitary condition is a violation of your lease. Problems such as broken doors, torn windows and door screens, damage to walls, ceilings, and floors are not considered to be normal wear and tear. These damages are the responsibility of the tenant to repair. If damages are brought to the attention of the Section 8 Coordinator during a special or annual inspection, a determination will then be made regarding the tenants liability.

Your rental assistance is important:
We want those who qualify to have every opportunity to participate in the program. When you and other participants meet your responsibilities you are insuring that many people in Millville with low and moderate income will have the same opportunity to find quality housing at an affordable price.

On the other hand, if you do not meet your responsibilities, not only will you lose your assistance, but also the task of finding affordable housing will be harder for those who follow.

Why are we telling you this?
We want to help you to keep your rental assistance. Each month there are people who are dropped from the rolls of the Section 8 Program. They are not necessarily dropped because they have increased their income or improved their situation so that they no longer need the program, but because they have failed to meet their responsibilities as participants.
Your Rights for Equal Housing Opportunity

According to the Federal Fair Housing Law it is illegal to discriminate against any person because of race, color, religion, sex, handicap, familial status, or national origin. This applies to housing that is being rented or advertised for rent. Anyone who feels that they have been discriminated against may file a complaint by calling 1-800-669-9777 (Toll Free), or 1-800-927-9275 (TDD)

	Tenants - Section 8 FAQ > Tenants - Section 8 If you have a limited income, and are having difficulty keeping up with your monthly rental payment, the Section 8 Housing Choice Voucher Program may be able to help by paying a portion of your rent. It is the mission of the Millville Housing Authority to ensure that residents of the Millville area have access to safe, decent, sanitary, and affordable housing. This goal requires the development of a successful working relationship between the property owners/managers, tenants, and the Millville Housing Authority. Who is considered eligible? Eligibility is determined by family status, family income level according to number of members, immigration status, criminal activity, and previous compliance with housing regulations. Please contact the Millville Housing Authority Monday through Friday, 8:30am to 4:30 pm. for current income limits and pertinent information about the Section 8 Program. What steps must I take to participate in the program? Complete a Section 8 application form. Applications can be obtained from the office, which is located at 309 Buck Street in Millville. Your name will then be placed on a waiting list according to the date and time that the completed application was received in the office. If you are eligible for a Section 8 preference, your application will be placed on the list behind previous applicants who have claimed a preference, and ahead of previous applicants who have not claimed a preference. The Millville Housing Authority staff will contact you by mail when your name reaches the top of the list, and if voucher program funding is available. Attend the appointment for the eligibility interview with the Section 8 Coordinator. If eligibility is established, and your income is within the targeting limits, you will receive a voucher. Locate a housing unit that is within the price range for your income level and family size, and obtain the agreement of the owner/manager to participate in the program. The Millville Housing Authority will inspect the unit, and execute Housing Assistance contract if the unit passes Housing Quality Standards. Section 8 Preferences The Millville Housing Authority has established a waiting list preference for an elderly household (the head or spouse is at least 62 years of age), and disabled families (the head or spouse who is a disabled person that meets the definition found in section 223 of the Social Security Act (42 U.S.C. 423)). Section 8 Targeting Income Seventy five percent of the families that are admitted to the Section 8 program must have a gross annual income below the following income limits. 1 person $17,550 2 persons $20,100 3 persons $22,600 4 persons $25,100 5 persons $27,100 6 persons $29,100 7 persons $31,100 8 persons $33,150 The Section 8 Waiting List Applicants at the top of the Section 8 waiting list will only be notified to attend an eligibility interview if adequate funding is available to support the rental assistance payment for an additional family. Since the funding that the Millville Housing Authority receives from HUD remains fairly consistent, the number of families that can be added to the Section 8 program each month is usually determined by an average of the subsidy used by each participating family, and the number of families that have been removed from the Section 8 program. What do I consider when choosing a dwelling? The dwelling unit must be within the Millville Housing Authority jurisdiction, or you may request to transfer to another HA. The voucher subsidy will be determined by the Millville Housing Authority, but you may rent a unit that exceeds the subsidy provided that you have adequate income. The dwelling type is your choice, (house, apartment, duplex, mobile home, etc.) as long as it is affordable, and meets Housing Quality Standards. You should also consider the condition of the residence (clean, well maintained, energy efficient), the neighborhood (schools, shopping, crime, noise) the average cost of utilities, and the amount of the deposit that you must provide. What is my share of the rent? The subsidy that will be paid to the landlord is usually based on the Payment Standard minus 30% of your adjusted gross annual income. You will then pay the remaining portion of the rent directly to the landlord.The portion of the rent that is paid by the tenant must be considered affordable, and can not exceed more than 40% of the adjusted income of the family. Your responsibilities as a tenant: You must make prompt and regular payment of rent directly to the property owner/manager. You are required to provide any utilities (electricity, gas, or water), which are not furnished by the owner. You are responsible to provide and maintain any appliance that the owner does not furnish, (such as a stove or refrigerator). You must maintain the residence and property in decent, safe, and sanitary condition. This includes preventing any damages beyond normal wear and tear. You must permit periodic inspections. You must provide the owner/manager and the Millville Housing Authority with 30 days prior written notice if planning to move. You must comply with all approved lease requirements such as good housekeeping, pet limitations, or yard maintenance. Your responsibility to the Housing Authority: Families who participate in the Section 8 Voucher program are required to comply with certain "Family Obligations". The family must supply true and complete information when the Millville Housing Authority or HUD determines that it is necessary for administration of the program. This includes a declaration of citizenship or verification of eligible immigration status, and information about family income and household members. The family must disclose and verify Social Security Numbers, and submit consent forms for obtaining information. The family must use the assisted unit as a residence, and as the family's only residence. The members of the family must be approved by the Millville Housing Authority and the family must promptly inform Millville Housing Authority of any additions or changes in family composition. The family must not sublease or let the unit. The family must not assign the lease of transfer the unit. The family must not own or have any interest in the unit. The members of the family must not commit fraud, bribery, or any other corrupt or criminal act in connection with the program. The members of the family may not engage in drug-related criminal activity, or violent criminal activity. An assisted family or members of the family may not receive Section 8 Assistance while receiving another housing subsidy for the same unit or a different unit under any duplicative Federal, State or local housing assistance program. The real problems: In simple terms, there are basically four reasons why people are dropped from the program. Failure to notify Millville Housing Authority and owner/manager 30 days in advance prior to moving. If you fail to give advance notice of your intentions to move, and you do move, then you are in violation of your lease agreement. Failure to list on your lease all of the people who are living with you will result in your termination from the program. If a person moves out, their name must be removed from the list in your file. Please keep Millville Housing Authority informed of all family members present in the household. Failure to pay your rent on time may result in the termination of your lease and eliminate you from receiving future assistance. Failure to maintain the property in decent, safe, and sanitary condition is a violation of your lease. Problems such as broken doors, torn windows and door screens, damage to walls, ceilings, and floors are not considered to be normal wear and tear. These damages are the responsibility of the tenant to repair. If damages are brought to the attention of the Section 8 Coordinator during a special or annual inspection, a determination will then be made regarding the tenants liability. Your rental assistance is important: We want those who qualify to have every opportunity to participate in the program. When you and other participants meet your responsibilities you are insuring that many people in Millville with low and moderate income will have the same opportunity to find quality housing at an affordable price. On the other hand, if you do not meet your responsibilities, not only will you lose your assistance, but also the task of finding affordable housing will be harder for those who follow. Why are we telling you this? We want to help you to keep your rental assistance. Each month there are people who are dropped from the rolls of the Section 8 Program. They are not necessarily dropped because they have increased their income or improved their situation so that they no longer need the program, but because they have failed to meet their responsibilities as participants. Your Rights for Equal Housing Opportunity According to the Federal Fair Housing Law it is illegal to discriminate against any person because of race, color, religion, sex, handicap, familial status, or national origin. This applies to housing that is being rented or advertised for rent. Anyone who feels that they have been discriminated against may file a complaint by calling 1-800-669-9777 (Toll Free), or 1-800-927-9275 (TDD)