How to Use the Guide


New Jersey Guide to Affordable Housing

Introduction: The New Jersey Guide to Affordable Housing lists income-restricted apartments and for-sale houses. Most of these developments were built with Federal or State aid and are arranged by county, Atlantic through Warren. Each county section shows affordable developments by the formal name of the municipality where the units are located. For most developments, there is information on:

development / aka
the name of the development and any other name it is also known as (aka).

street
the development’s street address. Some addresses are shown as “scattered sites”. Others have “intentional blank” as the address to preserve the confidentiality of their location. This is done for group homes for the developmentally disabled, homeless shelters, and other special-needs housing.

type of development can be “FAM” for family units open to anyone who meets the income requirements. “AGE” refers to age-restricted dwellings. To live there, you must be a certain age, generally 62 years or older. “SPC” denotes housing for people with special needs. Special needs housing includes supervised apartments and group homes for the mentally ill and developmentally disabled, transitional housing for the homeless, veterans’ shelters for disabled veterans and abused children, as well as nursing homes and assisted living facilities for people with medical needs.

tenure refers to whether the units are for sale or rent. Most of the developments in this Guide are apartments; a smaller number are for sale.

agent contact information for the development. It can be a property owner or manager, government agency or a nonprofit or religious organization. Agents are important. Many run the developments; they also may have more information on opportunities in the areas where the affordable housing is located.

phone number for the agent is next.

program the name of the program or programs that funded the development follow. Description of them appear later in this introduction. Programs are important because they specify the rules that must be met to live there.

Income Standards: To live in any of these developments, households must meet income standards that vary by county and household size. Housing built under Federal rule are subject to Federal income requirements. Those built under State programs must use State income guidelines. Federal standards can be found on line at a website maintained by the U.S. Department of Housing and Urban Development (HUD):
http://www.huduser.org/portal/datasets/il.html.
State income standards may be found on line at: http://www.nj.gov/dca/affiliates/coah/reports/incomelimits.pdf

Both State and Federal rules target assistance to low- and moderate-income households. Low-income households are defined as those with income at or below 50 percent of median family income for the county where the housing is located. Moderate-income households earn between 50 and 80 percent of median family income. Some Federal programs focus aid on households with “very low” income. This means at or below 30 percent of median county income. Some focus on households at or below 60 percent of median county income, which is why these figures sometimes appear on the Federal income guidelines.

Federal Programs in the Guide

Federal Housing Initiatives

Identified in Guide as:

Also know as

Public Housing

Low-income public housing; U.S. Housing Act of 1937

Section 8

U.S. Housing and Community Development Act of 1974; see website for database.

tax credits

Low Income Housing Tax Credits; U.S. Tax Reform Act of 1986

Section 221 & 236

Section 221(d)(3) Below Market Interest Rate (BMIR). Section 236

Section 202 & 801

Supportive housing programs for the elderly and disabled. Section 202 of the U.S. Housing Act of 1959. Section 811 of the U.S. Affordable Housing Act of 1990.

HOME

Home Improvement Partnership Program

Farm Home

U.S. Department of Agriculture, Rural Development; Housing and Community Facilities program.



Public housing

Public housing is the largest group of affordable housing in this Guide. It is funded by the Federal government (the U.S. Department of Housing and Urban Development, or HUD) and provides aid to local public housing authorities to build and operate public housing complexes. New Jersey has about 100 housing authorities. They are listed in Appendix A and more information on housing authorities is available from HUD on their website at: http://www.hud.gov/offices/pih/systems/pic/haprofiles/

Most housing authorities own and manage apartment complexes. 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.

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. The people who run them can be excellent sources of information and a good place to start any search for affordable housing.

Section 8
refers to HUD rental assistance. There are two kinds: tenant- and project-based. Both help low- and moderate-income households by limiting rents to no more than 30 percent of adjusted earnings. Federal income standards apply. HUD has an inventory of Section 8 housing at the following website: http://hud.gov/offices/hsg/mfh/exp/mfhdiscl.cfm 
There also is a Section 8 voucher program, which is another large source of assistance. Public housing authorities with voucher programs are shown in Appendix A with an asterisk. The New Jersey Department of Community Affairs also has vouchers, as does the New Jersey Housing & Mortgage Finance Agency (HMFA). Appendix B shows DCA Section 8 field offices that administer vouchers.

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. HUD maintains an inventory of tax credit housing at: http://www.huduser.org/DATASETS/lihtc.html
Section 221 & Section 236
apartments were funded by below-market mortgages and are affordable to households with low and moderate incomes. Federal income standards apply.
Section 202 and Section 811 apartments are for age-restricted and special needs populations. Section 202 apartments are for elderly residents, 62 years of age or older. Section 811 units are for renters 18 years of age or older with a physical or developmental disability or a chronic mental illness.
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 typically is 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. A list of Farmers Home apartments in New Jersey can be found at: http://www.rurdev.usda.gov/nj/apartments.html#top

State Housing Programs

New Jersey Housing Initiatives

Identified in Guide as:

Also know as

HMFA

New Jersey Housing & Mortgage Finance Agency

Bal Hsg

N.J. Neighborhood Preservation Balanced Housing Program (N.J.A.C. 5:43-1.1 et seq.)

MtL

“Mount Laurel” housing; New Jersey Council on Affordable Housing (COAH)

HMFA

HMFA: Many income-restricted apartments in this Guide are funded by the New Jersey Housing & Mortgage Finance Agency (HMFA). Some also get Federal assistance. These built with both must follow the Federal income rules. Those built only with HMFA assistance must comply with State rules. HMFA also offers assistance to buy or fix housing. For more information call (609) 278-7400. Those looking to buy a house or condominium should consider homebuyer assistance programs. The agency has a mortgage hotline: 1-800-NJ-HOUSE or 1-800-654-6873. The agency also has a very helpful website for people in search of affordable apartments or houses to buy: http://www.state.nj.us/dca/hmfa/

Bal Hsg refers to New Jersey’s Balanced Housing program. It 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. An overview of the program is on the DCA website at: http://www.state.nj.us/dca/divisions/dhcr/offices/bh.html 

MtL
: This stands for “Mount Laurel” housing, named after the South Jersey municipality involved in the landmark litigation. In that case, the 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. “MtL” housing can be anywhere in the State. The list in this Guide comes from Local Planning Services, formerly the Council on Affordable Housing.
http://www.state.nj.us/dca/affiliates/coah/reports/units.pdf

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.

Other Sources

Many agencies may be involved with funds from different levels of government. Some affordable housing is publicly owned. Some is built by private business. Other developments are owned and operated by nonprofit and religiously affiliated groups. There is no one single, housing source, and this can make any search difficult.
Here are some leads. It not a complete list, but may lead to other sources. If you find other sources that were especially helpful and want to share them, please send this information to:
Guide to Affordable Housing in New Jersey update
New Jersey Department of Community Affairs
Division of Codes and Standards
101 South Broad St.,PO Box 802
Trenton, NJ 08625-0802
(email responses to jlago@dca.state.nj.us)

Appendix A
shows New Jersey Housing Authorities; these are special-purpose government agencies that build and run low-income public housing developments and administer housing assistance programs. The authorities shown with an asterisk next to their names have Section 8 vouchers, an important housing assistance program that helps households with rent costs. Don’t overlook this important resource.

Appendix B
shows the Section 8 field offices run by the New Jersey Department of Community Affairs. These offices administer Federal housing vouchers.

Appendix C
lists local housing and community development offices. It is not a complete list, but shows some of the larger local government offices in New Jersey set up specially to expand affordable housing opportunities.

Appendix D
shows important contacts at the county level of government.

New Jersey Division of Codes & Standards:
The Guide to Affordable Housing in New Jersey is published by the Division of Codes & Standards in the New Jersey Department of Community Affairs. For more information see:
New Jersey Division of Codes & Standards Department of Community Affairs 101 S Broad St, PO Box 802 Trenton, NJ 08625-0802 (609)292-7898
http://www.state.nj.us/dca/codes/
 

New Jersey Housing Resource Center: The New Jersey Housing & Mortgage Finance Agency (HMFA) has an on-line system to help households find affordable housing. The agency also administers a variety of programs to spread rental opportunities and remove obstacles to home ownership. For more information see: http://www.njhousing.gov/ 

HUD website
:
The U.S. Department of Housing and Urban Development (HUD) administers grants and other programs to increase housing opportunities and maintains lists of federally funded housing by State: The Federal agency has a good website with lots of useful information. See also: http://portal.hud.gov/portal/page/portal/HUD/states/new_jersey
http://www.hud.gov/local/nj/homeownership/buyingprgms.cfm

Community Action Agencies
:
Community action agencies are nonprofit organizations often involved in affordable housing production or the provision of supportive social services.
http://www.state.nj.us/dca/divisions/dhcr/offices/caalist.html

Fair Housing Act Administration: Local Planning Services, formally the Council on Affordable Housing, adopts and interprets fair housing rules that determine affordable housing needs and specify how municipalities meet them.
http://www.state.nj.us/dca/services/lps/hss/

The New Jersey Affordable Housing Management Association: This nonprofit association was created to advocate on behalf of affordable housing providers and offer them educational services to improve their effectiveness. http://jahma.org

Housing and Community Development Network of New Jersey
:
This organization represents more than 250 nonprofit and community development corporations that build housing in the State. www.hcdnnj.org

Other developers, property managers, advocates
Catholic Charities Diocese of Trenton 383 W. State St. Trenton, NJ 08607 (609) 394-5181 http://www.catholiccharitiestrenton.org 
Camden Lutheran Housing Inc. 800 Galindez Ct. Suite101 Camden, NJ 08101 (856) 342-8088 www.clhi.org

Community Investment Strategies, Inc. 201 Crosswicks St. Bordentown, NJ 08505 (609) 298-2229 www.cisnj.org 

Habitat for Humanity-Trenton area 601 N. Clinton Av. Trenton, NJ 08638 (609) 393-8009 For a directory of local affiliates: http://www.habitat.org/cd/local/affiliate.aspx?place=67 

Isles, Inc. 10 Wood St.Trenton, NJ 08618 (609) 341-4700 www.isles.org 

Ingerman Group
725 Cuthbert Blvd. Cherry Hill, NJ 08002 (856) 662-1730
www.ingerman.com

Latino Community Land Trust 202-4 E. Hanover St. Trenton, NJ 08608
(609) 695-1401

Lutheran Social Ministries of New Jersey 6 Terri Lane; Suite 300 Burlington, NJ 08016 (609) 386-7171 www.lsmj.org

New Community Corporation 233 W. Market St. Newark, NJ 07103 (973) 623-2800 www.newcommunity.org 

Pennrose Properties 1 Brewery Park 1301 N. 31st St Philadelphia, PA 19121 (267) 386-8600

Pennrose Management in Trenton(609) 394-8152
New Jersey housing developments
http://www.pennrose.com/portfolio/nj.shtml

Piazza & Associates, Inc. Princeton Forrestal Village
216 Rockingham Row Princeton, NJ 08549
(609) 786-1100
www.piazza-and-associates.com 

Rainbow Property Management LLC
13 Rockland Terrace, Ste 300 Verona, NJ 07044
(973) 857-0800

Rent to Own
This website provides a free list of rent to own properties in New Jersey and other areas.
http://www.rentown.net/new-jersey.html

Somerset Coalition on Affordable Housing
600 1st Av. Raritan, NJ 08869
(908)704-8901
www.sccoah.org 

Volunteers of AmericaFind Affordable Housing
(800) 899-0089
www.voa.org

Housing for the developmentally disabled

NJ Department of Human Services
Division of Developmental Disabilities
222 S. Warren St. Trenton, NJ
See NJ Community Services Office:
http://www.state.nj.us/humanservices/ddd/staff/cso/index.html

Devereux New Jersey Treatment Network
286 Mantua Grove Rd. Bldg 4
West Deptford, NJ 08066 (856) 599-6400
www.devereux.org 

New Jersey Association for Retarded Citizens (ARC)
985 Livingston Av. North Brunswick, NJ 08902
(732) 246-2525
www.arcnj.org

SERV Behavioral Health Systems Inc.
20 Scotch Rd. Ewing, NJ 08628
(609) 406-0100
www.servbhs.net

Housing for former inmates

New Jersey Department of Corrections
Whittlesey Rd. PO Box 863
Trenton, NJ 08625-0863

See especially the Office of Transitional Services: http://www.state.nj.us/corrections/OTS/index.html 

American Friends Service Committee
Prisoners Resource Center
972 Broad St. 6th Floor Newark, NJ 07102
(609) 643-2205
http://www.afsc.org/nymetro/ht/d/sp/i/68335/pid/68335 

New Jersey Association of Corrections
986 S Broad St Trenton, NJ 08611
(609) 396-8900
http://www.njaconline.org/