Questions & answers

In public housing and the voucher program, the family generally pays about 30% of its monthly adjusted income for rent and utilities (the Total Tenant Payment). Adjusted income is gross income minus deductions for dependents, elderly or disabled families, childcare and certain medical expenses. The authority's minimum rent is $50, and you can ask for a hardship exemption.

Yes. Interpretation in any language is free — call (973) 555-0100 and press 7, or ask at the front desk. Our main notices and forms are available in Spanish.

Eligibility depends on household income, family size, citizenship or eligible immigration status, and screening. HUD sets the income limits for our area each year. Public housing is open to families at or below 80% of the area median income; most new voucher families must be at or below 50%. Each year at least 75% of new voucher families and 40% of new public housing families must be extremely low-income (at or below 30% of the median, or the federal poverty level if higher).

It depends on the list, your bedroom size and your preferences. Recently, families have waited 1 to 3 years for public housing and 3 to 5 years for a voucher; one-bedroom units at Maple Court move faster. Keep your address and phone current with Admissions — if a letter comes back, you may be removed from the list.

Every public housing family chooses, once a year at the annual reexamination, between an income-based rent and a flat rent based on the market rent for the unit. Flat rent can save money for families whose income has risen. If you pay flat rent and have a financial hardship, you can ask to switch back to income-based rent at any time.

Adults in public housing must do 8 hours a month of community service or economic self-sufficiency activities (such as work, school or job training), unless they are exempt. People who are 62 or older, have a disability, are working, are caring for someone with a disability, or are exempt under a welfare program do not have to do it. Compliance is checked at each annual reexamination.

Yes, through portability you can use your voucher anywhere in the United States where a housing agency runs a voucher program. If you did not live in Northgate when you applied, you must lease in our area for the first 12 months before you can move elsewhere. Give your landlord proper notice and tell your HCV specialist before you move.

Every unit is inspected before the HAP contract starts and at least every two years after that, using HUD's NSPIRE standards. Tenants or landlords can also ask for a special inspection. Life-threatening problems must be fixed within 24 hours; other failures within 30 days.

Housing assistance payments are made by direct deposit on or about the 1st business day of each month for the authority's share of the rent. The tenant pays their share directly to you. Set up direct deposit and receive payment statements through the landlord portal or by contacting the HCV department.

You may ask for a rent increase at the lease anniversary with 60 days' written notice to the tenant and to us. We approve it if the new rent is reasonable compared with similar unassisted units nearby. The family's share may change as a result.

Report any change in household income or household members in writing within 10 business days, using the Change of Income or Household Report form. A decrease of 10% or more in annual adjusted income can lower your rent at an interim reexamination. Increases are generally applied at your next annual reexamination unless they follow a decrease we already processed.

Call (973) 555-0199 any time for no heat, no water, flooding or a major leak, a sewer backup, an electrical hazard, a broken entry door or window that will not lock, or a lockout. If you smell gas or there is a fire, leave and call 911 first. Everything else can be reported to your management office during business hours.