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Northgate Housing Authority
ImportantThe Housing Choice Voucher waiting list opens for a lottery from November 8, 2026 to November 14, 2026. Apply online or at the main office.Details

Housing Choice Voucher

Landlords & owners

Rent to a family with a Housing Choice Voucher and receive a reliable monthly payment from the housing authority — while you keep choosing your tenants and managing your property.
Landlord portal sign-inTalk to the landlord liaison

Why rent to voucher holders

  • Reliable payments

    The housing authority’s share of the rent is paid by direct deposit at the start of every month.

  • A large pool of tenants

    Families on our program are actively looking for homes of every size across the area.

  • You stay in charge

    You screen and select your tenant, set your lease terms and collect the tenant’s share of the rent.

  • Regular inspections

    Periodic inspections help keep your property in good condition and catch problems early.

  • Support when you need it

    A landlord liaison helps with paperwork, inspections, rent increases and tenant concerns.

  • Fair housing partner

    Renting to voucher holders expands housing choice — and in New Jersey, refusing a tenant because of a voucher is illegal source-of-income discrimination.

Unit requirements

  • The unit must pass a HUD inspection under the National Standards for the Physical Inspection of Real Estate (NSPIRE) before assistance starts, and periodically after that.
  • It must meet local housing and building codes, and have a valid certificate of occupancy or certificate of habitability where the municipality requires one.
  • Units built before 1978 must meet the Lead-Safe Housing Rule: no deteriorated paint where a child under six will live.
  • Working smoke and carbon monoxide alarms, safe heat, hot water and electrical systems, and secure doors and windows are required.
  • The owner must not be the parent, child, grandparent, grandchild, sister or brother of any family member, unless approved as a reasonable accommodation.

Rent and rent reasonableness

You set the asking rent. Before we approve a tenancy we must confirm that the rent is reasonable compared with similar unassisted units in the area — by location, size, type, quality, amenities, services and utilities.

At the first lease-up, the family’s share cannot exceed 40% of its adjusted monthly income, so a rent far above the payment standard may not be approvable for a particular family.

You may request a rent increase at the end of the first lease term and yearly after that, with 60 days’ written notice. Each increase is checked for rent reasonableness.

See the current payment standards

The inspection process

  1. 1

    Request for Tenancy Approval

    The family gives you the RFTA packet. Complete and return it with your W-9, proof of ownership and direct-deposit form.

  2. 2

    Scheduling

    We contact you to schedule an inspection, usually within 15 days of receiving a complete RFTA.

  3. 3

    Inspection

    An inspector checks the unit and the building against NSPIRE standards. Life-threatening deficiencies must be fixed within 24 hours; others within 30 days.

  4. 4

    Re-inspection

    If anything fails, we confirm the repair by re-inspection or by owner certification with photos, as our Administrative Plan allows.

  5. 5

    Approval

    Once the unit passes and the rent is approved, we send the HAP contract for signature.

How payments work

  • Housing Assistance Payments (HAP) are made by direct deposit to the owner’s bank account, normally by the first business day of each month.
  • The tenant pays their share of the rent directly to you. The HAP contract and the HUD tenancy addendum are part of every lease.
  • Payment starts once the HAP contract is signed (within 60 days of the lease start). Changes in the family’s income change our share, not your total rent — we send a notice each time it changes.
  • Statements, 1099s and payment history are available in the landlord portal.

How to list a unit

  • Tell us about the unit — address, size, rent, utilities included, accessibility features and when it is available — and we share it with families searching with a voucher.
  • Accessible units are especially needed: let us know about step-free entrances, roll-in showers, grab bars or visual alarms.
  • Listings are free. You still screen applicants yourself and choose your tenant.
Call to list a unit: (973) 555-0100 ext. 220

Getting started

  1. 1

    Have a unit ready

    Make sure it meets the requirements above.

  2. 2

    Find a family

    Advertise as you normally would, and list it with us. State that vouchers are welcome.

  3. 3

    Screen and choose

    Screen voucher holders the same way you screen every applicant.

  4. 4

    Submit the RFTA

    Complete the Request for Tenancy Approval with the family.

  5. 5

    Pass inspection

    We inspect and approve the rent.

  6. 6

    Sign and get paid

    Sign the lease with the family and the HAP contract with us. Payments start.

The landlord portal

Owners already in the program can sign in to see HAP payments and statements, upcoming inspections and results, contracts and rent increase requests, and update their direct-deposit and contact details.

Sign in to the landlord portal

Who to call

Housing Choice Voucher (Section 8)

Vouchers, briefings, rent increases, inspections, portability and landlord payments for the Housing Choice Voucher program.

Staff

How and when do landlords get paid?

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.

Can I raise the rent?

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.

Rent to a voucher family

Our landlord incentive program and how to get started.

Landlord incentive program

To open more neighborhoods to voucher families, the authority offers incentives funded by HUD's administrative fee reserve (while funds last):

  • $1,000 signing bonus for a landlord new to our program, paid with the first housing assistance payment
  • $500 retention bonus when an existing landlord re-rents a unit to another voucher family within 60 days
  • Vacancy loss payment of up to one month's contract rent while a unit is held for an approved family
  • Damage claim fund of up to $2,000 above the security deposit at move-out

How to get started

  1. 1List your unit with the Landlord Liaison or on any public listing site that says "vouchers welcome".
  2. 2When a voucher family chooses your unit, sign the Request for Tenancy Approval with them.
  3. 3We check the rent is reasonable and inspect the unit — usually within 10 business days.
  4. 4Sign the HAP contract and lease. Payments start the following month by direct deposit.

Housing Choice Voucher (Section 8)

Ask for the Landlord Liaison

(973) 555-0100 ext. 220 hcv@northgateha.example.org Mon–Thu 8:30 am – 4:30 pm; Fri 8:30 am – 12:30 pm

Landlord questions

How and when do landlords get paid?

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.

Can I raise the rent?

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.

Forms and documents