Housing Choice Voucher (Section 8)
Briefing Packet - June 2025
Compliance with Program Rules
Following all rules related to income, family composition, and lease agreements.
Living in the unit as their primary residence and not subletting it.
Only allowing family members listed on the voucher to reside in the unit.
Lease Compliance
Paying rent on time.
Taking good care of the unit and avoiding damage beyond normal wear and tear.
Adhering to all other lease terms.
Reporting Changes
Timely reporting of changes in income, assets, family composition, or any other relevant information to the Housing Authority.
Promptly notifying the Housing Authority about plans to move out, extended absences, or ending the lease.
Annual Recertification
Completing an annual review to ensure continued program eligibility.
Providing all necessary information about the family's income and assets.
Inspections
Allowing inspectors to enter the unit for regular inspections and those related to complaints or emergencies.
Maintaining the Unit
Keeping the unit in a decent condition.
Allowing property owners to make necessary repairs.
Other Obligations
Providing accurate information to the Housing Authority or HUD, including evidence of citizenship or eligible immigration status.
Disclosing and verifying Social Security numbers.
Signing consent forms for obtaining information.
Not engaging in drug-related or violent criminal activity or other activities that threaten the safety of others.
Promptly notifying the Housing Authority of any eviction notices from the owner.
The initial voucher term shall be at least sixty (60) calendar days. The initial term shall be stated on the voucher.
The Housing Authority will automatically approve one 60-day extension upon written request from the family.
All requests for voucher term extensions must be made in writing and submitted to the Housing Authority prior to the expiration of the voucher.
Any request for an additional extension must include the basis for the request. The Housing Authority may require the family to provide documentation to support the request or obtain third-party verification. The Housing Authority will approve additional extensions if necessary: (1) as a reasonable accommodation of a disability; or (2) due to circumstances beyond the family’s control (e.g. serious illness, death in the family, or family unit size or other special circumstances make it difficult to find a suitable unit).
If the family requests an extension of the initial voucher term as a reasonable accommodation of a disability, the Housing Authority must extend the voucher term up to the term reasonably required for that purpose.
The Housing Authority shall provide for suspension of the initial or any extended voucher term from the date that the family submits a RFTA until the date the Housing Authority notifies the family in writing whether the request has been approved or denied.
During the initial or any extended voucher term, the Housing Authority may require the family to report progress in leasing a unit. Such reports may be required at such intervals or times as determined by the Housing Authority.
If the voucher term expires, the family is automatically terminated with no right to an Informal Hearing and may reapply for assistance when the Section 8 Waiting list reopens.
Contract Rent: This is the owner's requested rent for the unit. The requested Contract Rent cannot exceed what MHA determines to be the reasonable rent when compared to the market.
Utility Allowance: This is the amount that MHA has determined that the tenant will likely pay for utilities based on annual studies in the area. The more utilities a tenant is responsible for, the higher the allowance becomes. The determined "allowance" will be deducted from the tenant's rent portion.
Gross Rent: The Gross rent is the Contract Rent + the Utility Allowance.
Payment Standard: The payment standard is the maximum monthly subsidy payment that HUD determines for each zip code and unit size. The Housing Authority may establish a payment standard within the basic range (90% – 110% of the applicable FMR). Currently, The Middletown Housing Authority payment standard is 110% of the FMR.
HAP (Housing Assistant Payment): The Housing Authority shall pay a monthly HAP to the owner of the unit on behalf of the family that is equal to the lower of: (1) the payment standard for the family minus the total tenant payment; or (2) the gross rent minus the total tenant payment.
TTP (Total Tenant Payment): Total Tenant Payment the highest of the following amounts, rounded to the nearest dollar: (1) 30% of the family’s monthly adjusted income; (2) 10% of the family’s monthly income; (3) the portion of any welfare assistance from a public agency specifically designated to meet the family’s housing costs; or (4) the minimum rent.
Voucher size: This is the size of unit that the Authority has determined the family is eligible.
The Housing Authority shall consider the below standards when determining family unit size.
Family Unit Size Persons in Household
(minimum – maximum)
0 Bedroom 1
1 Bedroom 1-2
2 Bedroom 2-4
3 Bedroom 3-6
4 Bedroom 4-8
5 Bedroom 5-10
The Housing Authority will generally assign one bedroom for every two persons within the household. Persons of the opposite sex, other than spouses and children under age 5, will be allocated separate bedrooms. Live-in aides will be allocated a separate bedroom.
The family unit size shall provide for the fewest number of bedrooms needed to house a family without overcrowding.
When Gross Rent is Less than the Payment Standard the Unit will always be affordable for the Tenant: If the Gross Rent (Contract Rent + Utility Allowance) is equal to or less than the Payment Standard, the unit will be deemed affordable because the tenant will pay exactly 30% of their income towards rent and utilities.
When Gross Rent is Greater than the Payment Standard, the rent may not be affordable for the tenant: Tenants are not permitted to enter new leases if they will pay more than 40% of their income toward rent and utilities. Therefore, a unit will be deemed unaffordable if the Gross Rent exceeds the Payment Standard by an amount greater than 40% of tenant's monthly income. In such cases, the tenant will not be permitted to move in, unless the rent is reduced to an affordable amount.
Example Rent Calculation
Approved Contract Rent: $3,100
Utility Allowance: $174
Gross Rent: $3,100 + $174 = $3,274
Unit Size: 3 bedrooms
Voucher Size: 3 bedrooms
Payment Standards for unit's zip code: 3 bedroom -- $3,350
Household's Monthly Income: $1,000
30% of Household Monthly Income: $300
Tenant's Rent Calculation: Monthly Income - Utility Allowance ($300-$174) = $126
HAP Calculation: Contract Rent - Tenant Rent ($3,100-$126) = $2,974
The Gross Rent (the requested contract rent plus the anticipated utility allowance) is under the Payment standard the unit is considered affordable and the tenant can move in once the unit passes inspection.
Click here to view, print or download the 2025 Payment Standards
The Tenancy Addendum will be attached to the lease you sign with your landlord.
The Request for Tenancy Approval (RTA) Form is given to the landlord, owner, of complex manager to complete and return to the Housing Authority for Approval.
Click here to view, print or download HUD notice "A Good Place to Live!"
Below are websites that may be able help you with your search for a unit.
Bayshore Village (must be 62+): https://www.cis-bayshorevillage.com/
Conifer Village in Atlantic Highland (must be 55+): https://coniferllc.com/properties/conifer-village-at-middletown-apartments/
Hudson Ridge (Family or 55+) https://www.rentataberdeen.com/
Cove on the Bay https://www.coveonthebaynj.com/
Green Grove Apartments https://www.greengroveapts.com/
The Willows at Glassworks https://livewillows.com/communities/the-willows-at-glassworks/
The Camelot at Marlboro https://www.kaplanatmarlboro.com/
Applicants will not be screened by the Housing Authority for suitability for tenancy.
Prior to approval of a tenancy, the Housing Authority will inform the Owner that screening and selection for tenancy is the responsibility of the Owner.
An Owner may consider a family’s background with respect to such factors as: (i) payment of rent and utility bills; (ii) caring for a unit and premises; (iii) respecting the rights of other residents to the peaceful enjoyment of their housing; (iv) drug-related criminal activity or other criminal activity that is a threat to the health, safety or property of others; and (v) compliance with other essential conditions of tenancy.
If requested, the Housing Authority will provide the Owner with: (1) the family’s current and prior address (as shown in the Housing Authority’s records); and (2) the name and address (if known to the Housing Authority) of the landlord at the family’s current and prior address. The Housing Authority may offer the Owner other information in the Housing Authority’s possession, including information about the tenancy history of family members, or about drug-trafficking by family members.
The Owner is responsible for the screening and selection of the family to occupy the Owner’s unit. The Housing Authority shall advise the Owner of this responsibility prior to the approval of the tenancy.
The Housing Authority has no liability or responsibility to the Owner or other persons for the family’s behavior or suitability for tenancy.
What Is Portability?
Portability is the ability of a family to move from a PHA’S (Public Housing Authority’s) jurisdiction to a location in another housing authority’s jurisdiction.
Who is eligible for portability?
Any voucher holder that is in good standing with the housing authority and are not subject to any restrictions.
Are there any restrictions on eligibility?
Yes. You are required to live in the jurisdiction of the Housing Authority issuing your Section 8 Voucher for the first 12 months of that assistance.
Where can I transfer my Section 8 Voucher?
A family can Port to a housing authority anywhere in the United States that is administering a tenant-based (Section 8 Voucher) program.
However, if you choose to move to an area where there is no housing agency to administer your Section 8 Voucher the housing authority can deny you portability to that area.
What you should do if you choose to move under the portability provision:
You must notify your Housing Authority (initial housing authority) of your desire to move under portability and of where you want to move.
The Housing Authority will counsel the family on the proper procedures for terminating the current lease and any other necessary requirements such as paying any monies owed the Housing Authority.
The Housing Authority will find out whether or not there is a housing authority operating a Section 8 program in the area the family wants to move.
If there is a housing authority operating in the area the family wants to move, MHA will contact that housing authority to determine whether or not it will issue their own Voucher or administer on behalf of MHA. MHA will send necessary documents to the receiving housing authority and notify the client of whom they should contact at the receiving housing authority.
Will the programs work the same if I transfer under the portability provision?
Yes and no. All the programs are governed according to the Federal Regulations; therefore, there are many similarities. However, housing authorities do have areas in which they can create their own rules and Voucher Payment Standards (PS) vary from one housing authority to another. Some areas are higher than Monmouth County and some are lower. You will have to locate housing that fits within the guidelines of the particular area you have chosen to live in.
What are the advantages of moving under the portability provision?
The most obvious advantage is to give you more options without you sacrificing your rental assistance. If you live in a high poverty area, portability enables you to get away from those areas. Better living conditions usually means lower crime rates, better public services, better schools, and better shopping areas.
The Housing Authority and/or owners will provide reasonable accommodations to applicants and/or participants with disabilities, provided that the requested accommodations do not fundamentally alter the nature of the program, service, or activity, and do not cause an undue financial or administrative burden.
A reasonable accommodation is a change, exception, or adjustment to a policy, practice, or service that may be necessary for a person with a disability to have an equal opportunity to use and enjoy a dwelling, including public and common use spaces. A reasonable accommodation is also a modification or alteration of a dwelling unit or physical system that may be necessary for a person with a disability to have an equal opportunity to use and enjoy a dwelling.
When the Housing Authority receives a reasonable accommodation request, and the need for the requested accommodation is not readily apparent or known to the Housing Authority, the applicant/participant will be requested to provide supporting documentation from a physician, psychiatrist, or other medical professional. The supporting documentation must establish both that the applicant/participant has a disability and that the requested accommodation will be effective in improving the applicant/participant’s ability to enjoy their dwelling.
Applicants and/or participants shall submit reasonable accommodation requests to the Housing Authority in writing. The Housing Authority will promptly consider reasonable accommodation requests on a case-by-case basis. The applicant/participant will be notified of the Housing Authority’s decision in writing. If the requested accommodation is rejected because it is determined to be not reasonable, then the Housing Authority will discuss with the applicant/participant whether an alternative accommodation could effectively address their disability-related needs. If a reasonable alternative accommodation cannot be identified through this interactive process, then the Housing Authority shall notify the applicant/participant in writing.
The Housing Authority will handle all reasonable accommodation requests and all associated data, information, documentation, and files in a confidential manner. Housing Authority employees shall not access, possess, use, disclose, copy, download, replicate, remove, share, transfer, email, reference, or discuss these materials by any means whatsoever, except to complete legitimate assigned job duties and responsibilities. Any discussion of applicant/participant reasonable accommodation requests and all associated data, information, documentation and files shall be limited to those individuals who are on a “need to know” basis only. Housing Authority employees shall store all reasonable accommodation requests and all associated data, information, documentation, and files in a manner sufficient to prevent access by unauthorized individuals.