Updated March 2016

Moderate Income Management Co., Inc. has prepared a Tenant Selection Policy which has been approved by the Kingsbury- a non- profit housing corporation’s Board of Trustees and is in accordance with the HUD regulations.  This plan establishes a set of policies which are consistently applied to all residents and applicants regarding the marketing, tenant selection and ongoing occupancy.

Kingsbury’s Twin Towers contains a total of 364 units. 308 are funded under the RAD Program.  All units covered by this program must meet both the requirements for Kingsbury’s Twin Towers as well as the Administrative Plan for the Paterson Hosing Authority. Of these units covered by the RAD Program 238 are one bedroom, 62 are two bedrooms and 8 are three bedrooms. The additional 49 units are funded under the Section 236 program and of these units 19 are two bedrooms and 30 are three bedroom units. Subsidy for these units is provided by the State of New Jersey SRAP program.

I. Fair Housing Act Amendments of 1988:

The Fair Housing Act prohibits discrimination in housing and housing related transactions based upon race, color, religion, sex, national origin, disability and familial status. 

Management will not:

Refuse to rent or negotiate for rental of a dwelling based on race, color, religion, sex, national origin, disability or familial status;

Engage in activities that steer potential residents away from or toward particular units by words or actions;

Make housing units and related services unavailable to any potential resident;

Purposely provide false information to applicants about the availability of units that limit the living options of prospective residents;

Deny or limit services based upon race, color, religion, sex, national origin, disability or familial status.

Management will market the available units in accordance with the AFMP in a non- discriminatory manner.

The Federal Fair Housing Act provided additional protections for persons with disabilities. Management will make reasonable accommodation and/or modification to affordance disabled persons equal opportunity to use and enjoy the dwelling unit. 

II. Section 504 of the Rehabilitiation Act of 1973:

Section 504 of the Rehabilitation Act of 1973 prohibits discrimination based upon disability in all programs or activities operated by recipients of federal financial assistance. 

The Owner has designated one person for the property to coordinate efforts to comply with Section 504 requirements.  

Deborah Gershen can be reached at (609) 989-8500 or P.O. Box 3709 Princeton, NJ 08543. 

The Owner/Agent will seek to identify and eliminate situations or procedures that create a barrier to equal housing opportunity for all. In accordance with Section 504, the Owner/Agent will make reasonable accommodations or modifications for individuals with a disability.  


  1. It is the policy of Kingsbury Corporation and Moderate Income Management Company, Inc.. to guard the privacy of individuals conferred by the Federal Privacy Act of 1974 and to ensure the protection of such individuals’ records maintained by the Owner/Agent.
  2. Eligibility Requirements:
    1. Income Limits for the Property are established and adjusted annually.  The household’s annual income may not exceed the applicable income limit for the particular subsidy program they are apply for at the community. (Area Income Limits are attached as attachment No. 1).    
    2. Rent – The applicant must agree to pay the rental amount established at the in-take interview as approved by the Contract Administrator and HUD.
    3. Only Residence – The unit must be the household only resident and receive assistance only in one unit. Assistance may not be provided to households who will maintain another residence in addition to the assisted unit. This rule is meant to ensure that the Government pays assistance for only one unit for a household and provides assistance to as many eligible households as possible with available funds.
    4. Household – Definition of applicable households for this property are made in paragraph I. The household must be appropriate for the size of the unit as described in Unit Standards.
    5. Social Security Numbers – The applicant must disclose the Social Security numbers in accordance with  of HUD Notice 2011-21 requires all applicants and residents from birth on up provide a social security number. If a household member does not have a Social Security number the applicant must sign a certification to that fact.
    6. Restrictions on Assistance to Non-Citizens – Assistance can only be provided for applicants and their household members if they are either United States Citizens, Nationalized Citizens or have eligible immigration status.
      1. Applicants and all household members claiming to have eligible immigration status AND who are 62 years of age or older must sign a declaration attesting to such status AND provide proof of age.
      2. Applicants and all household members claiming to have eligible immigration status AND provide INS documents supporting said status. When the household member is claiming eligible immigration status ALL information provided in support of eligible immigrations status must be independently verified with the INS before eligibility can be determined.
        • Assistance can only be provided for household members whose eligible immigration status has been verified.
        • Should the household contain eligible and ineligible household members, assistance will be provided in accordance with HUD regulations.
    7. Student Status Restriction: restrictions of income for section 8 assistance, an owner must first determine whether or not the individual is:
      • Under the age of 24 and
      • Enrolled at an institution of higher education

      Once it is determined that the individual is a student then the owner needs to determine whether or not the student:

      • Is a veteran
      • Is married, or
      • Has a dependent child

      If the student does not meet any of the second set of criteria, then there is a two-part test that must be met in order for the student to be eligible for section 8 assistance: 

      (1) the student must be eligible for section 8 assistance AND 

      (2) the student’s parents, individually or jointly, must be eligible for section 8 assistance. 

      UNLESS the student can demonstrate his or her independence from parents.

    8. All adults in each applicant household must sign the Authorization for Release of Information prior to receiving assistance and annually thereafter.
    9. Information reported by the household is subject to verification prior to receiving assistance and annually thereafter.


    1. Family -two or more persons sharing a residency.
    2. Elderly person-one who has attained the age of 62.
    3. Elderly household-a household whose head, co-head or spouse is 62 years of age, handicapped or disabled and at least 18 years of age. NOTE: a household may not designate a family member as head of household solely to qualify as an elderly household.
    4. Live-In Aide/Attendant – a person who lives with an elderly, handicapped or disabled person and is essential to that individuals care and well being; not obligated for the individual’s support and would not be living in the unit except to provide support services. The Live-In Aide/Attendant may not qualify as a remaining family member should the tenancy end for any reason.
    5. Disabled Person – a person with a physical or mental impairment that:
      • is expected to be of long-continued and indefinite duration
      • substantially impedes that person’s ability to live independently
        and is improved by more suitable housing
      • meets the occupancy regulations of the project.
    6. Verifications – will be obtained in accordance with the HUD Handbook 4350.3 and HUD Notice 2011-21. ALGBT Families and Individuals- HUDNo.12-014 provides that all core HUD programs are open to all eligible persons, regardless of sexual orientation or gender identity.


    Occupancy standards serve to prevent the over or underutilization of the housing units. Occupancy standards also ensure that residents are treated fairly and consistently.

    1. The decision to allow unit transfers will be at the discretion of management, based upon changes in family composition and/or possible medical condition.  These will be made based upon written verification provided by the residents. Any unit transfers for units with subsidy provided under the RAD program or the State SRAP program must be approved by those programs prior to the actual transfer.
    2. Minimum/Maximum bedroom distribution with respect to this project will be in accordance with Fair Housing standards and municipal codes.
      1 BR: 1-2 Persons
      2 BR: 2-4 Persons
      3 BR: 4-6 Persons
    3. Units with one or more bedrooms will be assigned based upon the principle that two members of the same sex regardless of age may share a bedroom.

    V. Accessible Units:

    Disabled persons resident/applicants in need of architecturally adapted units are processed to assure maximum utilization of adapted units by persons who require accessible features. 

    If some form of assistance is needed to enable an applicant to comply fully with the lease terms, screening staff will obtain verifications that such assistance is necessary for the applicant/resident to reside in the unit.  The certification of an individual or agency providing assistance from will be used for this verification.

    Screening personnel will keep in mind that an applicant/resident with a disability who may, for example, be unable to care for a current apartment alone, may still qualify for the unit.  

    Assistance could be in the form of a live-in-aide, or it could be a friend, family member or a social service agency.  It is not it the province of the property to make judgments about the best way for assistance to be provided.

    An example of a reasonable accommodation might be approving an applicant/resident for a dwelling unit larger than that determined by the occupancy standards, to permit occupancy by a live-in-aide who would assist the applicant with some aspect of lease compliance, which the applicant would not otherwise achieve. This is subject to the approval of the agency providing the subsidy as well as Kingsbury Corporation’s Twin Towers.

    Accommodations, to be considered reasonable, must not cause undue financial and administrative burdens or an alteration in the fundamental nature of the assisted housing program.  If the service is necessary for compliance with the lease, the property cannot be required to provide it to an applicant with a disability if it is not provided to other residents, but the property must consider admitting that applicant if he or she can document that the service will be provided by others at no cost to the property.

    A reasonable modification is alteration to the physical characteristics of a dwelling unit or to the common areas of a building, requested by an applicant or resident, to allow accessibility by a member of the household.

    Accessible units shall be offered first to internal transfers who need the features.

    If an accessible unit must be offered to someone who does not need the features, the lease shall include a clause requiring the resident to move to the first available comparable unit if an internal transfer or and eligible applicant requires the features.  If the resident refuses to move within a 30 day period, it may become necessary to commence legal action.


    If a member of the household is absent from the unit due to military or education purposes and leaves a spouse or a dependent in the household, they will remain a household member.  If an adult member of the household is absent due to criminal charges or being incarcerated for a period of 1 year or longer, the member will be removed from the lease and will no longer be part of the household and will be required to re-apply for admission. If the member is away from the unit for more than a 180 day period due to a medical reason, verification of the date of return is required to be provided by a member of the medical community. The absent member may not be considered head, co-head or spouse.


    1. Any person who is 18 or older may apply to be added to the waiting list.  Household members may be considered even if they are not related directly to the primary family. Management will offer aid to the applicant in completing the application and explain tenant selection process.
    2. When the marketing of units generates an application pool such that the waiting list period is more than one year the Owner may suspend the intake of names of preliminary applications by means of public notice to that effect, posted in the office where applicants are interviewed.  The determination as to one years’ pool of applicants shall be the average of the past five years move outs plus an additional one hundred names.
    3. When the application pool diminishes to a point where the waiting list period is less than one year, the Owner will re-market pursuant to paragraph IB above.
    4. A permanent record, maintained in the Yardi Property Management software. 
    5. Applications will be removed from the list if the applicant has not responded to the update of the waiting list as required. Updates are required annually normally sent out by October 1st of each year.  An Applicant may request an update of the status of their application at any time in written form only.
    6. The Owner shall be responsible for determining eligibility of applicants in accordance with 24 CFR 812 as well as HUD 4350.3 and the guidelines for the individual subsidy program to which the applicant has applied.
    7. All applications received will be dated and time stamped and input into the Yardi system. All applicants are processed to one of three ends: 1) applicants are admitted to a unit; 2) applicants are rejected because they do not meet all of the eligibility criteria and 3) applicants remain on the waiting list until an appropriate size unit becomes available.NOTE:  Being placed onto the waiting list does not guarantee a lease offering.  The applicant can be subsequently rejected for failing one or more of the tenants screening criteria, and/or the eligibility criteria
    8. Occupancy for this project will be made in accordance with paragraph III Eligibility Criteria.
    9. A written application must be completed by all applicants. The application must be completed in full notating N/A where it is Not Applicable. An application which is incomplete will be returned to the address on the application or the envelope prior to any additional consideration of the application for housing. An application may be picked up at the rental office or the applicant may request that an application be mailed to them. Applicants must provide a government issued photo identification.
    10. If the waiting list is closed, interested persons may place their names and addresses onto an inquiry list. This list will notify persons of the status of the waiting list only. Should the waiting list be opened, those persons with their names on the inquiry list will receive notice indicating the procedures to be followed in order to obtain a place on the property’s waiting list.
    11. All communications will be completed in writing.


    Kingsbury’s Twin Towers may request that a tenant or applicant to certify that the individual is a victim of domestic violence. Dating violence or stalking and that the incidence(s) of threatened or actual abuse are bona fide in determine whether the protections afforded to such individuals under VAWA are applicable.

    VAWA Protections  (24 CFR 5.2005)

    (a) Notification of Occupancy Rights under VAWA and Certification Form will be provided to each applicant and tenant:

      • Notification of Occupancy Rights under VAWA which explains applicable VAWA Protections; and
      • Certification of Domestic Violence, Dating Violence, Sexual Assault, or Stalking and Alternative Documentation (HUD Form – attached to Final Rule – Appendix C) to be completed by victim to document an incident of DVDVSAS.

    (b)      Notice and certification forms must be provided to applicant and tenant:

      • at the time applicant is denied assistance (i.e. denial or rejection of application);
      • at the time applicant is provided assistance or admitted to housing;
      • with any notice of eviction or termination of assistance; and

    (c) Prohibited basis for denial or termination of assistance or eviction

    • Applicants or tenants may not be denied assistance or admission or be terminated from participation, or evicted from housing, because applicant or tenant has been the victim of DVDVSAS if otherwise qualified.
    • Tenant may not be denied tenancy or occupancy rights solely because of criminal activities relating to DVDVSAS if:
      • the criminal activity is caused by another member of the tenant household or guest; and
      • the tenant or household member within tenant’s care is a victim or threatened victim of DVDVSAS.

    (d) An incidence of actual or threatened DVDVSAS shall not be construed as:

    • A serious or repeated lease violation by the victim or threatened victim; or
    • Good cause for termination of assistance or occupancy rights of the victim or threatened victim.

    (e) Limitation of VAWA protections.

    • VAWA protections do not limit owner/agent from complying with court order regarding (i) rights of access or control of property; or (ii) distribution or possession of property among tenant household.
    • VAWA protections do not limit owner/agent from evicting or terminating assistance to tenants for violations not premised on act of DVDVSAS.
    • VAWA protections do not limit the owner/agent from terminating assistance or evicting tenant if owner/agent can demonstrate actual and imminent threats to other tenants or persons employed or providing services to development.  An actual and imminent threat is a threat of physical danger that is real, would occur within an immediate time frame, and could result in death or serious bodily harm. When determining whether an actual and imminent threat exists, housing providers should consider the duration of the risk, the nature and severity of the potential harm, the likelihood that potential harm will occur, and the length of time before potential harm would occur.
    • Any evictions taken in the bulleted paragraph above should be used only when no other actions can be taken to reduce or eliminate threat, including transferring victim to different unit, barring perpetrator from property, contacting law enforcement, etc.

    (f) Emergency Transfer Plan.  The emergency transfer plan (ETP) governing emergency transfer of tenants within and out of the property and emergency transfer of applicants into the property requires the Owner/agent:

    • must provide that a tenant or applicant who is a victim of DVDVSAS qualifies for an emergency transfer if a tenant or applicant requests the transfer and: 
      1. tenant or applicant reasonably believes there is a threat of imminent harm from further violence if tenant remains in same unit; 
      2. tenant or applicant, who is a victim of sexual assault reasonably believes there is threat of imminent harm from further violence if tenant remains in same unit; or 
      3. the sexual assault to which tenant or applicant was a victim occurred on the premises during the 90-calendar-day period preceding the request for transfer.
    • must detail the priorities of tenants or applicants who qualify for emergency transfer in relation to other tenants seeking transfers and placement on waiting lists.
    • must incorporate strict confidentiality measures to ensure owner/agent does not disclose location of dwelling unit of victim to perpetrator.
    • must allow a tenant to make an internal emergency transfer under VAWA when a safe unit is immediately available.
    • must describe policies for assisting a tenant make an internal emergency transfer under VAWA when a safe unit is not immediately available; policies must ensure that requests for internal transfer receive additional priority similar to other emergency transfer requests.
    • must describe reasonable efforts the owner/agent will take to assist tenant who wants to make an external emergency transfer into and out of the property under VAWA, which may include (i) arrangements/MOU with other owner/agents; (ii) outreach to organizations that assist victims of DVDVSAS.
    • must accept tenant’s or applicant’s self-certification as sufficient documentation of DVDVSAS if the Owner/agent has requested written documentation according to the below section entitled “Documenting the occurrence of DVDVSAS”;
      • Owner/agent may not require additional documentation of the incident unless owner/agent receives conflicting information as described below in section (b).
      • Owner/agent must provide victims reporting an incident of DVDVSAS with HUD’s certification form.
    • may accept alternative documentation of DVDVSAS if victim chooses not to self-certify;
      • Owner/agent may accept alternative documentation of the incident, including a document signed by a professional from whom the victim has sought assistance relating to DVDVSAS or a record of DVDVSAS from a law enforcement agency, court, or administrative agency.
      • Owner/agent may, at its discretion, accept a statement or other evidence of DVDVSAS provided by tenant without self-certification.
    • must be made available upon request. 
    • owner/agents must keep a record of all emergency transfers requested and the outcomes of those requests. Owner/agent must retain these records for three years, unless otherwise specified under the applicable program regulations. Owner/agent must report records of requests and outcomes to HUD annually.

    Documenting the occurrence of DVDVSAS (24 CFR 5.2007)

    (a) Request for Documentation

    • If an applicant or tenant represents themselves as a victim of DVDVSAS entitled to VAWA protections or remedies, owner/agent may request, in writing, that applicant or tenant submit documentation required below in section (b).
    • If applicant or tenant fails to provide documentation within 14 business days, nothing in VAWA rules may be used to limit the owner/agent’s authority to deny application, terminate assistance or evict tenant.

    (b) Permissible documentation and submission requirements

    • In response to written request for documentation, applicant or tenant may submit, as documentation of occurrence of DVDVSAS, any one of the following forms:
      • the certification form specified in 5.2005(a)(1(ii). Owner/agent must accept the self-certification form as sufficient documentation of occurrence of DVDVSAS and Owner/agent may not require additional documentation if the self-certification form is completed and returned to the Owner/agent;
      • a document (A) signed by professional from whom victim has sought assistance relating to DVDVSAS; (B) signed by applicant or tenant; (C) specifies, under penalty of perjury, that professional believes in the occurrence of the incident of DVDVSAS that is ground for protection and remedies, and that the incident meets the applicable definition of DVDVSAS;
      • law enforcement, court, government or administrative agency record; or
      • at discretion of owner/agent, statement or other evidence provided by applicant or tenant.
    • If owner/agent receives documentation with conflicting information, owner/agent may require applicant or tenant to submit third party documentation from a professional. Only in the event of conflicting information may owner/agent require third party documentation. Before requesting such documentation, owner/agent must speak to the victim and attempt to clarify the conflicting information. Conflicting information might include, but is not limited to, multiple self-certification forms from two or more members of a household, each claiming to be a victim and naming the other petitioning household member as the perpetrator.
    • Owner/agent is not required to but may request that an applicant or a tenant submit documentation of the individual as a victim of DVDVSAS.

    (c) Confidentiality

    • Any information submitted to owner/agent shall be maintained in strict confidence. Owner/agent may not enter information submitted into a shared database.
    • Owner/agent cannot disclose such information unless (i) victim requests or consents to disclosure in a time-limited release; (ii) an eviction proceeding or hearing regarding termination of assistance from the covered program requires disclosure; or (iii) applicable law requires disclosure.

    Remedies available to victims of DVDVSAS (24 CFR 5.2009)

    (a) Owner/agent may bifurcate the lease or remove a household member from the lease to evict or terminate assistance to a household member who perpetrates DVDVSAS against an affiliated individual or other household member. Bifurcation must be carried out in accordance with applicable federal, state, or local law.

    • Owner/agent may bifurcate the lease even if the evicted household member is a signatory of the lease.
    • Owner/agent may bifurcate the lease without evicting or terminating assistance to a victim of DVDVSAS who is also a tenant and lawful occupant.

    (b) Owner/agent must provide victims with reasonable time to establish eligibility for assistance or to find alternative housing following bifurcation of a lease.

    • If owner/agent bifurcates the lease and subsequently evicts eligible tenant under housing program, owner/agent must give remaining tenants who were not already eligible 90-calendar-days to: (i) establish eligibility for the same covered housing program under which the evicted tenant received assistance; (ii) establish eligibility under another covered housing program; or (iii) find alternative housing.
    • 90-day period will not be available to remaining household members if (i) covered housing program’s statutory requirements prohibit it; or (ii) lease has expired, unless permitted by the covered housing program’s regulations.
    • Owner/agent may extend 90-day period up to additional 60-calendar-days, unless (i) prohibited from doing so by covered housing program’s statutory requirements; or (ii) lease will expire before the 60-day period lapses.


    Screening is used to help ensure that households admitted to Kingsbury’s Twin Towers will abide by the terms of the lease, pay their rent, and take care of the property and the unit allowing all residents to peaceful and quiet enjoyment of the community. The tenant screening and rejection criteria always apply to all individuals listed as head of household, spouse or co-head of household who are expected or proposed to reside in the unit. This includes but is not limited to live in aides, security/police officers or any additional household members. Therefore: An applicant household and/or an additional household member who is proposed to reside in the unit will be refused occupancy for one or more of the following reasons:

    A.  An applicant household and/or additional household members who are proposed to      reside in the unit will be refused occupancy for one or more of the following reasons:

    • If an applicant fails to meet one of more of the eligibility criteria;
    • If the applicant submits false information about themselves or any household member;
    • Poor Credit history which is indicated by:
      1. Any credit rating reflecting a payment history of two instances of over ninety (90) days or more past due or one instance of over one hundred twenty (120) days past due within the past 24 months


      1. Any credit history that is an indication of irresponsible behavior that indicates future problems for the development 


      1. Upon review of six (6) months rent receipts, those applicants whose receipts evidence a late payment record (more than ten (10) ten days past due on two or more occasions) may be rejected on the basis of poor rental habits. The exception to this is applicants who have been residing with friends or relatives and who have no prior leasing experience for the last year or more. 
      2. If Legal action has been started 4 or more times in the immediate 5 years in order to have the applicant pay monies which are owed.

    B.  All landlord references will be accomplished by telephone with a record kept of         statements made indicating date, time and person spoken to from the landlord’s office.  After oral representation is indicated, a written landlord reference form will be mailed for written verification.  In every case the previous landlord and present landlord will be contacted for the previous five years.  More weight will be given to the previous landlord statements.

    • Poor Landlord reference within the past five year which would be indicated when a previous landlord shows the applicant to be:
      1. Continually late in payment of rent
      2. A source of conflict with management and/or other residents
      3. Destruction to his apartment or other public areas
      4. In violation of previous lease agreements
      5. If the landlord commenced legal action to evict a resident for non- payment or material non- compliance four or more times in the immediate 5 years

    C. Criminal and credit background checks will be completed on all applicants.  Adverse Police Record which would be indicated by the following:

      1. Any drug related convictions within the last five (5) years
      2. Any conviction for assault and/or battery within the last five (5) years
      3. Any felony conviction within the last five (5) years
      4. Any life time registration for sex offensives
  3. Any indication that the applicant can not adequately sustain decent levels of habitability or control of dependents so as to adversely affect the property or other residents.
  4. A personal interview that indicates an unstable or potentially hazardous relationship between the household and other residents.
  5. A personal interview and/or information that indicates the applicant or any household member would be a threat to the safety and well being of the property and/or other residents.
  6. A personal interview and/or information that indicates the applicant will be unable to comply with the terms of the lease agreement.
  7. Refusal to occupy property unit in accordance with HUD or Kingsbury’s Twin Towers regulations.
  8. Anyone who has committed any fraud in connection with any federal or state housing assistance program, and who owes rent or other amounts in connection with housing assistance. 
  9. Conviction of an applicant, or member of applicant family for possession of an unregistered firearm or procession of an illegal weapon.
  10. HUD has prohibited admission of:
    • Any household which contains members who have been evicted from federally assisted housing in the last three years for drug related activity.
    • The applicant or household family members in the past 3 years engaged in abuse or pattern of abuse of alcohol.
    • The applicant or household member is a current illegal user of one or more controlled substance as defined by state law.
    • Any household member or applicant who is subject to any state sex offender registration requirement or has been subject to lifetime inclusion on any state sex offender registration.
    • A person’s illegal use or possession of a controlled substance within the preceding twelve months shall create a presumption that such a person is a current illegal user of a controlled substance
  11. Each rejected applicant will be promptly notified in writing of the reasons(s) for   rejection.  This notice will advise the applicant that he/she may, within fourteen (14) calendar days of receipt of the notice, request in writing a meeting to discuss the reasons for rejection.  Should the applicant request a meeting to discuss the rejection, it will be conducted by a member of the management staff that was not involved in the original decision to reject the applicant.  The applicant will be advised in writing of the results of this meeting within five (5) days.
  12. Requesting a meeting to discuss the reasons for rejection will in no way prevent the applicant from exercising any legal rights s/he may have.  The applicant will be advised of this at the time of rejection.


  1. The amount of the security deposit shall be made at the time of move in and is not changed when the Tenant’s rent is changed.
  2. The security deposit shall not exceed the monthly tenant rent but can never be less than $50.00.
  3. For a unit transfer the security deposit will be transferred to the new unit.


This community does not permit pets.


  1. Following the appropriate HUD guidelines, the Subsidy provider will examine and verify the income and family composition of all assisted tenants both initially and thereafter annually. The subsidy provider will initiate the certification process.  Kingsbury does not have any responsibility to the completion of the certifications but may assist the resident’s the residents’ request.
    The attached lease will be used in leasing the units of this property.  The lease term is in conformation with HUD regulations. Failure to complete an annual lease with Kingsbury may result in the termination of tenancy.
  2. Each family will be given a welcome package which will include:
    • a copy of the lease
    • house rules
    • key signature forms
    • recycling information
    • welcome letter
    • crime insurance notice
    • personal insurance notice
    • truth in renting statement
    • emergency forms
    • security deposit damage list
    • fire/emergency plan
    • building registration statement
  3. Evictions will be handled in accordance with the HUD regulations in 24CFR880.607 as well as the laws of the State of New Jersey. Every opportunity will be given to preserve the resident’s tenancy.
  4. When a vacancy occurs, every effort will be made to ensure that it is promptly filled.  First preference will be given to those families who have had a change in family composition.  Next, those families who meet the local resident preference. Then to those families as they appear on the waiting list in chronological order.
  5. Management MUST approve any new household members BEFORE s/he moves into the unit. The proposed new household member will be considered an applicant and must participate in the eligibility determination and screening process described in this document. In addition, the rent payment will be re- calculated to reflect any income or allowances for the new household member.
  6. Owner/Agent established screening criteria will also be applied to live in aide- EXCEPT for the criteria regarding credit performance or the ability to pay rent because the live in aide is not a party to the lease and not responsible for the payment of rent.


The Owner will comply with all Federal, State and Local Fair Housing and Civil Rights Laws and with the Equal Opportunity requirements in HUD-administrative procedures.