Analysis by Lorena Bentley
Last Updated: June, 20th 2024
This waiting list is for Section 8 Housing Choice Voucher rental housing assistance in Township of Montclair, New Jersey.
The Montclair Housing Authority (MHA) last accepted Section 8 Housing Choice Voucher waiting list applications beginning on June 20, 2024, until 225 applications were received. There is no notice when this waiting list will reopen.
Income Qualification
The maximum income limits for each household size were as followed:
Preferences
This waiting list had the following preferences: Local resident of the Township of Montclair located in the County of Essex, Senior/Elderly, Disabled, Displaced/Disaster, Homeless/Unhoused, Veteran, and Domestic Violence
Selection Process
225 selected applicants were placed on the waiting list by random lottery, by order of preferences.
Application Method
To apply while the waitlist was open, applicants were required to complete the online application.
For more information, visit the MHA website.
Sources: This information was verified by the MHA public notice on May 4, 2024.
Let's Discuss Township of Montclair, New Jersey Section 8 Voucher
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Township of Montclair, New Jersey has preferences for: Elderly, Displaced by Natural Disaster, Victims of Domestic Violence, Live, Work, or Attend School Locally, Veterans, Homeless, Displaced by Government Action, Disabled, Preferences Unconfirmed. Preferences are not required but Section 8 Voucher applicants that meet these criteria will be moved up the waiting list.
Township of Montclair, New Jersey Section 8 Voucher Waiting List is managed by Montclair Housing Authority.
Montclair Housing Authority provides affordable housing for up to 321 low- and moderate-income households through its public housing programs.
This housing agency serves Montclair, New Jersey.
After applying, it's a good practice to keep a record of any application that you submit. This will help you keep track of your application, and is especially useful if you apply to multiple waiting lists. You can do this easily with a document on your computer or mobile device, and also with a notebook or piece of paper.
Make sure to write down your application or confirmation number with the application details. This number will be important to reference in the future. Once you have this information written, keep it stored in a place that's easy to access when you need it.
With this information safely stored, all you have left to do is wait to find out if you've been selected for the waiting list.
Depending on the area, it may take weeks or even months to know if you've been selected for the waiting list. Your wait for an announcement is usually the longest in areas with large populations and a high demand for housing assistance.
Check if the public notice states when the housing authority plans to announce the results, or how long it may take to review applications. Contact the housing authority if this information isn't available.
Once all applications are reviewed, the housing authority will either contact everyone who has been placed on the waiting list, or message everyone who applied to check their results.
The housing authority will use the contact information you give in the application to reach you (usually by mail, email, or phone). For this reason, it is very important to put valid contact information on your application. Make sure you keep your contact information up to date, and that you respond quickly if any further action is required.
If you don't get contacted by the housing authority, it might mean that you were not chosen for the waiting list. Sometimes, housing authorities do not contact applicants who were not placed on the waiting list. Check with the housing authority for confirmation.
To check your status on the waiting list, you usually have to log into an online portal, call a phone number, or visit the office. Each housing authority has different ways for you to check your status.
Some housing authorities will give your spot on the waiting list, but others might only confirm that you're still on the waiting list. Make sure that you have your application or confirmation number with you when checking your status.
The wait to reach the top of this waiting list will be different for everyone.
It has not been confirmed if this waiting list has preferences. If there is at least one preference, those who qualify will have a shorter wait than those who don't. But if there are no preferences, all applicants are placed on the waiting list randomly. So, there could be a big difference between your wait time, depending on your spot on the waiting list.
If you are closer to the top of the waiting list, your wait may be just weeks or months long. But if you're closer to the end of the waiting list, it could take years to reach the top.
To update your waiting list application, you usually have to log into an online portal, call a phone number, or submit a form to the office. Each housing authority has different ways for you to update your application.
Make sure that you have your application or confirmation number with you when updating your application.
You cannot apply for a waiting list that is closed until it is reopened by the housing authority. It is not known when the housing authority will announce the next opening.
To apply online, an electronic form must be submitted to the housing authority on the internet. Many online applications require an account to be created to log in, and also a valid email address.
A waiting list sorted by random lottery orders applicants who are selected for the waiting list by a random number system. The time you apply does not factor into your waiting list placement.
If you are considering applying for a voucher, you may be interested to know who already has a voucher, and what the households tend to look like. Fortunately, we can provide some helpful statistics using HUD's 2023 Picture of Subsidized Households. The following data describes the economic and demographic characteristics of renters who have a Section or project-based voucher issued by Montclair Housing Authority.
At the start of 2024, Montclair Housing Authority was managing 325 Section 8 vouchers. Of the total number of vouchers managed, there were 169 households with a voucher. This represents 52% of the total voucher allotment for Montclair Housing Authority.
According to HUD, there is a total of 330 people living in households with a Section 8 voucher issued by Montclair Housing Authority, with the average number of people per household being 2.
The 169 households with a Section 8 voucher at the start of 2024 waited on average 36 months to receive their voucher. Of those voucher-holding households, 2 got their voucher in the last year. This represents 1 percent of voucher holders with vouchers issued by Montclair Housing Authority.
Though Section 8 voucher programs are over-subscribed across the nation with all programs having a waiting list, each month, each housing agency managing vouchers has vouchers that are not issued to renters. This can result from turnover in the program if someone with a voucher buys a home, sees an increase in their income, passes away, or otherwise discontinues the use of their voucher.
The time it takes to transfer voucher funding from one recipient to another can be many months. Managing the Section 8 waiting list, qualifying new voucher holders, and approving new homes or apartments takes time. In addition, in some areas, there is an extreme housing shortage or landlords may refuse to rent to persons using a Section 8 voucher to pay their rent. This results in longer than usual ramp-up times for new voucher holders.
The Montclair Housing Authority Section 8 HCV program that this waiting list covers had 52% of its vouchers utilized by households with 48% unutilized at the start of 2024. This means that 156 Section 8 vouchers out of a total of 325 were in processing at the time HUD reported the data.
Of the 169 Section 8 voucher-holding households with the Montclair Housing Authority, 107 have at least one child. There are 3 two-parent households in the Montclair Housing Authority voucher program, and 104 single-parent households. There were 104 households with children with a female head of household.
The average annual household income for Montclair Housing Authority Section 8 Voucher holders is $26,570 The average annual income per person is $13,366 The average voucher holder earns 27% of the local Area Median Income.
| Annual Income Range ($) | Number of Households | % of Vouchers |
|---|---|---|
| Less than $5,000 | 10 | 6% |
| $5,000 - $9,999 | 5 | 3% |
| $10,000 - $14,999 | 46 | 27% |
| $15,000 - $19,999 | 14 | 8% |
| $20,000+ | 95 | 56% |
Of all voucher holders, 120 (37%) receive the majority of their income from wages and/or business. 3 (1%) voucher-holding households receive the majority of their income from welfare programs like TANF, General Assistance or Public Assistance. 198 (61%) voucher-holding households derive the majority of their income from some other source (other than wage or welfare).
The Section 8 Housing Choice Voucher program pays 70% of the cost of rent plus utilities for any household receiving the housing assistance.
For the Montclair Housing Authority Section 8 program, the federal government is providing, on average, $1,166 per month to each household, for an average annual cost of $13,992. The program as a whole is paying landlords $197,054 per month, for an annual economic benefit to landlords of $2,364,648
HUD refers to the portion of rent paid by the Section 8 tenant as the Total Tenant Payment, or Family Expenditure.
For the Montclair Housing Authority Section 8 HCV programs, the average family expenditure is $655 per month or $7,860 per year. The combined payment from all tenants in the program is $110,695 per month, which is $1,328,340 per year.
The average total rent paid to Section 8 landlords is $1,821 per month which includes payment contributed by both tenant households and the federal government. This is a program-wide rent average across all bedroom size rentals.
The average cost of utilities for renters in this program is $98 per month. It is important to note this is not the actual cost renters will pay for utilities, but an estimate based on the energy cost estimates of the program.
Of the 325 households with a Section 8 voucher, 76 (45%) live in a studio or one-bedroom unit, 59 (35%) rent a 2-bedroom rental home and 34 (20%) have a 3-bedroom or larger rental. 10% of Housing Choice Voucher recipients are overhoused with more bedrooms than people in the household.
95% of Montclair Housing Authority Section 8 HCV program households have a minority head of household who is Black, Native American, Asian or Pacific Islander; or of Hispanic ethnicity.
Looking for landlords who will take a Section 8 voucher?
Ask your housing authority if they have a list of landlords who accept Section 8 Housing Choice Vouchers.Vickie Fields-Byrd says:
"Affordable Housing Online is an important source for people who have trouble finding information. Thank you so much for keeping your eyes and ears open for all of us!"