Tenant Questions
- How does the Section 8 recertification process work?
- How is the participant’s portion of the rent calculated?
- What documents are required for Section 8 participants, including those receiving public assistance, during the recertification process?
- What happens if a Section 8 participant fails to submit income documentation for recertification?
- Can Section 8 participants add persons to their household?
- Where is PVHA’s Section 8 Office located?
1. How does the Section 8 recertification process work?
The recertification (a.k.a. annual income review) process begins with the mailing of the “Recertification Packet” to the Section 8 participants. The recertification packet is mailed each year to active participants up to four months in advance of their lease end date. Each participant is required to list his or her family composition, total household income, and other requested information. Information from the recertification packet will be reviewed and verified by PVHA staff. This information will be used to determine the participant’s rent portion to the landlord for the proceeding 12 month period.
2. How is the participant’s portion of the rent calculated?
Rent is set according to the income information received on the recertification packet. The participant’s adjusted gross income is used in the rent calculation process to determine the participant’s portion of the rent to the landlord. Participants must pay at least 30% of their adjusted gross income towards the total rent for the unit. In some cases, they may pay more than 30% of their adjusted gross income if the contract rent for the unit exceeds the voucher payment standard (the maximum limit for subsidy payments). At the completion of each recertification, Section 8 participants receive a rental adjustment notice, which officially informs the participant of the effective date of their new share of the rent to the landlord.
3. What documents are required for Section 8 participants during the recertification process?
Section 8 participants, including those participants receiving public assistance, are required to complete and sign the recertification packet for recertification. Proof of total household income must be provided. The proof may include pay stubs and W-2s, unemployment and TANF benefit letters, social security and/or supplemental security benefit letters, pension letters, child support printouts, etc. The following documents are also needed at the time of re-certification: Bank statements, Utility Bills, and Verification of student status for all dependents.
4. What happens if a Section 8 participant fails to submit income documentation for recertification?
If a Section 8 participant does not provide the necessary documentation for recertification by the deadline date, housing assistance for that participant shall be terminated. However, please keep in mind that Section 8 participants are given every opportunity to provide the required income documentation to avoid termination of subsidy. As stated earlier, recertification packets are mailed to participants four months in advance to ensure timely submission of income documentation. In addition, termination notices are also sent to participants warning them of the consequences for those who fail to provide the required documentation. Section 8 participants have the right to a fair hearing to contest termination action. All hearing requests must be made in writing and addressed to the Section 8 Coordinator at the PVHA. During the hearing process, the participant’s housing assistance remains in effect until the hearing officer makes a determination in writing.
5. Can Section 8 participants add persons to their household?
Section 8 participants may request permission to add additional members to their household. However, except for births and court awarded custody/guardianship, no person may join a Section 8 participant’s household unless the head of household makes a request in writing and written permission is granted by PVHA. PVHA has a right to deny permission to anyone 18 years old or older who fails a criminal background check or is listed as a Sex Offender.
6. Where is PVHA’s Section 8 Office located?
301 Woodland Avenue, Pleasantville, NJ 08232