Housing... Another Waiting List Update Demand

Aspect of Need Addressed: Residential

Housing. Specifically, affordable housing. More specifically, subsidized housing, at a rental rate that a mentally ill loved one on SSI and SSD (receiving about $700 per month) might be able to afford. It's one of the toughest nuts to crack for a disabled loved one who may wish to live independently.

After my son became disabled, I searched the State of New Jersey to find whatever of this scarce resource I could find. I did not find much.

One of the sectors of housing I searched was the Public Housing Authorities. There are about 35 of them in the State of New Jersey. These PHAs originate from legislation during The New Deal under Franklin Roosevelt. They supervise publicly financed government housing that can offer residences to qualified applications at rents totalling 30% of an applicant's income, whatever that is. Theoretically this is attractive to those on SSI and SSD. If one is receiving only $700 per month, then one's monthly rent, at 30% of income, would be $210. That would be an incredible deal in New Jersey, where a market rate studio apartment might run $800 or $900 per month.

But! Local PHAs give preferences to their own local citizens. The available slots are rare, rare, rare. All one can do is apply to get on innumerable wait lists, keep a watch on them, and be ready to respond immediately when notices come your way. Most of such notices are merely waiting list updates. Failure to respond to these may result in being dropped altogether.

Trenton Housing Authority's Notice

Now that my son on innumerable waiting lists, one of the agencies has just sent a letter: The Trenton Housing Authority. This communication can give a sense of the challenge housing poses.

[Note: As you read this, keep in mind how, or whether, a mentally disabled citizen would manage this process... Ed.]

Letter from THA

Dear [ ],

We are presently conducting interviews for applicants on our waiting list. This is a preliminary interview to update your information only; it DOES NOT MEAN that you are going to be housed at this time.

Please contact the Admissions and Occupancy Department at [ ] to make an appointment with [ ]. If you do not respond within five [5] days from receipt of this letter, we will assume that you are no longer interested and your name will be removed from the waiting list.

At your scheduled appointment, please bring in the following documents (if you have not already supplied us with this information):

1. Social Security Cards and Birth Certificates for yourself and each person listed on your application.


2. Verification of any and all income such as Employment, TANF, Child Support, SSI/SSD, VA Benefits, Unemployment and any other form of income that is received which may not be listed.


3. For Employment, your employer must mail or fax all wage information. It should state your rate per hour and the hours you work per week and /or your annual salary.


4. If homeless, a third-party verification from a public or private facility that provides shelter for homeless individuals, the local police department, or a social service agency, certifying the family's homeless status.


5. If substandard, provide a third-party verification from a government agency or present landlord indicating substandard conditions existing at home (such as no lights, no running water, etc.). If required, you must provide entrance to your home by one of the Admissions and Occupancy staff to investigate the substandard conditions.

Sincerely,

[ ]

Manager, Admissions and Occupancy

THA History

[Note: To put this letter into context, here's a little history on the THA, lifted from its website... Ed.]

The Trenton Housing Authority began like other public housing agencies in the United States, with the federal government's creation and funding of nationwide public housing. The Housing Act of 1937, however, drastically changed the federal government’s role in public housing by placing ownership and production under local control. This important change allowed Trenton to create its own housing authority on December 18, 1938 by City Ordinance, in accordance with New Jersey enabling legislation.

Today, the Trenton Housing Authority is an autonomous body that is charted by the State of New Jersey, partially funded by the federal government, and governed by a seven member Board of Commissioners. Five of the Commissioners are selected by the City Council, one is chosen by the Mayor and one is chosen by the Government. The Organization is like a hybrid with each entity having a stake in the authority.

The very first public housing complex in Trenton—Lincoln Homes—was built in 1941. The second development—Donnelly Homes—was built the following year. Both sites were constructed to accommodate the housing needs of immigrants from southern states, most of which were African Americans coming to the city to take advantage of job opportunities in the industrial sector.

The original housing complexes were predominately three-story walk-up and town house configurations. In 1945, near the end of World War II, Prospect Village was built offering more housing opportunities to families in need. In 1952, three additional developments were created—Kearney Homes, Campbell Homes and Wilson Homes.

Over the past 30 years, the THA has served nearly 2,000 households. Several new housing sites have been added to meet the growing needs of families in Trenton. The biggest challenge facing the Authority is the increased demands for housing with limited resources and support. Even with this challenge though, the THA is committed to providing the best possible service to our clients. Nothing is more important.

THA and HUD Eligibility Requirements

[Note: And here are the requirements, also from the website... Ed.]

An applicant must be 18 years of age or older to be designated the head of the household and qualify for public housing assistance. THA defines heads of household as an adult member of the family that has agreed to be wholly or partly responsible for paying the rent and has the legal capacity to enter into a Lease under state and local law. Emancipated minors that have court orders and qualify under state law can also be recognized as heads of household and are eligible to apply for housing.

At least one member of the household must be a US citizen or eligible non-citizen.
The applicant must have an annual income that does not exceed the low-income limits established by HUD. These income limits are posted in all THA offices and below:

The income limits for families with more than eight persons are determined by adding to the eight-person income eight percent of the four-person base. (Example: The nine-person limit equals 140 percent 132 of the relevant four-person income limit). All income limits are rounded to the nearest $50 to reduce administrative burden.

The applicant must provide a Social Security number for all family members, age six or older, that will be living in the housing—or they must provide written certification that they do have Social Security numbers. The applicant must meet or exceed THA’s "Selection and Suitability Criteria" including attendance and successful completion of the THA’s pre-occupancy class. Applicants with any outstanding debts to the THA (or any other public housing authority) from previous tenancy in a public housing program must be paid in FULL prior to admission. Applicants must pay any previous debts before they are eligible to apply for new housing—No Payment Agreement Will Be Accepted.