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1. Open your email first and leave it open.
2. Apply on-line at https://www.affordablehomesnewjersey.com/pre-application/
- DO NOT close the pre-application. If you close the form, the code will not work
- DO NOT click anywhere else in the pre-application.
- Go into your email and retrieve the email containing the 4-digit verification code.
- Copy the code from the email and insert it where indicated in your pre-application.
- You will then be able to complete your pre-application.
It is difficult to answer this question because until an affordable home is put up for sale or an affordable rental lease is not renewed, there will not be a unit to offer to the next person on the waiting list. Once a unit becomes available, it is offered to the next person on the waiting list whose household composition (household size and income) matches the unit type.
Additionally, the following variables affect wait time:
- Whether the waiting list is determined by lottery number or interest date (the date a waiting list is joined).
- An applicant’s lottery number or interest date.
- The number of applicants whose lottery number or interest date are ahead of another applicant’s.
- The number of affordable units in the development.
- The number of rental leases NOT renewed or the number of affordable houses put up for sale.
- The type of affordable unit an applicant qualifies for (income level and number of bedrooms).
We have no control over the number of units that may become available in any given year. If no one moves out in a year, then no one on the waiting list will be contacted about an affordable unit. Likewise, if a household moves out of a one bedroom, moderate income home, for example, and the next person on the list needs a 3 bedroom, low income home, this larger household will not be eligible for the vacancy and will remain on the waiting list.
To learn how a municipality waiting list is determined, please visit your Affordable Homes New Jersey Profile. Under the “My Ownership Waiting Lists” and “My Rental Waiting Lists” tabs, you can find your interest date and lottery number, if applicable. In the short description under each municipality, we indicate whether we are currently contacting people by lottery number or interest date and how long the estimated wait time will be.
We also provide information about each municipality and development at www.affordablehomesnewjersey.com. On the Home page, click the Affordable Opportunities tab and choose to filter results by rental, ownership, or all and sort by county, municipality, or name. Open links from the results to go to pages for specific municipalities and developments. These pages provide all available information, including the number of affordable units in the program.
While you are waiting, we advise you to:
- Keep your profile up-to-date (income and household size) to ensure you will be matched to the correct unit type. Additionally, if there are changes to your contact information (address, phone number or email), please update your profile immediately.
- Respond to all correspondence from Affordable Homes New Jersey before the deadline indicated. When we get to your name on the waiting list, we will email you additional details about the available unit and invite you to request a visit to see the unit. The process moves quickly and when an applicant does not respond in a timely manner, we move to the next applicant on the waiting list.
The waiting list for all affordable units on this website is administered through the Affordable Homes New Jersey Profile. Please submit a preliminary application to create your own personalized Affordable Homes New Jersey Profile. On your Affordable Homes New Jersey Profile you can easily update your personal information and track your waiting list status. Check out all the things you can do from this site:
Keep Your Personal Information Updated – Please keep your contact information, income, household size and other qualifying information current so we can match you to available units. We will ask you to update your information at least annually to keep your Profile active.
Join Waiting Lists – Review the municipalities in our portfolio and make sure you JOIN all the waiting lists where you might like to live. If you do not see a municipality listed, it means that we do not manage the waiting list and you should call the municipality directly. After you join the waiting list, please review your Rental and Ownership Waiting Lists.
Review Listings of Homes for Sale & Rent – When we get to your name on the waiting list, we will show you available homes for sale or rent. You will be sent emails to notify you that new listings are available to view. If a deadline is listed, that means there is a waiting list and you must respond by that date or we will move to the next person on the waiting list.
Interest Form to Visit a Home – When you see a listing you like, you can complete an Interest Form to visit the home and you will be directed to a new form with additional questions so we can determine your preliminary eligibility. We will review the results and email you the next steps. You will be given contact information to view the home after your preliminary eligibility is determined.
Submit a Full Application – If you decide to rent or purchase a unit, we will send you a link to complete a full application on-line and a list of required supporting documents.
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When you are invited to submit a full application, you will be required to submit several documents in addition to the full application. (This information is not required when you submit the preliminary application.)
The following documents must be submitted for anyone in the household 18 years old and over. (Not all items are applicable to every household.)
- IDENTIFICATION
- Personal photo identification: Driver’s License, passport, or State ID
- INCOME RELATED DOCUMENTS – provide all that apply
- Employment Income: 4 most recent consecutive pay stubs for all employed household members
- Social Security: Most recent award letter
- Temporary Assistance for Needy Families (TANF): Voucher or other verification
- Pension: Letter from pension fund
- Child Support: Current statement from NJ child support website, court order or Notarized Letter regarding your child support status
- Alimony: Current statement from NJ website or Notarized Letter regarding your alimony support status
- Military Pay: Verification of military pay
- Workers' Compensation: Statement showing benefits
- Unemployment Benefits: Statement showing benefits
- Self Employed or own business: Year to date Profit and loss statement (not required if submitting K-1 with taxes)
- BANK STATEMENTS & OTHER ACCOUNTS (include ALL joint Accounts) Please include ALL pages (even blank pages and advertisements).
- Checking Account: All pages of statements for the last 6 consecutive months.
- Savings Account Statements including CD's: All pages of statements for the last 6 consecutive months
- Other Account Statements: Most recent statement for other assets such as cash management accounts, investment accounts, retirement accounts, 401k’s, pension, stocks, bonds, and trusts
- TAX RETURNS
- Federal Tax Return: All pages of 1040 Federal Tax Return for the past 3 consecutive years.
- Sign the 2nd page of each Federal Tax Return (1040 form) to validate the copy. You must sign the 2nd page of each of your federal tax returns even if they were filed electronically.
- State Tax Return: All pages for the past 3 consecutive years.
- Can upload a tax transcript for the 2 older years but need a complete federal and state income tax return with page 2 of their federal signed for the most recent year.
- If did not file taxes because not required to file, provide notarized letter stating why not required to file taxes
- IF YOU OWN A HOME, CONDO, RENTAL PROPERTY, PLEASE ALSO PROVIDE THE FOLLOWING
- Current mortgage statement
- Investment property lease agreement (if applicable)
- Current year tax assessment record
- Real estate listing if this property is for sale
- Contract with the realtor listing property if property is for sale
- Foreclosure notice (LIS PENS, etc.) if the property is in foreclosure
- OTHER
- Divorce Decree: All pages of divorce decree and settlement agreement
- Full time student over 18: School schedule to document full time status
- Section 8: Voucher (RENTAL ONLY)
- Mortgage Pre-approval (OWNERSHIP ONLY) – You are not required to work with a specific lender but not all mortgage providers can provide mortgages for deed restricted affordable properties. This list of lenders is familiar with affordable housing in New Jersey. If you do not plan to secure a mortgage from a contact on this list, please notify CGP&H and inform your lender that you are purchasing an affordable deed restricted home and that the affordability controls survive foreclosure. Applications to purchase an affordable home will not be reviewed until we receive the mortgage pre-approval.
The New Jersey Affordable Housing regulations that govern these affordable housing units do not require a re-certification. You will be income certified before you can rent or purchase a home. If your household members change or your income changes at a later date, you do not need to report it and you can remain in your affordable housing.
In addition, please keep in mind the following:
- If you are renting a home, all changes to the lease must be approved by the landlord. You cannot add a person to the lease without the landlord's approval.
- An applicant cannot change the household composition after the full application has been submitted or immediately after she/he has been income certified. The household members on the new applicant's lease in the case of renting, or deed in the case of purchase, must match the household members listed on the income certification. This is to prevent applicants from changing their household composition in order to qualify for an affordable unit.
- If your income decreases, your rent (and other housing expenses) will not be decreased. In order to move to a less expensive home, you will need to reapply, wait on the waiting list, and be income certified again.
After you have joined waiting lists, there are two ways you will be able to submit an interest form for a property.
- Submit an Interest Form from Email:
- Since there is a waiting list for most units, you will be emailed when there is a unit available and we get to your name on the waiting list. It is important that you check your email and respond to emails from Affordable Homes New Jersey. The email will look similar to the example below.
- Review the listing information and respond by the deadline by clicking on "Submit an Interest Form" under the picture.
- If you are not interested, click "Skip this Unit." If you skip the unit, you will remain on the waiting list.
- If you Submit an Interest Form for the unit, you will be asked to complete a form so we can review your eligibility. You will receive an email in 1-2 work days letting you know if you may qualify and what the next steps are.
- Submit an Interest Form from Profile:
- When the waiting list is very short for a unit, you may be able to Submit an Interest Form from your Affordable Homes New Jersey profile. If there is a home that you might qualify for based on your income and household size, it would appear like the green box below on your profile.
- When you click on the green box, the information from the outreach email will appear. Review the listing information and respond by the deadline by clicking on "Submit an Interest Form" under the picture.
- If you Submit an Interest Form for the unit, you will be asked to complete a form so we can review your eligibility. You will receive an email in 1-2 work days letting you know if you may qualify and what the next steps are.
Below is some specific information about renting an affordable home:
- Annual Rental Increases: The State of New Jersey permits the landlord to increase rents by a small percentage annually at the time of lease renewal. CGP&H will provide the landlord with the percentage rental increase.
- Additional Fees:The landlord may not charge any required fees in addition to the affordable rent approved by CGP&H. The landlord may charge optional fees to tenants. However, the landlord is not permitted to charge affordable tenants these fees and waive them for market units. For example, if parking is included in the rent for market units, the landlord cannot charge affordable tenants for parking. Example of optional fees include:
- Optional parking fee;
- Optional amenity fee;
- Optional pet fee; and
- Optional month-to-month lease fee.
- Rental Insurance: The landlord may require that all renters purchase rental insurance. The rental insurance cost is not considered a required fee in addition to the affordable rent.
- Certificate of Occupancy Fee: The landlord may not require tenants to pay certificate of occupancy fees charged by the municipality.
- Landlord Tenant Selection Criteria: The landlord may set tenant selection criteria and screen applicants on criteria such as credit score. Tenant selection criteria must comply with all New Jersey Landlord Tenant laws and the Federal Fair Housing Act. The tenant selection criteria must be applied uniformly to all applicants and the landlord cannot impose stricter criteria on affordable tenants than market rate tenants. The Fair Chance in Housing Act (FCHA) bars housing providers from asking about criminal history on housing applications in most instances. More information about the FCHA is available here.
- Equal Housing Opportunity: The New Jersey Law Against Discrimination requires equal treatment in the sale or rental of housing regardless of race, creed, color, national origin, ancestry, sex, marital status, civil union status, domestic partnership status, familial status, affectional or sexual orientation, gender identity or expression, mental and physical disability, nationality, or source of lawful income N.J.S.A. 10:5-12 (g) (h). If you think you have been discriminated against, information about how to report it is available on this website: http://www.state.nj.us/dca/home/fairhousing/act.html. You can file a complaint here: https://bias.njcivilrights.gov/en-US/.
- Housing Vouchers/Section 8: It is illegal for a landlord to refuse to accept Section 8 as a method of rental payment. More information about housing vouchers is here.
- New Jersey Landlord Tenant Rules: Affordable rental units are governed by New Jersey landlord tenant rules. Truth in Renting is an excellent resource that will answer many questions about landlord tenant laws in New Jersey.
- Annual Requirements: New Jersey's Uniform Housing and Affordability Controls (UHAC) do not require that tenants be income certified annually. The rules do require that a copy of the current lease be provided to the Administrative Agent. More information is provided in this article.
Many counties in New Jersey have down payment assistance programs and some municipalities also have programs for deed restricted affordable homes. If CGP&H is the administrative agent, we provide information about County and municipality programs on the development and municipality web pages on www.affordablehomesnewjersey.com.
3/27/23 UPDATE. The Homebuyer Dream Program will be accepting applications on 3/21/23. The Homebuyer Dream Program (HDP) is a first-time homebuyers program from the Federal Home Loan Bank of New York that assists low and moderate income households to overcome the financial difficulties of purchasing a home. They provide grants to be used toward down payment and closing cost assistance up to $9,500. This is an annual program. Contact the following member institutions for more information, they will submit applications for the program on the homeowner’s behalf. Full list of participating banks is here.
Peapack-Gladstone Bank
500 Hills Drive, Suite 300
P.O. Box 700
Bedminster, NJ 07921-1538
Contact Person: Alexandra Buono
E-mail: abuono@pgbank.com
- HUD sponsored Credit Counseling Services provide a wide array of services throughout the State of New Jersey.
- Consumer Credit Counseling Service of New Jersey provides a variety of series including credit counseling and debt repayment programs.
- The Faith Fellowship Community Development Corporation also provides home ownership and credit counseling, as well as home buyer assistance programs.
- The Central Jersey Housing Resource Center (CJHRC) provides several different types of housing counseling services.
- The Affordable Housing Alliance (AHA) provides resource referrals for Utility Assistance
- HomeCorp provides financial home ownership and credit counseling.
- Navicore Solutions, a national leader in the field of non-profit financial counselling, provides low credit counselling services as well as housing counseling. Please call them at 866-992-4557 if you need assistance with credit card debt, managing your finances, reviewing your credit or creating a sustainable household budget.
- The Housing Partnership offers homebuyer education programs. Use the discount code CGPH25 to receive $25 off homebuyer education workshops.
- New Jersey Citizen Action provide free direct services to low- and moderate-income individuals across New Jersey each year, empowering people to take control of their economic futures. Their services include HUD-certified first-time housing counseling, and financial coaching, financial education and outreach. All of services are provided in English and Spanish.
Each affordable home is designated as very low, low, or moderate income. Your household income limits are based on the region where the home is located and your household size. In order to qualify to rent or purchase a home, your household annual income must be less than the income limit of the home. The income limits for all regions and household sizes are summarized in the State’s income limit chart. (Please note that the date of the most recent income limits chart is frequently earlier than the current year. The most recent income limits are posted in this chart.)
After you have submitted a preliminary application on AffordableHomesNewJersey.com and joined the waiting lists for municipalities you are interested in, it may take time before you receive an update. Once you are contacted, there are still a few steps before you are potentially offered an opportunity. Below is a guideline for how the process to give you an idea of what to expect. Timelines for each phase of the process may vary:
Affordable buyers must be able to secure financing. You may work with any lender. Below is the contact information for lenders that buyers have worked with recently.
- Advisors Mortgage Group, LLC,
- Nick Rosetti, 609-320-7560, nrosetti@advisorsmortgage.com
- Francesca Anello, 732-522-3028, francesca@advisorsmortgage.com
- Caliber Home Loans
- Eric Sandrow, 908-244-3188 eric.sandrow@caliberhomeloans.com. The minimum credit score is 620. (Special programs available to buyers that experienced short sales, foreclosures and bankruptcy. Minimum credit score for these programs is 580.)
- Susanne Saller, 908-963-6966 susanne.saller@caliberhomeloans.com The minimum credit score is 640. Application link: Click here
- Fulton Mortgage Company
- Dorothy J. Sanders, 609-346-7451, DSanders@fultonmortgagecompany.com. The minimum credit score required by the bank to qualify for mortgage is 620.
- Dwain Drinkard, 848-480-9527, ddrinkard@fultonmortgagecompany.com to obtain a mortgage in the following Counties: Middlesex, Monmouth, Somerset and Mercer.
- Investors Bank, Mariola Koziol, 973-544-1559, mkoziol@investorsbank.com
- Kearny Bank, Kathryn Schulhafer, 732-371-7305, kschulhafer@kearnybank.com. The minimum credit score is 660.
- Loan Depot, Jackelyn Maldonado, 732-592-7112; 609-389-8630, jmaldonado@loandepot.com. This lender can assist in both English & Spanish.
- OceanFirst Bank, Thomas Vogel, 732-939-2025, tvogel@oceanfirst.com. The minimum credit score required by the bank to qualify for mortgage is 620. (If your credit score is less or none contact Thomas for additional information).
- Peapack-Gladstone Bank, Gary Krause, 908-306-8821, gkrause@pgbank.com (Peapack-Gladstone does not provide mortgages in every County. Essex, Hudson, Hunterdon, Middlesex, Morris, Somerset, and Union are served by the bank.) The minimum credit score required by the bank to qualify for mortgage is 620.
- Valley Bank, Dave Debonis 973-207-6500 DDebonis@valley.com (Counties served: Bergen, Essex, Hudson, Middlesex, Monmouth, Morris, Passaic, Somerset, Sussex, Union, Warren)
If you are purchasing a manufactured home, the providers listed above cannot provide financing. Please contact:
- First Credit Corporation, Manufactured Home Finance & Insurance, 1-800-562- 6036, www.firstcreditcorp.com. Please note that they cannot provide financing for homes built before 1980 and the loan amount cannot be less than $25,000.
- Priority Funding LLC, Rob Pettet, 877-393-5511, rpettet@priloan.com. The minimum credit score required by the lender is 650.
If you do not plan to secure a mortgage from a contact on this list, please notify CGP&H and inform your lender that you are purchasing an affordable deed restricted home and that the affordability controls survive foreclosure.
- Preliminary Application: Complete a preliminary application on-line.
- Affordable Homes New Jersey Profile: Log on to your Affordable Homes New Jersey profile and join waiting lists where you are interested in purchasing a home.
- Interest Form: The homes that you may qualify to purchase and have small or no waiting lists will be listed on your profile. CGP&H will also email you when a new home becomes available that you may qualify to purchase. You may click "Interest Form" directly from your Affordable Homes New Jersey Profile and the email if you would like more information about a home. You will be directed to complete a short form.
- Viewing the Unit: If you meet the income guidelines, you will be given the contact information of the seller to make an appointment to view the home.
- Invitation to Submit Full Application: If you are interested in purchasing the home after you view it and you are next on the waiting list, you will be invited to submit an on-line full income certification application. A mortgage pre-approval must be submitted with your full application. You may work with any lender but CGP&H will suggest some lenders that are familiar with affordable housing. You will have one week to complete the application and submit required supporting documents.
- Income Certification: CGP&H will review your completed application and request additional information if needed. After the review is completed, you will be notified if you qualify to purchase the home.
- Purchase Agreement: After you are notified that you are income certified, you and the seller can sign the purchase agreement prepared by CGP&H. You and the seller will need to agree on the sale price and the amount of deposit.
- Attorney: Most buyers of affordable homes choose to work with an attorney to handle the closing. The attorney will be able to assist you with other aspects of purchasing the home. This list of attorneys is familiar with affordable housing closings.
- Contract: After the purchase agreement has been signed, you may enter into a contract with the seller to purchase the home.
- Mortgage: Contact the bank or mortgage broker and start the loan process. This list of lenders is familiar with affordable housing in New Jersey. If you do not plan to secure a mortgage from a contact on this list, please notify CGP&H and inform your lender that you are purchasing an affordable deed restricted home and that the affordability controls survive foreclosure.
- Down Payment: Most banks will require a down payment that is 5% of the purchase price. Please note that this is a minimum and you may be required to provide a larger down payment in order to afford the home.
- Closing Costs: In addition to obtaining a mortgage, you will need to consider the following costs: attorney’s fees, realty transfer fees, escrow deposit, mortgage application fee, deed and mortgage recording, etc. These closing costs may run anywhere from $2,500 to $4,000+. The loan itself must not exceed 95% of the maximum sale value of the subject unit.
- Closing: CGP&H will prepare affordable housing closing documents required for the closing. Please keep CGP&H updated about when the closing date may occur so we have enough time to prepare the required documents and answer any questions the title company and mortgage company may have.