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New Jersey Housing Affordability Service (HAS)

The Housing Affordability Service (HAS) at New Jersey Housing and Mortgage Finance Agency is an approved affordable housing administrative agent. HAS works with  municipalities and developers of affordable housing to ensure that their affordable housing units are administered properly and effectively. Through the administration of these units across the State, HAS makes affordable housing available to those who need it.

The existing NJ FHA regulations require that all municipalities seeking affordable housing credits contract with an approved administrative agent. The Uniform Housing Affordability Controls (UHAC, N.J.A.C 5:80-26.1) govern most affordable housing units. HAS makes sure that all applicable UHAC policies and regulations are followed when developing and occupying affordable housing for its clients.

  • What is an affordable housing administrative agent?
    An Administrative Agent is an entity responsible for administering and monitoring affordable housing units that are subject to the Uniform Housing Affordability Controls (UHAC). Administrative Agents are responsible for certifying eligible households and furnishing the proper restrictive documents for affordable units. 

  • Why would a municipality or developer need an administrative agent?
    Any municipality providing affordable housing under the NJ FHA regulations is required to contract with an approved administrative agent in order to receive credit for its affordable housing units.

  • I have questions. How can I get some additional information?
    If you have any questions regarding the Housing Affordability Service you may call the HAS Information line at 609-278-7505.

Potential Buyers - How to find housing

All HAS for-sale units are listed on the New Jersey Housing Resource Center (NJHRC) website. Our units will say “HAS” on the listing. You will be able to download instructions and the pre-application directly from the website whenever there is a HAS unit available. This pre-application serves as your entry into the random selection (lottery) drawing for that specific unit.

Current HAS Homeowners - Reselling your home

In order to resell your affordable housing unit you must first notify HAS in writing, including your name, address, telephone number and email address (if applicable). HAS staff will process your request and mail back an Intent to Sell document that will include your Maximum Re-sale Price (MRP), a Property Information Worksheet, and a request for any missing documents. Once you have signed and returned the re-sale packet, HAS will move forward with marketing your home.

All written requests for resale must include the owners name, property address, mailing address (if different from property address), and a contact phone number and email. These requests can be faxed to 609-278-1149, Attn: HAS Resale Assistant or mailed to:

NJHMFA-HAS
Attn: HAS Resale Assistant
P.O. Box 18550
Trenton, NJ 08650-2085

Current HAS Homeowners - Refinancing your home

Owners of affordable units may be able to refinance their existing mortgage. If you are interested in refinancing, you must contact HAS in writing to request approval for the refinance. Your letter should include your name, address, telephone/mobile number and an email address (if applicable). HAS will also need the name of the refinancing lender as well as a contact person at the lender (including their name, telephone number and email address). HAS will contact you upon receipt of your information to move forward with the refinancing process.

Potential Renters - How to find housing

Property managers of HAS rental developments utilize the Housing Resource Center (NJHRC) website to list their available rental units. In order to be considered for a rental unit, you must contact the property manager directly and follow any instructions provided.

Affirmative Fair Marketing Plan (AFMP)

The AFMP (N.J.A.C. 5:80-26.15) is a marketing strategy designed to reach out to the general population in a DCA/LPS Housing Region, regardless of race, creed, color, national origin, ancestry, marital or familial status, gender, affectional or sexual orientation, disability, age, or number of children to housing units which are marketed by developers or sponsors of affordable housing.

HAS offers developers and property managers of affordable rental units assistance in developing their AFMP. HAS will also review all final plans to ensure that they comply with all UHAC regulations and requirements.

Developers seeking to use HAS services can contact Natasha Encarnacion at nencarnacion@njhmfa.gov to discuss marketing plans and strategies.

For Property Managers

The Uniform Housing Affordability Controls (UHAC) Rental Calculator is the tool HAS utilizes to set the rents on new rental developments. All rents must be approved by HAS before being implemented.

Housing Affordability Service (HAS) offers a variety of services to their municipal partners:

Administration of municipal affordable housing stock
HAS oversees all administrative activities associated with the municipal affordable housing stock. This oversight includes monitoring of compliance with UHAC regulations, certification of eligible households, training of developers, owners, and landlords, and the resale of existing affordable housing units.

If you are in need of an Administrative Agent and would like to receive a proposal for or to discuss HAS services, please contact Natasha Encarnacion, Assistant Director of Programs at nencarnacion@njhmfa.gov

Technical Assistance
HAS staff is always available to discuss a municipal clients affordable housing program and any compliance issues that may arise. HAS will provide assistance and recommendations to the municipality.

Report Preparation
HAS maintains a database of all the affordable housing units it administers. This database is the key to producing the required DCA/LPS (Local Planning Services) annual report for its municipal clients. This report is completed and submitted to DCA/LPS every spring as directed by the municipality.

Foreclosure Prevention Assistance
HAS takes a great interest in helping municipalities maintain their affordable housing stock. HAS staff will notify the municipality when it receives information regarding foreclosures on any affordable units. HAS is able to provide assistance and options about how best to preserve affordable units that are threatened by foreclosure.

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