Section 8 Housing in New Jersey: Complete Guide

New Jersey is the most densely populated state in the country — and one of the most expensive. From the affluent Bergen County suburbs to the struggling cities of Newark, Trenton, and Camden, the gap between housing costs and what low-income households can afford has reached crisis levels.

New Jersey’s rental market is shaped by its proximity to both New York City and Philadelphia, driving up costs across the northern and central tiers in particular. For low-income families, seniors, individuals with disabilities, and the large service and working-class workforce across the Garden State, Section 8 housing vouchers in New Jersey provide critical monthly rent relief that can make the difference between stable housing and homelessness.

This complete guide covers everything you need to know about Section 8 housing in New Jersey — including who qualifies, New Jersey-specific income limits by region, Fair Market Rents, a full directory of New Jersey Public Housing Authorities, a step-by-step application guide, and answers to the most frequently asked questions.

What Is Section 8 Housing in New Jersey?

Section 8 — officially called the Housing Choice Voucher (HCV) Program — is a federally funded rental assistance program administered by the U.S. Department of Housing and Urban Development (HUD).

In New Jersey, the program is managed by local Public Housing Authorities (PHAs) across the state’s 21 counties, as well as through the New Jersey Department of Community Affairs (DCA) — Division of Housing and Community Resources, which provides statewide housing oversight, affordable housing financing, and coordinates the state’s housing programs.

The program pays a portion of your monthly rent directly to your landlord. You contribute approximately 30% of your adjusted monthly income toward rent, and your New Jersey PHA covers the remainder — up to the local payment standard — each month.

You are free to choose any privately owned rental unit in New Jersey where the landlord agrees to participate and the unit meets HUD’s Housing Quality Standards.

New Jersey Context: New Jersey has one of the most complex and fragmented Section 8 landscapes in the country — with dozens of independent city and county PHAs, no single dominant statewide housing authority, and significant variation in waitlist availability across the state’s 21 counties.

The largest programs include the Newark Housing Authority (NHA), the Jersey City Housing Authority (JCHA), the Housing Authority of the City of Camden, and the Trenton Housing Authority (THA). County-level PHAs — including Bergen, Essex, Hudson, Mercer, Middlesex, Monmouth, Morris, Passaic, and Union counties — also administer significant HCV portfolios.

Applying to multiple city and county PHAs simultaneously is essential in New Jersey, where waitlists at the largest agencies are frequently closed for years.

New Jersey Source-of-Income Protection Law

New Jersey has strong statewide source-of-income (SOI) protections under the New Jersey Law Against Discrimination (LAD), N.J.S.A. 10:5-1 et seq. New Jersey law explicitly prohibits landlords from refusing to rent to a tenant solely because they hold a Section 8 voucher or other lawful source of income — including Social Security, disability payments, and housing subsidies.

This means:

• New Jersey landlords cannot refuse to rent based on a prospective tenant’s Section 8 voucher or other housing subsidy
• Landlords cannot advertise “No Section 8” or “Subsidized tenants not accepted”
• Landlords cannot impose more burdensome application requirements on voucher holders than on unsubsidized applicants
• Violations can be reported to the New Jersey Division on Civil Rights (DCR) at njcivilrights.gov or by calling (609) 292-4605

New Jersey’s LAD is one of the strongest SOI protection frameworks in the country. Courts have consistently held that “lawful source of income” includes Section 8 vouchers, and the DCR actively investigates and prosecutes violations.

Important: File a complaint with DCR within 180 days of the discriminatory act. DCR investigates at no cost and can order remedies including back rent, damages, and civil penalties against violating landlords. You can file online at njcivilrights.gov, by phone at (609) 292-4605, or in person at DCR regional offices in Newark, Trenton, Atlantic City, and Cherry Hill.

New Jersey’s SOI law is a powerful tool — use it. Even in New Jersey’s competitive rental market, landlords who refuse your voucher may be in violation of the LAD.

Who Qualifies for Section 8 Housing Vouchers in New Jersey?

To be eligible for Section 8 housing in New Jersey, you must meet all of the following requirements:

1. Income Limits

Your household’s total gross annual income must fall below HUD’s income limits for your area in New Jersey. These vary significantly by county — northern New Jersey counties adjacent to New York City have the highest AMIs in the country, while South Jersey counties run considerably lower.

Below are the approximate [Current_year] income limits for a family of four in major New Jersey areas:

Note: Morris, Somerset, and Hunterdon counties form one of the highest-AMI areas in the United States — a family of four earning up to $95,900 at the Very Low Income level reflects the extraordinary wealth of New Jersey’s western suburbs.

Cumberland County has the state’s lowest income limits, reflecting deep rural poverty in New Jersey’s agricultural south. These figures are approximate and updated annually. Always verify current limits at huduser.gov or with your local New Jersey PHA or NJ DCA.

2. Citizenship or Eligible Immigration Status

At least one household member must be a U.S. citizen or eligible non-citizen. Mixed-status households qualify for prorated assistance.

New Jersey has one of the most diverse immigrant populations of any state — with large Latino, South Asian, Caribbean, African, and other communities across Essex, Hudson, Passaic, Middlesex, and Union counties that are heavily served by New Jersey PHAs.

3. Family Composition

Section 8 is open to single individuals, couples, families with children, elderly persons (age 62+), and persons with disabilities. Household size determines the voucher bedroom size issued.

4. Criminal Background

Federal mandatory bars apply: lifetime sex offender registration and methamphetamine manufacturing in federally assisted housing.

New Jersey has fair chance housing protections — PHAs must consider the nature and recency of any criminal history and cannot apply blanket bans for most conviction types. Contact Legal Services of New Jersey at (888) 576-5529 if you believe a PHA improperly denied your application based on criminal history.

5. No Outstanding PHA Debt

Any unpaid debt owed to any PHA — in New Jersey or another state — must be resolved before approval.

Pro Tip: Morris, Somerset, and Hunterdon counties share one of the highest AMI areas in the nation — but their PHAs are smaller and less well-known than Newark or Jersey City. If you work in these counties or can commute there, their PHAs may have shorter waitlists than the major urban agencies while covering the same high AMI threshold. Check all three county PHAs simultaneously.

How Much Rent Assistance Will You Receive in New Jersey?

Your Section 8 subsidy in New Jersey is based on your adjusted monthly income, HUD’s Fair Market Rents for your area, and your PHA’s payment standard.

You pay 30% of adjusted income; the PHA covers the rest up to the payment standard.

Here are the approximate [Current_year] Fair Market Rents for major New Jersey markets:

Note: Morris, Somerset, and Hunterdon counties have some of the highest FMRs in New Jersey — even higher than the NYC-adjacent northern tier in some bedroom sizes, reflecting extraordinarily high suburban rents.

Payment standards set by each New Jersey PHA typically range between 90%–110% of these FMR figures. Some New Jersey PHAs — particularly in the high-cost northern tier — receive HUD approval for exception payment standards above 110%. Confirm current payment standards directly with your local New Jersey PHA or NJ DCA.

New Jersey Public Housing Authorities (PHAs): Complete Directory

Section 8 in New Jersey is administered by dozens of city and county PHAs. Below is a comprehensive directory organized by region.

Statewide Resource

Northern New Jersey PHAs (Bergen, Passaic, Hudson, Essex Counties)

Central New Jersey PHAs (Morris, Somerset, Union, Middlesex, Monmouth, Ocean)

Trenton / Mercer & South-Central New Jersey PHAs

Southern New Jersey PHAs (Camden, Atlantic, Cumberland, Cape May, Salem, Gloucester)

Tip: New Jersey’s Section 8 landscape is highly fragmented — city PHAs and county PHAs often serve overlapping geographies. In many New Jersey counties, both a city PHA and a county PHA operate independently. Apply to both the city and the county PHA if you are in a city with its own housing authority — your applications are separate and have separate waitlists.

Use HUD’s PHA locator at hud.gov filtered by New Jersey and contact NJ DCA at (609) 292-4080 for a complete current list of all agencies serving your area.

How to Apply for Section 8 Housing Vouchers in New Jersey

Here is a complete step-by-step guide to applying for Section 8 housing in New Jersey:

Step 1: Identify Every New Jersey PHA Serving Your Area

In Newark, apply to both NHA (city) and Essex County Housing Authority (county). In Jersey City, apply to both JCHA (city) and Hudson County Housing Authority (county). In Paterson, apply to both Paterson Housing Authority (city) and Passaic County Housing Authority (county).

In Camden, apply to both the Housing Authority of the City of Camden and Camden County Housing Authority. Apply to every city and county PHA in your geographic region simultaneously — they are separate agencies with separate waitlists.

Step 2: Check for Open Waitlists

New Jersey PHAs vary enormously in waitlist availability — NHA, JCHA, and THA lists are frequently closed for years. To stay current:

• Check each PHA’s official website directly — many New Jersey PHAs post waitlist opening notices on their websites and social media
• Call each New Jersey PHA directly for current waitlist status
• Visit nj.gov/dca for statewide New Jersey housing program updates
• Monitor affordablehousingonline.com for New Jersey waitlist openings statewide
• Contact Legal Services of New Jersey at (888) 576-5529 for housing program guidance
• Dial 211 for local referrals to open housing programs

Step 3: Apply Immediately When a Waitlist Opens

NHA, JCHA, and other major New Jersey PHA waitlist openings draw enormous numbers of applicants. Act immediately when an opening is announced:

• Most major New Jersey PHAs offer online pre-applications when waitlists open
• Have all household member information ready: full names, dates of birth, SSNs, income details
• Apply to every open New Jersey city and county PHA simultaneously — apply to every agency you are eligible for

Step 4: Maintain Your Waitlist Position

NHA (Newark) and JCHA (Jersey City) waits typically run 5 to 10+ years. THA (Trenton) and Camden run approximately 3 to 7 years. County PHAs in Bergen, Essex, Hudson, and Passaic typically run 3 to 6 years.

South Jersey county PHAs — Cumberland, Salem, Atlantic — may have shorter waits when open. While waiting:

• Update your contact information with every PHA every time you move or change your phone number
• Respond promptly to all annual confirmation notices — failing to respond is the most common reason people lose their position after years of waiting
• Document any priority preference eligibility:

• Currently homeless or residing in emergency shelter
• Victim of domestic violence, dating violence, or stalking (VAWA protections apply)
• Veteran or active-duty service member
• Person with a disability requiring accessible or supportive housing
• Displaced by natural disaster, fire, or government action

Step 5: Complete the Full Application

When your name is reached, gather these documents without delay:

• Photo ID — driver’s license, state ID, or passport for all adult household members
• Birth certificates — for all household members
• Social Security cards — for all household members
• Proof of income — recent pay stubs, Social Security or disability award letters, New Jersey TANF (Work First New Jersey / WFNJ) award letters, or most recent federal tax return
• Bank statements — last 2–3 months for all accounts
• Rental history — landlord names, addresses, and contact info for the past 2–3 years
• Benefit letters — SNAP, NJ FamilyCare (New Jersey Medicaid), WFNJ/TANF, or other New Jersey benefit award letters

Step 6: Attend the Eligibility Interview

A New Jersey PHA specialist will review your application, verify documents, and conduct an eligibility interview.

If you believe your application was improperly handled — including denial based on criminal history — contact Legal Services of New Jersey at (888) 576-5529 or the NJ Division on Civil Rights at (609) 292-4605 for free housing legal guidance.

Step 7: Receive Your Voucher and Search for Housing

If approved, you receive your New Jersey Section 8 voucher and typically have 60 to 120 days to find eligible housing. New Jersey’s LAD prohibits landlords from refusing your voucher — use this protection actively and report any violations to DCR immediately.

Request an extension proactively if you are struggling to find a unit — New Jersey PHAs have discretion to grant extensions in documented tight markets.

Finding Section 8 Housing in New Jersey

New Jersey’s statewide SOI law is a powerful protection. Here are the best resources for finding participating landlords:

• NJ DCA Housing Resources: nj.gov/dca — statewide affordable housing search tools and program information; (609) 292-4080
• HUD Housing Locator: hudhousinglocator.com — search by New Jersey city or ZIP code
• GoSection8.com: national database with strong New Jersey listings statewide, particularly Newark, Jersey City, Trenton, and Camden
• AffordableHousing.com: filter by New Jersey for voucher-friendly listings
• Your local PHA landlord list: request the internal participating landlord list at your briefing
• Craigslist New Jersey / Facebook Marketplace: search “Section 8 welcome,” “HCV accepted,” or “housing vouchers OK”
• NJ Division on Civil Rights (DCR): If a landlord refuses your voucher, file a complaint at njcivilrights.gov or call (609) 292-4605 — New Jersey’s LAD SOI protection is statewide and fully enforceable
• Fair Share Housing Center: fairsharehousing.org — New Jersey’s leading affordable housing advocacy organization; housing rights guidance and landlord dispute support; (856) 507-9747

New Jersey Section 8 Housing: Frequently Asked Questions

How long is the Section 8 waitlist in New Jersey?

NHA (Newark) and JCHA (Jersey City) waitlists typically run 5 to 10+ years — these are among the longest HCV waitlists in the country. Paterson Housing Authority runs approximately 4 to 8 years. THA (Trenton) and Camden run approximately 3 to 7 years.

County PHAs in South Jersey — Cumberland, Salem, Atlantic — may have shorter waits. Applying to every city and county PHA in your region simultaneously, including South Jersey PHAs with portability later, is the most effective strategy for New Jersey residents.

Can a New Jersey landlord refuse Section 8?

No — not legally. New Jersey’s Law Against Discrimination (LAD) prohibits landlords statewide from refusing to rent based on a tenant’s lawful source of income, which explicitly includes Section 8 vouchers. If a New Jersey landlord rejects your application because of your voucher, file a complaint with the NJ Division on Civil Rights at njcivilrights.gov or call (609) 292-4605.

New Jersey’s SOI protection is among the strongest in the country — violations can result in significant penalties for landlords. The Fair Share Housing Center at (856) 507-9747 can also provide advocacy and support if you face illegal voucher discrimination.

What is Work First New Jersey (WFNJ) and how does it relate to housing?

Work First New Jersey (WFNJ) is New Jersey’s TANF (Temporary Assistance for Needy Families) program, administered by the NJ Department of Human Services. WFNJ provides cash assistance and support services to low-income families, and WFNJ participation can help document income eligibility for Section 8 applications.

WFNJ also funds the Emergency Assistance (EA) program, which provides emergency housing, utility, and rental assistance for families facing imminent homelessness — a critical bridge while waiting for Section 8. Contact your local NJ DHS office or dial 211 for WFNJ and EA referrals.

What is the income limit for Section 8 in New Jersey?

New Jersey has some of the most dramatic income limit variation in the country. For a family of four, the Very Low Income limit (50% AMI) ranges from approximately $37,850 in Cumberland County to $95,900 in Morris/Somerset/Hunterdon counties — more than a 2.5x difference within the same state.

Bergen, Hudson, Essex, Middlesex, and Union counties are approximately $79,850. Mercer, Burlington, and Camden counties are approximately $63,450. Verify current county-specific limits at huduser.gov as they are updated annually.

How much does Section 8 pay for rent in New Jersey?

In northern New Jersey (Bergen/Hudson/Essex counties), payment standards for a two-bedroom unit are approximately $2,200–$2,640. In Morris/Somerset/Hunterdon counties, approximately $2,340–$2,805 — among the highest in the country. In Union and Middlesex counties, approximately $2,115–$2,530.

In Mercer, Burlington, and Camden counties, approximately $1,700–$2,035. In Atlantic County, approximately $1,375–$1,650. In Cumberland County, approximately $1,195–$1,430. Contact your specific PHA for current exact payment standards.

Are there housing resources for New Jersey’s large immigrant communities?

Yes. New Jersey has one of the country’s most diverse immigrant populations — with large Dominican, Puerto Rican, Mexican, Colombian, Indian, Filipino, Haitian, and other communities across Hudson, Essex, Passaic, Union, and Middlesex counties. Key resources include Make the Road New Jersey at (908) 412-4799, WIND (Welcome, Inspire, Nurture, Develop) — New Jersey Immigrant Alliance, and Catholic Charities Diocese of Metuchen at (732) 562-1989.

The Ironbound Community Corporation at (973) 274-1100 serves Newark’s large immigrant community, and New Jersey SEEDS provides housing and support services for immigrant families in Central Jersey. These organizations provide housing navigation, interpreter services, and Section 8 application support.

What is New Jersey’s affordable housing obligation (Mount Laurel) and how does it affect Section 8?

New Jersey’s Mount Laurel doctrine — established by the NJ Supreme Court in 1975 and reinforced in subsequent decisions — requires every New Jersey municipality to provide its “fair share” of affordable housing for low- and moderate-income households. This constitutional obligation has resulted in thousands of affordable rental units being built across New Jersey suburbs that would otherwise have no affordable housing.

The Fair Share Housing Center at (856) 507-9747 and fairsharehousing.org monitors municipal compliance and litigates when municipalities fail their obligations. If you hold a Section 8 voucher, Mount Laurel-compliant developments in suburban New Jersey may accept your voucher and offer more housing options than private market units in high-demand areas.

Can I use my New Jersey Section 8 voucher in another state?

Yes. After living in your initial New Jersey Section 8-assisted unit for at least 12 months, you can port your voucher to another state.

Many New Jersey voucher holders port to Pennsylvania (particularly Philadelphia suburbs) or other nearby states. Contact your New Jersey PHA to initiate the portability process. Your subsidy will be recalculated based on the receiving area’s payment standards.

Are there Section 8 vouchers for veterans in New Jersey?

Yes. The HUD-VASH program provides Section 8 vouchers for homeless veterans combined with VA case management.

New Jersey VA facilities administering HUD-VASH include the East Orange VA Medical Center at (973) 676-1000, the Lyons VA Medical Center (Somerset County) at (908) 647-0180, the Wilmington VA Medical Center (serving South Jersey / Camden area) at (302) 994-2511, and community-based outpatient clinics in Brick, Cape May, Hackensack, Hamilton, Morristown, Sewell, Toms River, and Ventnor. Contact your nearest New Jersey VA to inquire about HUD-VASH availability.

What other programs help with housing in New Jersey besides Section 8?

New Jersey has an unusually rich array of state-funded housing programs beyond federal Section 8, including the State Rental Assistance Program (SRAP) — a state-funded voucher program for low-income households not reached by federal HCV — and the Special Needs Housing Trust Fund for individuals with disabilities.

The Homelessness Prevention Program (HPP) provides emergency rental and utility assistance. The Affordable New Jersey Communities for Homeowners and Renters (ANCHOR) property tax relief program benefits renters indirectly. NJ FamilyCare (Medicaid) and SNAP can document income eligibility for housing applications. Dial 211 for immediate local referrals anywhere in New Jersey.

Additional Housing Resources in New Jersey

• NJ Dept. of Community Affairs (DCA): nj.gov/dca — statewide housing oversight, LIHTC, HOME, and rental assistance programs; (609) 292-4080
• 2-1-1 New Jersey: Dial 211 — emergency housing, shelter, utility assistance, and social services statewide, 24/7
• NJ Division on Civil Rights (DCR): njcivilrights.gov — file LAD source-of-income and housing discrimination complaints; (609) 292-4605
• Legal Services of New Jersey: lsnj.org — free housing legal assistance statewide; (888) 576-5529
• Fair Share Housing Center: fairsharehousing.org — NJ affordable housing advocacy, Mount Laurel enforcement, and housing rights guidance; (856) 507-9747
• Community Health Law Project: chlp.org — housing legal assistance for individuals with disabilities in New Jersey; (973) 275-1175
• Make the Road New Jersey: maketheroadnj.org — housing advocacy and legal services for immigrant communities; (908) 412-4799
• Ironbound Community Corporation (Newark): ironboundcc.org — housing and community development services for Newark’s immigrant community; (973) 274-1100
• Volunteers of America Delaware Valley (South NJ): voadv.org — homeless services and rapid rehousing in Camden and South Jersey; (856) 964-8700
• HomeFront (Mercer County): homefrontnj.org — homeless services and housing navigation in the Trenton/Mercer County region; (609) 989-9417
• NJ Housing and Mortgage Finance Agency (NJHMFA): njhousing.gov — affordable housing financing and first-time homebuyer programs; (609) 278-7400
• HUD-Approved Housing Counselors: Free counseling statewide — find one at hud.gov/housingcounseling
• HUD-VASH for Veterans: Contact East Orange VA at (973) 676-1000 or Lyons VA at (908) 647-0180 for homeless veteran housing vouchers

Final Thoughts: Getting Section 8 Housing in New Jersey

Securing a Section 8 housing voucher in New Jersey requires strategic multi-PHA applications, knowledge of your legal rights, and persistence over what can be a very long wait — particularly in northern New Jersey, where waitlists at the largest agencies stretch a decade or more.

New Jersey’s statewide SOI law under the LAD is one of the strongest voucher protections in the country — use it actively, and report any violations immediately. New Jersey’s Mount Laurel affordable housing obligations also create suburban housing opportunities that don’t exist in most other states.

Here are the most important actions to take right now:

1. Apply to both the city PHA and the county PHA in your area simultaneously — in New Jersey, these are separate agencies with separate waitlists; many residents don’t realize they can apply to both
2. Apply to South Jersey PHAs simultaneously — Cumberland, Salem, and Atlantic county PHAs may have shorter waits; you can port your voucher north after 12 months
3. Know your LAD rights — New Jersey law prohibits landlords from refusing your voucher; report violations immediately to DCR at (609) 292-4605
4. Ask about the State Rental Assistance Program (SRAP) when you contact your local PHA — SRAP is a state-funded parallel program that may have separate availability
5. Contact Legal Services of New Jersey at (888) 576-5529 for free housing legal guidance if your application is improperly denied
6. Dial 211 for immediate help with housing, emergency rental assistance, and other urgent needs while you wait

For the most current waitlist information, contact your local New Jersey PHA directly or visit the NJ Department of Community Affairs at nj.gov/dca.

Disclaimer: This article is provided for informational purposes only and does not constitute legal or financial advice. Income limits, Fair Market Rents, payment standards, and program rules are updated annually by HUD. New Jersey state and local housing laws are also subject to change. Always verify current information with your local New Jersey Public Housing Authority, NJ DCA, or a HUD-approved housing counselor before applying.