Programs
The Madison Housing Authority (MHA) administers a variety of housing and supportive service programs that help income-qualified households access and maintain safe, decent, and affordable housing in the Borough of Madison.
Each program has its own eligibility requirements, application process, and program guidelines. Select a program below to learn more.
Program 01 Housing Choice Voucher (Section 8) Waiting List Closed
What Is the Program?
The Housing Choice Voucher (HCV) Program, commonly known as Section 8, helps income-qualified households afford housing in the private rental market.
Participants choose a rental unit from a private landlord within the Madison Housing Authority's jurisdiction. In most cases, participating households pay approximately 30% of their adjusted household income toward rent and utilities, and HUD pays the remaining approved subsidy directly to the landlord through a Housing Assistance Payment (HAP).
Because this is a federally funded program, applicants and participants must meet income eligibility requirements and provide documentation to verify household income, assets, and family composition.
Who Is Eligible?
Eligibility is based on household income, family composition, citizenship or eligible immigration status, and other requirements established by HUD and the Madison Housing Authority. The program uses the following local preferences when selecting applicants from the waiting list:
- Residency Preference — Households that live or have verifiable employment in the Borough of Madison.
- Working Preference — At least one adult works a minimum of 30 hours per week, or the head of household is age 62 or older or is disabled and receives disability-based income.
- Lease-in-Place Preference — Households currently living in Madison who wish to use a voucher in the unit they already occupy.
Meeting one or more preferences does not guarantee assistance; preferences only determine the order in which eligible applicants are selected from the waiting list.
How to Apply
Applications are accepted only when the Housing Choice Voucher waiting list is open.
Portability
Current Housing Choice Voucher (Section 8) participants may be eligible to transfer their voucher to another housing authority through the portability process, subject to HUD regulations and program requirements.
If you wish to transfer your voucher to Madison Housing Authority, notify your current housing authority. Your housing authority must send your portability packet directly to Madison Housing Authority.
Please note: Madison Housing Authority is currently at full capacity and is not absorbing incoming portability vouchers at this time. Incoming portability families will continue to be administered by their initial housing authority under a billing arrangement until funding becomes available.
Portability packets may be mailed, emailed, or faxed directly by the Initial Housing Agency. Packets cannot be hand-delivered by participants.
Attn: Jessica Kirchenbauer, Rental Assistance Manager
24 Central Avenue
Madison, NJ 07940
Program 02 MHA-Owned Housing (RAD) Waiting Lists Closed
What Is the Program?
The Madison Housing Authority owns and manages 134 affordable rental housing units throughout Madison that are assisted through HUD's Rental Assistance Demonstration (RAD) Project-Based Voucher Program.
Residents generally contribute approximately 30% of their adjusted household income toward rent. HUD provides rental assistance that covers the difference between the tenant's contribution and the approved contract rent.
In 2015, MHA converted its former public housing portfolio through HUD's RAD program, preserving these affordable homes while providing greater flexibility to maintain and improve the properties.
Who Is Eligible?
Eligibility is based on household income, family composition, citizenship or eligible immigration status, and other HUD and MHA requirements.
The following local preferences apply to the MHA RAD waiting list:
- Regional Residency Preference — Households that live or have verifiable employment in Essex, Morris, Union, or Warren Counties.
- Working Preference — At least one adult works a minimum of 30 hours per week, or the head of household is age 62 or older or is disabled and receives disability-based income.
- Additional preferences may apply based on the type of housing and household composition.
Meeting one or more preferences does not guarantee housing; preferences only determine selection order from the waiting list.
Program 03 Borough of Madison Affordable Housing List Open
What Is the Program?
The Madison Housing Authority serves as the Administrative Agent for the Borough of Madison's Affordable Housing Program.
The program includes affordable rental and homeownership opportunities developed throughout Madison under New Jersey's affordable housing requirements. These homes are owned and managed by private property owners and developers, while MHA administers the application, certification, and ongoing compliance process.
Unlike federal housing programs, eligibility and rents or sales prices are established under New Jersey affordable housing regulations and vary based on household income, household size, and the affordability designation of each unit.
Who Is Eligible?
Eligibility is based on household income, household size, and the requirements established for each affordable housing unit. Applicants must meet the applicable income limits and occupancy requirements before they can be certified for an available unit.
Program 04 Family Self-Sufficiency (FSS) Voluntary Program
What Is the Program?
The Family Self-Sufficiency (FSS) Program is a voluntary program that helps participating households increase their earned income, build financial stability, and work toward long-term goals.
Participants work with MHA's Social Services Coordinator to develop a personalized plan that may include employment, education, financial literacy, homeownership, and other self-sufficiency goals. As household income increases, eligible participants may build savings in an escrow account that can be accessed upon successful completion of the program.
Who Is Eligible?
The FSS Program is available to current participants in the Madison Housing Authority's Housing Choice Voucher (Section 8) Program and MHA-Owned Housing (RAD) Program. It is not available to households participating only in the Borough of Madison Affordable Housing Program.
Program 05 Moving to Work (MTW) HUD Demonstration
What Is the Program?
The Madison Housing Authority participates in HUD's Moving to Work (MTW) Demonstration Program, a national initiative that gives selected housing authorities greater flexibility to administer federal housing programs.
MHA became an MTW agency on January 1, 2023, as part of the MTW Expansion Program's fourth cohort, which focuses on asset building — activities that encourage savings and help build credit for assisted households.
MTW allows MHA to test innovative policies, simplify program administration, promote self-sufficiency, and make more effective use of federal housing resources while continuing to serve eligible households.
Any changes to MHA's housing programs made under MTW authority are subject to public review and approval by MHA's Board of Commissioners and HUD.
Common Questions
What housing programs does Madison Housing Authority administer?
Madison Housing Authority administers several different housing programs. It is important to understand the difference because each has its own application and selection process.
RAD Waiting Lists – MHA Owned Housing: MHA operates 134 rental units in Madison, including an 80-unit senior building for households age 62 and older and 54 scattered-site family units, including duplexes and flats. These units are currently fully occupied, and applicants are selected from the applicable RAD waiting list as units become available. In our online application system, PHA-Web, these are identified as "RAD" waiting lists.
Housing Choice Voucher (Section 8) Waiting List: The Housing Choice Voucher program provides rental assistance that eligible households generally use to rent housing from a private landlord. A Housing Choice Voucher is not an application for an MHA apartment. Vouchers are offered to eligible applicants from the waiting list as funding and program availability permit.
State Affordable Rental Housing: MHA also serves as Administrative Agent for State-regulated affordable rental units located in Madison. These units are separate from MHA's RAD and Housing Choice Voucher programs and use a different selection process. Individuals interested in these opportunities may join the Affordable Rental Interested Parties List to receive notices when specific rental units become available.
These programs are separate. Applying for one does not automatically place you on a waiting list or Interested Parties List for another.
How does the State Affordable Rental Housing Interested Parties List work?
The Borough of Madison Affordable Rental Interested Parties List is used for State-regulated affordable rental housing opportunities in Madison. It is not a traditional housing waitlist and does not give you a position or number for a rental unit.
The list is used to notify interested households when a State-regulated affordable rental unit becomes available. When a specific rental opportunity is available, everyone on the Interested Parties List will receive information about the unit, including the bedroom size, applicable income and household requirements, and instructions and a deadline for responding if they are interested.
The Interested Parties List is not organized by bedroom size, household size, income category, or other eligibility criteria. Receiving a notice does not mean that you qualify for the available rental unit.
Households interested in a specific rental opportunity must respond as instructed in the notice. After the response period closes, applicants for that opportunity are placed in a randomized selection process. Households are then contacted in the order established through that process to determine eligibility for the available unit.
Joining the Interested Parties List does not guarantee housing, establish eligibility, or give you priority for a particular affordable rental unit.
How long will I wait for MHA housing or a Housing Choice Voucher?
There is no way to predict how long an applicant will wait. The length of time depends on the program and many other factors, including household size, bedroom eligibility, applicable waiting list preferences, program availability, and how often units or vouchers become available.
Because these factors change over time, Madison Housing Authority cannot estimate when an applicant will be contacted or offered housing assistance.
We encourage applicants to apply for all housing programs for which they may be eligible and to explore affordable housing opportunities in other communities as well.
State Affordable Rental Housing works differently. There is no position or ranking on the Interested Parties List. Individuals on that list are notified when specific affordable rental opportunities become available and must respond to be considered for that opportunity.
Why did my waiting list number change, and does my number determine when I will be housed?
This question applies to applicants on a RAD or Housing Choice Voucher (Section 8) waiting list. It does not apply to the State Affordable Rental Housing Interested Parties List.
Your waiting list number is an estimate of your current position and may change over time. Changes can occur as applicants are housed or removed from the waiting list, household composition changes affect the bedroom size needed, or an applicant's eligibility for an established waiting list preference changes.
Madison Housing Authority may contact several applicants at the same time when a unit or housing assistance is expected to become available. Being contacted for an eligibility interview does not guarantee that housing or rental assistance will be offered.
Applicants who are contacted should respond by the stated deadline and provide all requested documentation so that eligibility can be determined. Offers are made to eligible applicants in accordance with Madison Housing Authority's waiting list policies, applicable preferences, and program availability.
For these reasons, your waiting list number should not be viewed as a guarantee of when you will be contacted or offered housing assistance.
How do I update my address, phone number, email, or household information while I am on a waiting list?
Applicants are responsible for keeping their contact and household information current. Changes must be made through the applicant portal where you submitted your application. Failure to keep your information up to date may result in missed notifications or removal from the waiting list.
How will I know if a RAD or Housing Choice Voucher (Section 8) waiting list opens?
Openings for MHA's RAD Waiting Lists and Housing Choice Voucher (Section 8) Waiting List are announced on the Madison Housing Authority website and through other public notice methods as required. We encourage interested applicants to check our website periodically for updates.
State Affordable Rental Housing works differently. There is no general waiting list for these units. Individuals interested in State-regulated affordable rental opportunities in Madison should join the Affordable Rental Interested Parties List. Members of that list are notified when a specific affordable rental opportunity becomes available.
Do you offer emergency housing?
No. The Madison Housing Authority does not provide emergency housing. If you are experiencing a housing emergency, please contact your county's social services agency or dial 2-1-1 for available resources.
Can I transfer my Housing Choice Voucher to another area?
Housing Choice Voucher participants may be eligible to move to another housing authority through a process called portability. Eligibility requirements and procedures apply. Please see our Housing Choice Voucher (Section 8) Program page for more information.
Where else can I look for affordable housing?
The Madison Housing Authority provides the following resources as a convenience. We do not own, manage, or endorse these organizations, and housing availability changes frequently. Please visit each website for current information.
- 1 Apply to multiple housing providers.
- 2 Waiting lists may close quickly or use a lottery.
- 3 Keep your contact information up to date.
- 4 Save copies of your applications and important documents.
- 5 If you need a reasonable accommodation because of a disability, request one when applying.
Disclaimer: The Madison Housing Authority is not responsible for the content, accuracy, or availability of external websites or housing opportunities.
Fair Housing
The Madison Housing Authority is committed to providing housing and services in accordance with all applicable federal and state fair housing laws.
We do not discriminate on the basis of race, color, religion, sex, national origin, disability, or familial status, or any other characteristic protected by applicable law.
If you believe you have experienced housing discrimination, you may file a complaint with HUD's Office of Fair Housing and Equal Opportunity or the appropriate New Jersey enforcement agency.
If you require a reasonable accommodation because of a disability in order to participate in one of our programs or services, please contact our office.
Opportunity