January 23, 2025
Dear Tenant(s):
This letter is to inform you that the Housing Authority of the Town of Harrison (“Housing Authority”) will be implementing a new Admissions and Continued Occupancy Policy, Flat Rent Policy, Grievance Procedure, House Rules, Pet Policy, Schedule of Charges, Smoke-Free Policy, and Tenancy Leases. A summary of each item being implemented by the Housing Authority, as well as the procedure for implementation, are set forth below.
HUD regulations (24 C.F.R. 960.202) require that every Public Housing Authority (“PHA”) adopt and implement a policy governing the admission of tenants. The Housing Authority has prepared an updated Admissions and Continued Occupancy Policy to ensure compliance with a myriad of Federal and State legal requirements and to incorporate new policy directions established by the Housing Authority’s Board of Commissioners (“Board”). The Admissions and Continued Occupancy Policy addresses various matters, including fair housing and equal opportunity, deconcentration of poverty, program eligibility, application procedures, waiting list management, tenant selection, verification procedures, occupancy guidelines, rent determinations, leasing, re-examination / re-certification, inspections, transfers, and termination procedures.
HUD regulations (24 C.F.R. 960.253(b) require that every PHA adopt and implement a flat rent option. Further, HUD requires that every PHA maintain their flat rents in an amount no less than 80% of the HUD-determined Fair Market Rent. Therefore, the Housing Authority has prepared a Flat Rent Policy for implementation.
HUD regulations (24 C.F.R. 966.50 et. seq.) require that every PHA adopt and implement a Grievance Procedure. HUD requires that every PHA provide certain due process procedures when taking adverse action against a resident (e.g. lease termination). The Housing Authority has prepared an updated Grievance Procedure to ensure compliance with the HUD regulations.
HUD regulations (24 C.F.R. 966.4(f)(4)) authorize every PHA to adopt and implement necessary and reasonable regulations for the benefit and well-being of the housing project and its residents. The Housing Authority has prepared House Rules to replace the Tenant Handbook, streamline its rules and regulations, and address additional topics (e.g. work order procedures and housekeeping standards).
HUD regulations (24 C.F.R. 960.701 et seq.) authorize every PHA to adopt and implement a policy governing pets. The Housing Authority has prepared an updated Pet Policy to ensure compliance with a myriad of Federal and State legal requirements and to incorporate new policy directions established by the Board. The Pet Policy addresses various matters, including pet applications, pet registrations / licensing, pet inoculations, pet security deposits, amount and size restrictions, humane treatment, waste disposal, and assistance animals.
HUD regulations (24 C.F.R. 966.4(b)(2)) authorize every PHA to charge residents for maintenance and repair beyond normal wear and tear pursuant to a posted schedule of charges. The Housing Authority has prepared an updated Schedule of Charges to incorporate all categories of charges and to ensure that all charges are current.
HUD regulations (24 C.F.R. 965.653) require that every PHA adopt and implement a policy prohibiting the use of certain tobacco products inside of and within twenty-five (25) feet of public housing and administrative office buildings. The Housing Authority has prepared an updated Smoke-Free Policy to ensure compliance with Federal and State legal requirements.
HUD regulations (24 C.F.R. 966.4 and 24 C.F.R. 960.509) require that every PHA adopt and implement tenancy leases for public housing families and non-public housing over-income families. The Housing Authority has prepared an updated tenancy lease, now referred to as the public housing lease, and we have added a new non-public housing over-income lease, as required by Federal law. The new and updated leases ensure compliance with a myriad of Federal and State legal requirements and incorporate new policy directions established by the Board. The Tenancy Leases address various matters, including household composition, lease terms, payment requirements, rent recalculations, occupancy restrictions, lease obligations, housing inspections, housekeeping standards, and termination requirements.
On January 15, 2025, the Housing Authority’s Board of Commissioners (“Board”) approved the Admissions and Continued Occupancy Policy, Flat Rent Policy, Grievance Procedure, House Rules, Pet Policy, Schedule of Charges, Smoke-Free Policy, and Tenancy Leases to be posted for notice and comment. We are now commencing a notice and comment period for these documents. During this notice period, tenants have the opportunity to present written comments to the Housing Authority, which shall be taken into consideration by the Board, prior to final adoption and implementation of the documents.
These documents are available for review at the Housing Authority’s administrative office during normal business hours. In addition, these documents are posted on the Housing Authority’s website. Written comments concerning these documents, addressed to Executive Director Raymond Lucas, will be accepted via electronic mail to mgilmore@harrisonhousing.com or by hand delivery or mail to the Housing Authority’s administrative office (788 Harrison Avenue, Building #1, Harrison, New Jersey 07029) until February 24, 2025.
Housing Authority of the Town of Harrison
Raymond Lucas, Executive Director
UPDATED POLICIES FOR TENANT’S REVIEW AND COMMENTS:
HHA Admissions and Continued Occupancy Policy
HHA Flat Rent Policy
HHA Grievance Procedure
HHA House Rules
HHA Pet Policy
HHA Schedule of Charges
HHA Smoke-Free Policy
Residential Housing Lease – NPHOI Families
Residential Housing Lease – PH Families
NOTICE TO ALL TENANTS
IF YOU BECOME LAID OFF OR HAVE CHANGES TO YOUR HOURS – PLEASE BE ADVISED THAT BEFORE WE CAN DO ANY CHANGES TO YOUR RENT YOU MUST PROVIDE A LETTER FROM YOUR EMPLOYER STATING THAT YOU ARE UNEMPLOYED AND/OR WHAT YOUR NEW HOURS ARE! ALSO WHEN YOU START RECEIVING YOUR UNEMPLOYMENT BENEFITS, WE WILL NEED A COPY OF THE FORM & AMOUNT SO THAT YOUR RENT CAN BE ADJUSTED ACCORDINGLY ASAP. YOU CAN EITHER DROP OFF THIS INFORMATION IN OUR MAIL SLOT OR EMAIL IT TO DCOUCH@HARRISONHOUSING.COM. IF YOU MUST CALL THE OFFICE PLEASE LEAVE A MESSAGE ON OUR ANSWERING MACHINE AND WE WILL GET BACK TO YOU. PLEASE LISTEN TO WHOLE MESSAGE! ONLY CALL 973-483-1489 FOR EMERGENCY WORK ORDERS ONLY!!!!
PLEASE CALL EMERGENCY WORK ORDERS IN ONLY AT THIS TIME BECAUSE OF THE CORONAVIRUS/COVID 19!
EMERGENCY NUMBERS
HOUSING OFFICE – 973-483-1489
POLICE DEPT. – 973-483-4100
FIRE DEPT. – 973-483-0611
HEALTH DEPT. – 973-268-2452 – 973-268-2464
TOWN HALL – 973-268-2425 – 973-268-2444
SENIOR CENTER – 973-268-2463
TENANTS PLEASE FOLLOW CDC GUIDELINES, WASH HANDS OFTEN, STAY INSIDE, IF POSSIBLE, PLEASE STAY AT LEAST 10 FEET APART FROM OTHER PEOPLE AT ALL TIMES! IF YOU HAVE A FEVER, COUGH OR A HARD TIME BREATHING, PLEASE CONTACT YOUR DOCTOR OR EMERGENCY SERVICES AS SOON AS POSSIBLE!
TO ALL TENANTS – DO NOT FLUSH ANYTHING DOWN THE TOILET BOWL BUT TOILET PAPER! THE WIPES ARE NOT FLUSHABLE (EVEN THOUGH THEY SAY THEY ARE) THEY AREN’T IN OLDER BUILDINGS LIKE OURS! THE WIPES ARE BACKING UP THE BUILDINGS PLEASE STOP THROWING THEM DOWN THE TOILET!!!!
March 30, 2020
TO ALL TENANTS OF THE HARRISON HOUSING AUTHORITY:
STATEMENT FROM THE EXECUTIVE DIRECTOR
We encourage all residents to continue to frequent the Harrison Housing Authority’s website www.harrisonhousing.com where we have posted various flyers that the CDC and other Health Agencies have provided so that you can protect yourself and your families. They recommend frequent hand washing, keeping your distance from other people (at least 6 to 10 feet) where possible, and staying home when sick.
As previously advised that because of the Coronavirus (Covid-19) we are requesting tenants to drop off their rent payments and any paperwork in the mail slot next to our entrance door. All contact with the office will be by telephone only. Due to this virus we are doing EMERGENCY WORK ORDERS ONLY, to protect both the tenant and our maintenance workers. Also inform us whether anyone in your home is sick or has been out of the country recently so that our men can take the necessary precautions when they have to come into your apartment. Please stand at least 6 to 10 feet away from the men when they have to enter your apartment to do the repairs as a preventive measure.
We have also purchased plungers for each tenants’ apartment so that before you call in for either a clogged toilet, tub, and a kitchen or bathroom sink back up, please try the plunger first. Our maintenance men will be knocking on your door to give you one. If the plunger does not work, then call the Housing (973-483-1489) and we will send someone over. This is not only for the tenants’ safety but for our maintenance men!
I would also like to bring to your attention that if someone knocks on your door and you do not know them, please call the police immediately (Harrison Police 973-483-4100) do not open it!
I realize that everyone is nervous and scared, but it is better to be aware of what is going on and be prepared. I hope everyone is following the CDC guidelines and are all washing your hands, social distancing and keeping in touch with your families in these trying times.
PREVIOUS NOTICES FROM EXECUTIVE DIRECTOR
EXECUTIVE DIRECTOR LTR. – 3-13-2020
EXECUTIVE DIRECTOR LTR. 3-17-2020
CDC FLYERS
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Public Service Electric & Gas
Life-Sustaining Equipment
If you have a family member or constituent or someone you know relies on electricity to run life-sustaining equipment, like a respirator or dialysis machine, please advise them to register their equipment with PSE&G. They can call PSE&G at 1 – 800 -436 -7734 or they can use the application on the web site,
https://nj.pseg.com/safetyandreliability/stormsafety/beforeastorm.