Section 8 NJ

[Admin]

https://www.nj.gov/dca/vouchers.html

Housing Choice Voucher Program

Need help paying your rent?  We can help.

Click here to apply for: COVID-19 EMERGENCY RENTAL ASSISTANCE PROGRAM, PHASE II

For more information on the Program, click the link below:
https://www.nj.gov/dca/cverap2.shtml

 

Welcome to the New Jersey Department of Community Affairs

Statewide Open Enrollment Site for:

THE SECTION 8 HOUSING CHOICE VOUCHER PROGRAM

THE WAITLIST IS NOW CLOSED.

The New Jersey Department of Community Affairs (DCA), Division of Housing and Community Resources (DHCR) will be accepting Section 8 Housing Choice Voucher Program pre� applications online at: www.WaitlistCheck.com/NJ559 for the Section 8 Housing Choice Voucher (HCV) Program waiting list state-wide.

The Section 8 Housing Choice Voucher Program is a federally funded program that provides housing subsidies to New Jersey residents, so that they can obtain decent, safe, and sanitary housing. Persons applying to the waiting list must be eighteen (18) years of age or older to apply or be an emancipated minor and meet all applicable federal income and eligibility requirements. A total of 20,000 households will be selected through a random lottery system and be placed on the Section 8 Housing Choice Voucher Program waiting list.

DCA has adopted the following preferences for admission to the waiting list: Veterans, Homeless, Disabled, Domestic Violence, and Local Residents (below are the detailed definitions). Applicants who qualify for one or more preferences will have priority for selection for placement on the waiting list. United States Armed Forces Veterans, and their surviving spouses in accordance with New Jersey Administrative Code (N.J.A.C.) 5:40-2.5., have the highest priority. Individuals who claim to have a preference, must meet all eligibility criteria for a Section 8 Housing Choice Voucher Program at the time of selection from the waiting list.

Only one (1) Section 8 Housing Choice Voucher Program pre-application per household will be accepted.

Applicants should select all preferences that apply to them.

 
Definitions of Preferences:

Veteran Preference: A Veterans Preference is defined as United States Armed Forces Veterans discharged or released from active duty in the armed forces under honorable conditions are eligible for the veterans' preference. This means you must have been discharged under an honorable or general discharge. The surviving spouse of a United States Armed Forces Veteran who died outside of service is entitled to the same preference as the United States Armed Forces Veteran, up until they remarry.

Homeless Preference: A Homeless Preference is defined as individuals and families who are experiencing homelessness; at risk of experiencing homelessness; fleeing, or attempting to flee, domestic violence, dating violence, sexual assault, stalking, or human trafficking; or were recently homeless and for whom providing rental assistance will prevent the family's homelessness or having high risk of housing instability. For a complete definition of homeless see our Frequently Asked Questions and SEC. 103. [42 USC 11302].

Disabled Preference: A Disabled Preference is defined by (1) Documentation from the Social Security Administration that a member of the household is a disabled person who is receiving Social Security Disability or Supplemental Security Income benefits; or (2) Certification from a physician, on a Certification of Disability Form that a member of the household is a person with disabilities.

Domestic Violence Preference: A Domestic Violence Preference is defined as (1) Is currently living in a housing unit in which a member of the household engages in such violence. The actual or threatened violence must be of a continuing nature and have occurred within the past 120 days; or (2) The applicant has been displaced because of domestic violence and is not currently residing in standard, permanent replacement housing, to avoid the threat of continued abuse; (3) The applicant is a victim of dating violence, sexual assault, stalking or human trafficking.

Local and Secondary Residency Preference: Local and Residency preference is defined as a preference for admission of families that reside anywhere in a specified area, including families with a member who works or has been hired to work in the area ("residency preference area"). and to include the DCA' s determination that for the purposes of selection, residency will be decided on a county-by-county basis.   For DCA, the specified area is New Jersey.

[Admin]

When: The open enrollment period is Tuesday, January 17, 2023, 9:00 AM EST., to Friday, February 3, 2023, at 5:00 PM EST.   All Section 8 Housing Choice Voucher Program pre-applications will be selected through a random lottery process. Applicants who qualify for a preference shall have priority for placement on the waiting list. Preference includes, Veterans, Homeless and Domestic Violence, Local Residents and Disabled individuals. United States Armed Forces Veterans, and their surviving spouses in accordance with New Jersey Administrative Code (N.J.A.C.) 5:40-2.5., have the highest priority.

How: The Section 8 Housing Choice Voucher Program pre-applications will be available only on-line at:
https://www.waitlistcheck.com/NJ559.

Only, one (1) Section 8 Housing Choice Voucher Program pre-application per household will be accepted. Duplicate Section 8 Housing Choice Voucher Program pre-applications will not be considered. Paper pre-applications will not be accepted unless a reasonable accommodation is necessary. Please contact DCA-DHCR at 609-292-4080 and select Option 9 from the menu and request a reasonable accommodation, during the hours of 8:00 AM to 8:00 PM seven days a week, or email us at: customer.service@dca.nj.gov, during the opening period.

Submission of a Section 8 Housing Choice Voucher Program pre-application does not guarantee placement on the Section 8 Housing Choice Voucher Program waiting list.

Where: The Section 8 Housing Choice Voucher Program pre-application can be submitted ONLINE with the use of a personal computer, laptop, smart phone, or tablet by going on-line at https://www.waitlistcheck.com/NJ559.

Information Required: Names, social security numbers, birthdates and income information for all individuals living in the household must be included. Income is defined as: Temporary Assistance to Needy Families (TANF), Social Security Retirement, Social Security Disability, Supplemental Security Income (SSI), pensions, child support, alimony, unemployment, temporary disability, wages, self-employment earning, etc., for all individuals living in the household.

An email address is required to apply. If you do not have one, the pre-application process will allow you to create one. If you need assistance in another language the Section 8 Housing Choice Voucher Program pre-application is available in 90 languages, which can be found at https://www.waitlistcheck.com/NJ559 at the top right of the pre-application.

Reasonable Accommodation: DCA will accept reasonable accommodations request from disabled individuals on a case-by-case basis. An individual can call DCA Customer Service Unit at 609-292-4080, Option 9, if a reasonable accommodation is needed during the hours of 8:00 AM to 8:00 PM seven days a week, or email us at: customer.service@dca.nj.gov during the opening period.

Income Limits: At the time of selection from the Section 8 Housing Choice Voucher Program waiting list, applicants must meet the income limits of the county where they will be residing and provide proof of residency. The below Chart only goes up to 8 household members. If you have a larger household, please contact DCA at 609-292-4080, select Option 9 for assistance in determining the maximum income limits for your household. The below Income Limits Chart show the income limits that are in effect now.

 

[Admin]

2022 CURRENT INCOME LIMITS FOR ALL NEW JERSEY COUNTIES

COUNTY
   

1 PERSON
   

2 PERSON
   

3 PERSON
   

4 PERSON
   

5 PERSON
   

6 PERSON
   

7 PERSON
   

8 PERSON

ATLANTIC
   

$29,500
   

$33,700
   

$37,900
   

$42,100
   

$45,500
   

$48,850
   

$52,250
   

$55,600

BERGEN
   

$42,850
   

$49,000
   

$55,100
   

$61,200
   

$66,100
   

$71,000
   

$75,900
   

$80,800

BURLINGTON
   

$36,900
   

$42,200
   

$47,450
   

$52,700
   

$56,950
   

$61,150
   

$65,350
   

$69,600

CAMDEN
   

$36,900
   

$42,200
   

$47,450
   

$52,700
   

$56,950
   

$61,150
   

$65,350
   

$69,600

CAPE MAY
   

$33,250
   

$38,000
   

$42,750
   

$47,450
   

$51,250
   

$55,050
   

$58,850
   

$62,650

CUMBERLAND
   

$28,150
   

$32,150
   

$36,150
   

$40,150
   

$43,400
   

$46,600
   

$49,800
   

$53,000

ESSEX
   

$40,250
   

$46,000
   

$51,750
   

$57,500
   

$62,100
   

$66,700
   

$71,300
   

$75,900

GLOUCESTER
   

$36,900
   

$42,200
   

$47,450
   

$52,700
   

$56,950
   

$61,150
   

$65,350
   

$69,600

HUDSON
   

$40,250
   

$46,000
   

$51,750
   

$57,450
   

$62,050
   

$66,650
   

$71,250
   

$75,850

HUNTERDON
   

$47,500
   

$54,250
   

$61,050
   

$67,800
   

$73,250
   

$78,650
   

$84,100
   

$89,500

MERCER
   

$41,750
   

$47,700
   

$53,650
   

$59,600
   

$64,400
   

$69,150
   

$73,950
   

$78,700

MIDDLESEX
   

$47,500
   

$54,250
   

$61,050
   

$67,800
   

$73,250
   

$78,650
   

$84,100
   

$89,500

MONMOUTH
   

$42,650
   

$48,750
   

$54,850
   

$60,900
   

$65,800
   

$70,650
   

$75,550
   

$80,400

MORRIS
   

$40,250
   

$46,000
   

$51,750
   

$57,500
   

$62,100
   

$66,700
   

$71,300
   

$75,900

OCEAN
   

$42,650
   

$48,750
   

$54,850
   

$60,900
   

$65,800
   

$70,650
   

$75,550
   

$80,400

PASSAIC
   

$42,850
   

$49,000
   

$55,100
   

$61,200
   

$66,100
   

$71,000
   

$75,900
   

$80,800

SALEM
   

$36,900
   

$42,200
   

$47,450
   

$52,700
   

$56,950
   

$61,150
   

$65,350
   

$69,600

SOMERSET
   

$47,500
   

$54,250
   

$61,050
   

$67,800
   

$73,250
   

$78,650
   

$84,100
   

$89,500

SUSSEX
   

$40,250
   

$46,000
   

$51,750
   

$57,500
   

$62,100
   

$66,700
   

$71,300
   

$75,900

UNION
   

$40,250
   

$46,000
   

$51,750
   

$57,500
   

$62,100
   

$66,700
   

$71,300
   

$75,900

WARREN
   

$40,400
   

$46,200
   

$51,950
   

$57,700
   

$62,350
   

$66,950
   

$71,550
   

$76,200

Lottery Process: Once the waiting list open enrollment period ends, a computerized lottery selection process will be used to select 20,000 Section 8 Housing Choice Voucher Program pre� applications after sorting preferences. Submission of a Section 8 Housing Choice Voucher Program pre-application does not guarantee placement on a waiting list, eligibility, or an offer of a Section 8 Housing Choice Voucher.

Eligibility Review:

A screening of tenant's background history including criminal background checks will be conducted during the eligibility interview process for all adult household members requesting housing assistance when funding becomes available.

 
Additional Information:

The Section 8 Housing Choice Voucher Program pre-application is available in 90 languages at https://www.waitlistcheck.com/NJ559. Click the drop-down menu at the top right of the Section 8 Housing Choice Voucher Program pre-application, when you go to complete a Section 8 Housing Choice Program pre-application.

Applicants who are United States Armed Forces Veterans, their surviving spouses who have not remarried will be given preference over all other Section 8 Housing Choice Voucher applicants. All individuals who claimed to have homeless, disabled, or domestic violence status, must meet all eligibility criteria for the Section 8 Housing Choice Voucher Program at the time of selection from the waiting list. Also, applicants must meet the income limits of the county where they live and must be able to provide proof of residency. Failure to provide proof of eligibility at the time of selection, will deem an application ineligible.

BEFORE LOTTERY STATUS:

If your Section 8 Housing Choice Voucher Program pre-application was successfully submitted, you will receive an Application Receipt Page. (Please retain this Application Receipt Page for your records.)

AFTER LOTTERY STATUS:

Information will be posted at: Https://www.waitlistcheck.com after February 24, 2023. At this site, you can verify if you were selected and placed the waiting list. Individuals who were accepted to a waiting list via the lottery will have an ACTIVE status. If you were not selected your status will be INACTIVE.

If you have any questions, please click on this link: https://nj.gov/dca/divisions/dhcr/

Spanish: en español

 

Please continue to check DCA's website to see when new waiting lists will be opened in the future.

[Admin]

https://www.nj.gov/dca/divisions/dhcr/publications/docs/Appendix_D-GUIDE_TO_THE_HCVP_2019.pdf

The HCVP(HCVP), administered by the New Jersey Department of Community Affairs (DCA), Division of Housing
and Community Resources, is funded by the U.S. Department of Housing and Urban Development (HUD). The
purpose of the program is to make decent, safe and sanitary housing available to very low-income households in the private rental market. Households that meet eligibility requirements generally pay no more than 30 percent of their adjusted monthly income towards their monthly rent and utility costs. The program pays the balance of the rent directly to the owner of the rental property.


Your program representative will play an important role in assisting you to receive housing assistance. The name,
address and the telephone number of your program representative is:
Program Representative: ______________________________________________________
Field Office Address: ______________________________________________________
Telephone Number: ______________________________________________________

[Admin]

Subsidy Standards Used by the DCA to Issue Vouchers
Voucher Size Household Size
0-bedroom
1-bedroom
2-bedroom
3-bedroom
4-bedroom
5-bedroom
6-bedroom
1
1-2
2-4
4-6
6-8
8-10
10-12
Exceptions to the subsidy standards may be considered because of the age, sex, health, handicap, relationship of
household members or other individual circumstances. To request an exception from these standards, your request
must be in writing. Your request must include an explanation of how a larger sized unit would improve the current
circumstances of the household. Any supporting documentation from a physician or another professional may be
included with your request. A physician certification regarding the need for medical equipment must be provided at
every annual recertification for as long as the equipment is needed.

In accordance with HUD directives, over-subsidization is not permissible.


All households must be issued the smallest
size Voucher that will accommodate the family size.

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When you receive a Voucher, it means funds are being reserved to provide housing assistance for your household.
You have 60 days from the date the Voucher was issued to satisfy the program's requirements.

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Payment Standard Amounts
To determine the amount of housing assistance, the program has established a payment standard schedule that lists
the payment standard amounts for each unit size in each county. Households have the opportunity to search for
housing with a total housing cost that may be less than or greater than the payment standard.
The household's portion of the monthly rent will depend upon the total housing cost of the dwelling unit that is
chosen. For example, if you find housing with a total housing cost that is less than the payment standard, you will
pay 30 percent of your adjusted monthly income toward your rent and utilities. If the total housing cost is more than
the payment standard, you will be required to pay more than 30 percent of your adjusted monthly income toward rent
and utilities, up to a maximum of 40 percent, after which the unit no longer qualifies for participation in the program.
Adjusted Income
A household's share of the rent is based on the household's income. This amount is called the "total tenant payment"
(TTP) and for most households it is based upon 30 percent of the household's adjusted monthly income. (In certain
circumstances, a household's TTP can be based upon 10 percent of their unadjusted monthly income.) Adjusted
income means annual income less the following:
For all households:
• $480 for each dependent;
• Reasonable child care expenses; and
• Unreimbursed disability assistance expenses.
For any elderly family or disabled household:
• A $400 household allowance; and
• Unreimbursed medical expenses.
Dependent Allowance. A dependent is defined as a household member who is:
• Under 18 years of age,
• A person with a disability; or
• A full-time student.
The head of household, spouse, foster children, foster adults, or live-in aide are never counted as dependents.

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Elderly/Disabled Household Deduction.

If the head of household or spouse is elderly (age 62 or over), or a person
with disabilities, a $400 adjustment to income is permitted.

The $400 is a household deduction. Only 1 elderly
household deduction per household is permitted, even if both the head of household and spouse are elderly or
disabled.

[Admin]

Basic Housing Requirements

In order to receive housing assistance, you need to understand some important requirements.
The dwelling unit that you select must meet federal housing quality standards (HQS). Any type of rental housing that
meets these standards may be considered. A suitable dwelling unit is:
• In good condition;
• Free from health and fire hazards; and
• Large enough to meet the occupancy standards of the program.

To help you identify a suitable dwelling unit, you will be given a copy of two HUD brochures: A Good Place to Live
and Protect Your Family From Lead in Your Home.
You and your prospective landlord are required to sign a Request for Tenancy Approval (RFT) form.

A copy of this
HUD form will be given to you. You may submit only one Request for Tenancy Approval (RFT) form at a time.
You and the landlord are required to enter into a lease agreement that complies with program requirements. A copy
of the program's required lease addendum will also be given to you.


A contract between the landlord and the program also must be signed.

This is called the Housing Assistance Payments
Contract, and it guarantees the landlord that the program will pay a portion of your rent each month.

The program
must not approve a unit if the owner is the parent, child, grandparent, grandchild, sister, or brother of any member
of the family, unless the program determines that approving the unit would provide a reasonable accommodation for
a family member who is a person with disabilities.

This restriction against approval of a unit only applies at the time
a household initially receives housing assistance for occupancy of a particular unit, but does not apply to approval of
a new tenancy with continued assistance in the same unit.
Housing Search Period

Your Voucher is valid for a sixty (60) day term.

This means that you and a prospective landlord must sign a Request
for Tenancy Approval (RFT) form before the end of this period.

If you have not located suitable housing within sixty
(60) days, your program representative may authorize an extension of your Voucher.


You must request an extension in writing, and submit it to your program representative at least 5 days prior to the
expiration date on your Voucher.

An extension will not be granted unless you have made a sincere effort to locate
suitable housing.

Such efforts to locate acceptable housing must be documented, in writing, to the program
representative. If you are unable to find housing within the allocated time, your Voucher will expire. If your Voucher
expires, you can ask your program representative if it is possible for you to reapply.

Reasonable accommodation will
be made for households that include a person with disabilities.

[Admin]

• Large enough to meet the occupancy standards of the program.
To help you identify a suitable dwelling unit, you will be given a copy of two HUD brochures: A Good Place to Live
and Protect Your Family From Lead in Your Home.
You and your prospective landlord are required to sign a Request for Tenancy Approval (RFT) form. A copy of this
HUD form will be given to you. You may submit only one Request for Tenancy Approval (RFT) form at a time.
You and the landlord are required to enter into a lease agreement that complies with program requirements. A copy
of the program's required lease addendum will also be given to you.
A contract between the landlord and the program also must be signed. This is called the Housing Assistance Payments
Contract, and it guarantees the landlord that the program will pay a portion of your rent each month. The program
must not approve a unit if the owner is the parent, child, grandparent, grandchild, sister, or brother of any member
of the family, unless the program determines that approving the unit would provide a reasonable accommodation for
a family member who is a person with disabilities. This restriction against approval of a unit only applies at the time
a household initially receives housing assistance for occupancy of a particular unit, but does not apply to approval of
a new tenancy with continued assistance in the same unit.
Housing Search Period
Your Voucher is valid for a sixty (60) day term. This means that you and a prospective landlord must sign a Request
for Tenancy Approval (RFT) form before the end of this period. If you have not located suitable housing within sixty
(60) days, your program representative may authorize an extension of your Voucher.
You must request an extension in writing, and submit it to your program representative at least 5 days prior to the
expiration date on your Voucher. An extension will not be granted unless you have made a sincere effort to locate
suitable housing. Such efforts to locate acceptable housing must be documented, in writing, to the program
representative. If you are unable to find housing within the allocated time, your Voucher will expire. If your Voucher
expires, you can ask your program representative if it is possible for you to reapply. Reasonable accommodation will
be made for households that include a person with disabilities.
Finding Suitable Housing
You may receive housing assistance in your present housing if:

• Your housing meets the program's housing quality standards;
• Your landlord is willing to participate in the program; and
• Your housing unit is large enough for a household of your size.

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Generally, the dwelling unit must contain at least one (1) bedroom or living/sleeping room of appropriate size for
every two (2) persons.

 Persons of opposite sex, other than husband and wife or children under the age of 7, are not
required to occupy the same bedroom or living/sleeping room. Your program representative will determine if your
present dwelling unit meets these requirements and will contact your landlord about completing the necessary
program forms.

[Admin]

Relocating to New Housing

You are responsible for finding a suitable dwelling unit if your present housing does not meet program requirements
or if you wish to relocate.

Your program representative will assist you in your housing search by referring you to
participating landlords who have vacancies. If your household includes a person with disabilities, you will be given a
current listing of accessible units known to the program.

A new resource, the New Jersey Housing Resource Center (HRC), is another tool that is available to assist households
who are searching for housing.

The DCA partnered with the New Jersey Housing Mortgage Finance Agency to
develop the HRC.

The HRC is a database of affordable housing units located throughout the state of New Jersey.

Property owners with vacant units may use web based services to list their units. Program participants in housing
search may use the site to locate an affordable unit.

This site may be accessed at www.njhrc.gov or by selecting the
link for the New Jersey Housing Resource Center on the DCA Homepage: www.state.nj.us/dca.

[Admin]

Another resource to check for vacancies is the local newspaper that covers the area where you wish to reside. Listings
of available housing are also found on public notice boards in laundromats, grocery stores, and community centers.
Real estate agencies that charge a fee for showing their listings are generally not recommended. There are, however,
some rental agents who may be useful in locating rental housing. If you should decide to use the services of an agency
that charges a fee to help you find housing, you will be responsible for the expense.
When you find an advertisement for a vacancy, call the telephone number listed. Questions that you should ask are:

• How much is the rent?
• Which utilities will I be responsible for?
• What is the condition of the dwelling unit?
• Are the stove and refrigerator provided?
• How many bedrooms does the dwelling unit have?
• Is the housing located close to public transportation, centers of employment, schools, and shopping?
• Are there special restrictions, such as a no pet provision?
In addition, you should write down the complete address of the dwelling unit and the name, address, and phone
number of the owner or manager.

When you have obtained enough information to be sure the dwelling unit might be suitable for your household, ask
for an appointment to see it. Be prompt for the appointment. If you cannot keep it, call to reschedule. Remember,
the time you have to locate housing is limited and good rental housing will be rented very quickly.
Once you have reached a tentative agreement to rent housing from a landlord, it is necessary to submit a completed
Request for Tenancy Approval (RFT) form to your program representative. This is a required form that will be supplied
to you by your program representative.

It requests information about the rental unit that the program requires to
make an initial determination of whether that particular unit is eligible.

You and the landlord must sign and date this form
before it is submitted.

Submission of this form will initiate a briefing for the landlord on the benefits and requirements
of the program as well as an inspection of the unit.


Your program representative will explain the HCVP to the landlord and will also arrange for the inspection of the
housing.

If the dwelling unit meets program requirements and the landlord agrees to participate in the program, your
program representative will coordinate the necessary paperwork.

These documents will then be submitted for final
approval.

If these documents are approved, you will receive a copy of the lease agreement, a written notice of the
amount of the rent that you are required to pay, and the effective date of the housing subsidy.

You should keep these
papers in a safe place.

[Admin]

Portability of Assistance

The program continues to expand the number of landlords participating in the HCVP. The DCA's goal is to increase
the number and the diversity of neighborhoods where HCVP participants can live.

You are encouraged to move to
a low-poverty neighborhood that offers high-quality housing, education and employment opportunities.
Your program representative will help you to identify available housing in a number of neighborhoods, and will assist
you by providing directions, maps and community and neighborhood information for areas in which you are
interested.


The HCVP works closely with a large number of other housing agencies in New Jersey and other states.


If you and
your family wish to relocate with your Voucher, the field office will help you by working with other housing agencies
in areas where you wish to move.


Your family may want to receive housing assistance in another county within New Jersey or even move to another
state. If you wish to make such a move, you should discuss this with your program representative.

He or she will
explain where you can move.

You will be required to identify the community to which you are interested in moving.
If you already are receiving housing assistance, you are required to provide proper notice to your landlord and to the
program in accordance with your lease agreement.


When the program receives this information, the program then will send the necessary information to the housing
agency in the area to which you are relocating. You will also receive a copy.

When you receive the letter, you should
contact that housing agency immediately.

They will inform you about how the program works in their area.


Because of the amount of work involved to transfer your Voucher from one agency to another, an interruption in
your housing assistance is likely.

Be sure to prepare for this by budgeting so that you can pay for rent, moving
expenses and a security deposit for your new housing.

[Admin]

Information the Program May Provide to a Landlord

In accordance with program regulations, your prospective landlord will be given your current address and the address
of your current and prior landlord, if known by the program.

Participating owners will be provided with the
forwarding address of their former HCVP tenants if the program has the information.

Other information regarding
the household will not be disclosed or released outside of HUD, except as permitted or required by law.

[Admin]

The Franklin Tower Decision
The Franklin Tower Decision of the New Jersey Supreme Court prohibits landlords from refusing to rent to a tenant
because the tenant is a participant in the HCVP.
The book, Tenant's Rights in New Jersey, published by Legal Services of New Jersey states the following:
"New Jersey law makes it illegal to refuse to rent to anyone solely because they will pay their rent with rental assistance
or welfare. For example, it is illegal for a landlord to refuse to rent to a person because the person receives Section 8
assistance, (N.J.S.A. 2A:42-100). This applies to a tenant who obtains Section 8 while already a tenant, and to those
who are seeking to rent from a landlord for the first time,
(Franklin Tower-One, L.L.C. v. N.M., 157 N.J. 602-1999)."