How NYC Housing Connect Lotteries Work: Who Qualifies, How Applications Are Picked and How Long It Takes

Who can apply

HPD, the city's housing agency, puts it this way: "ANYONE CAN APPLY! BUT:"

• "You must be at least 18 years old."
• "You'll probably need a Social Security Number (SSN) or Individual Taxpayer Identification Number (ITIN)."
• "New York City residents usually have priority for HPD and HDC housing."
• "Your income needs to be in a specific range, which changes depending on how many people live with you, and is set by each housing program."

Immigration status does not block an application. ACCESS NYC says: "You can apply to Housing Connect lotteries and re-rentals regardless of your citizenship or immigration status."

Applying is free. HPD's guide says: "Do not pay any money or fee at any time to anyone for an application to any HPD or HDC-sponsored housing development." The Housing Connect FAQ adds that there are no broker fees, and that a building may charge a credit and background check fee of no more than $20 per household.

Income: too high and too low both disqualify

Every lottery lists an income range for each household size. HPD: "If the income of your household is too high or low for the building, you won't qualify."

The income you enter is everyone's who will live in the apartment: jobs, self-employment, part-time work, workers' compensation, government benefits such as Social Security or public assistance, and some investment and retirement payments. HPD's rule for which number to use: "If you work for someone else, include the amount you are paid before taxes," and "if you work for yourself, include the amount you make after taxes and other deductions." Most of it is on last year's tax return.

How applications are picked

"It's called a lottery because that's how it works: all applications go into a big pool and are picked randomly."

Three things follow from that:

• Applying early does not help. HPD says your chances are the same "no matter when you submit your application, as long as it is before the deadline," and the same "whether you apply online or through mail."
• Do not apply twice. "Duplicate applications may be disqualified, so don't send more than one application. Don't send both paper and online applications, either."
• Qualifying is not the same as being picked. "Just because you qualify doesn't mean your application will be selected in the lottery."

Preferences

Some apartments in each lottery are set aside. HPD's guides list people who:

• "have a mobility, hearing, and/or vision disability"
• "live in the five boroughs"
• "live in the same Community District as the development"
• "work for the City of New York"

If one applies to you, put it on your profile and on each application. You can look up your community district at communityprofiles.planning.nyc.gov. The advertisement for each lottery says how many apartments go to each preference.

Step by step

• Create a profile at nyc.gov/housingconnect. You need the income of everyone who will live with you. Building staff see your profile as it is when they review it, so update it when your job, income or household changes.
• Search open lotteries. Each listing shows "how many apartments are available, how many people can live in each apartment, the income range your household has to fall in to qualify, and when the application is due." Housing Connect also lists re-rentals: existing affordable apartments that open up when a tenant leaves.
• Apply before the deadline. Online, or on paper by following the instructions in the listing. A paper application takes several days to arrive by mail. Answer every question, and sign and date a paper application.
• Wait, and get ready. See the timeline below.
• Answer quickly if the building contacts you. You will be asked for documents and invited to a screening interview. Everyone 18 or older who will live in the apartment has to attend.
• Sign, wait or appeal. After the interview you may be accepted, put on a waitlist that "can last up to two years," or rejected with a letter that says why.

How long it takes

HPD's one-page guide says "it may take 2 to 12 months for applications to be processed." Its longer guide is blunter: "It can take a year or longer to hear about your application. (And sometimes you might not hear back.)"

While you wait, HPD suggests three things. Check your credit report (free at annualcreditreport.com) and fix errors. Check your Housing Court history. And save: "You should save at least two months' rent to cover the first month and security deposit."

On credit, the guide says "landlords can't disqualify you based on your credit score alone, but they may check your credit history."

Documents the building asks for

Start collecting copies when you apply:

• Who will live with you: birth certificates, Social Security cards, picture IDs.
• Everyone's income: pay stubs, federal or state tax returns, proof of Social Security, veteran or public assistance benefits.
• Your current apartment: your lease, rent receipts, recent gas or electric bills.

If you are rejected

You have the right to appeal, and the clock is short: "you only have 10 business days from the date of the postmark of the letter to submit an appeal."

Send the building's agent a letter that explains why the decision was wrong, with documents that support it. The rejection letter says where to send it. If the appeal fails and you still think there is an error, "you can contact the agency (HPD or HDC) within five business days with a complaint."

A rejection at one building does not touch your other applications. They stay active.

Housing Connect and vouchers

The two can be combined. A lottery apartment has a set rent; if you also hold a voucher (Section 8, CityFHEPS, FHEPS or HASA), the program can pay part of that rent, and the program has to approve the apartment the way it approves any other. Refusing a tenant because of a voucher is illegal in New York City.

A lottery is the slow route. If you need an apartment before a lottery comes through, search directly among landlords who accept vouchers, and read how to get a housing voucher in NYC if you do not have one yet. Voucher waiting lists that use a random draw work differently; see how Section 8 lotteries work.

Housing Connect is also not the only way into an apartment with a below-market rent. Buildings with HUD rent assistance or housing tax credits take applications at their own offices; see low income apartments by city.

Frequently asked questions

Is NYC Housing Connect free? Yes. HPD says not to pay anyone for an application to HPD or HDC housing. The Housing Connect FAQ says there are no application or broker fees; a building may charge up to $20 per household for a credit and background check.

Does it matter when I apply to a housing lottery? No. HPD says your chances are the same whenever you apply, as long as it is before the deadline, and the same online or by mail.

How long does Housing Connect take? HPD says 2 to 12 months for applications to be processed, and that it can take a year or longer to hear back. Sometimes you will not hear back.

Can I apply to Housing Connect without a Social Security number? HPD says you will "probably need" a Social Security Number or an ITIN. ACCESS NYC says you can apply regardless of citizenship or immigration status.

Who gets preference in NYC housing lotteries? Some apartments are reserved for people with a mobility, hearing or vision disability, residents of the five boroughs, residents of the building's Community District, and City employees.

What happens if my Housing Connect application is rejected? You can appeal in writing to the building's agent within 10 business days of the postmark on the rejection letter. If that fails, you have five business days to send a complaint to HPD or HDC.

Can I use a voucher in a Housing Connect apartment? Generally yes. The voucher pays part of the apartment's set rent, and the voucher program approves the unit as it would any other.

Need an apartment sooner? Browse apartments from landlords who accept vouchers.

Landlord? List your property free and reach tenants whose rent is paid by the city.