City of Camden
The Citizen’s Guide to Relocation
English version
Camden Redevelopment Agency
Camden Citizen’s Guide to Relocation
The Citizen’s Guide is designed to provide individuals, and families affected by residential relocation with an understandable and comprehensive explanation of the relocation process. The Guide will outline the terms, processes and procedures involved in relocation. It is intended to explain in the simplest and most accurate way the "why" of and the process for relocation. The Citizen’s Guide also outlines the available assistance provided to people affected by relocation to transform their neighborhoods and lives. This publication is for informational purposes only and does not mean that a family is to be relocated.
As the City of Camden moves forward with this work, our goal is to minimize the stress, anxiety and headaches that relocation may cause to residents. We understand that moving under any circumstances is not a pleasant task. Therefore, the City of Camden has put together a diverse team of experts in areas such as housing, banking, legal,
For More Information please call the Camden City Redevelopment and Planning Hotline (856) - 963 - 4742
health and human services—just to name a few—who are available to work with your neighborhood and their assigned relocation officers. At the end of the day, the most important thing is to make sure that you and your family have a smooth transition into your new home. 1
Relocation Assistance Policy
The Relocation Assistance Policy addresses the needs of individuals, families and businesses that are affected by redevelopment and relocation. The assistance provided will minimize the adverse impacts of relocation and help affected people make use of the new opportunities available to them. The purpose of redevelopment is to create a better quality of life in Camden City’s communities. A high quality of life in a neighborhood is measured by: • Good quality and affordable housing • Strong community services and supports • A robust local economy and a community of residents with living wage jobs • A clean and healthy environment • A safe and secure neighborhood The Relocation Assistance Policy will work under these guiding principals: 1. Acknowledge that relocation is disruptive and make every effort to ease the transition as much as possible 2. Treat all individuals, families, and businesses affected by relocation with respect, fairness and in a comprehensive and consistent manner 3. Keep the relocation process predictable and perform it in a timely and least disruptive manner as possible 4. Inform the affected community about relocation as early as possible in an understandable and useful way 5. Work with the State of New Jersey and other partners to provide comparable replacement housing that is affordable to those who are relocated 6. Work with Social Service Agencies to offer support and resources to individuals, families and business affected by relocation Emergency relocation assistance is available to move residents from an unsafe and/or unsanitary location to a safe and clean building. Many relocation benefits are available to people who are either temporarily or permanently relocated due to emergency situations. The Relocation Assistance Policy promises the equitable and fair treatment of all persons affected by relocation and will complete this element of neighborhood transformation in a timely and least disruptive manner.
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GLOSSARY
Appraisal:
Glossary of Terms
A legal process where the City buys private property such as a home, a rental apartment or a business. The City pays the owner for the fair market value of the property based on real estate appraisals. A written opinion of the fair market value of a property that is prepared by trained professionals. Appraisals will be performed for properties acquired by the City by "third party" appraisers (meaning the appraisers are not City employees.)
Acquisition:
One or more specific home(s) found by a relocation officer that is similar size, function and location to the house the individual or family is leaving. These comparable homes are used to ensure that displaced persons actually have a place to move to. A displaced individual or family does not have to accept one of the comparable homes in order to receive benefits. Each family or individual can conduct his or her own independent search for a new home with help from his or her relocation officer.
Comparable Replacement Home or Property:
Camden Redevelopment Agency:
The Agency responsible for coordinating all the City of Camden land use development policy and programming activities. The Agency is also responsible for working with the City’s Department of Development and Planning on relocation efforts.
The process that is required by law for the government to take private property with compensation to the owner under eminent domain.
Condemnation:
Department of Development and Planning:
The municipal office (local government) that is responsible, in partnership with the Camden Redevelopment Agency, for coordinating all land use and land related activities related to redevelopment plans, neighborhood plans and the Camden City Master Plan.
The municipal office (local government) that provides and refers the residents of Camden City for needed social services. 3
Department of Health and Human Services:
Eminent Domain:
The legal right of a government to take private property for public purpose, in exchange for payment of fair market value. The New Jersey State Constitution states that redevelopment is a public purpose for which private property can be acquired. A property must be identified as TO BE ACQUIRED or MAY BE ACQUIRED in a redevelopment plan for acquisition to take place. Merely having a redevelopment plan for a neighborhood does not give the government the right to acquire any property in the area unless it is identified. If the government should later need to acquire a property not listed in the redevelopment plan, the municipality (local government) must follow the proper processes and procedures of the law to amend the redevelopment plan. A building determined by the City of Camden or the State of New Jersey as unfit to live in because it may collapse at any time. The value of a property as estimated by an independent real estate appraisal. Fair market value is based on comparable sales in the area. The fair market value is used as the basis for City offers to purchase properties. The City pays a property owner the fair market value of the property and/or the land that the City acquires. However, any liens or obligations that are owed must be paid first on the property. This may affect the final amount the owner receives in the transaction at settlement.
Section 8 Voucher:
A federal program that provides rental assistance to low-income families in the form of a payment voucher. Families with a Section 8 voucher usually pay 30% of their adjusted monthly income towards rent, and the federal government covers the difference between the family’s rent contribution and the full rent for the house.
Settlement:
A term used to describe the closing of a sale between a buyer and seller of real estate (properties, land).
Tax Lien: Eminent Hazard:
A debt held against a property for unpaid taxes, unpaid water and sewer bills, unpaid electric and gas bills, and/or any unpaid loans where a property was used as collateral.
Fair Market Value:
To Be Acquired:
Term used in a redevelopment plan that describes a property and/or land that is necessary to be purchased by the City of Camden or its agents to complete a redevelopment project. After the adoption of the Redevelopment Plan, and before the acquisition of any occupied properties in the area, a "WRAP" will be developed that outlines how the acquisition and relocation process is to happen and what benefits are available to families and individuals. The WRAP needs to be approved by the State of New Jersey.
Workable Relocation Assistance Plan (WRAP):
Term used in a redevelopment plan that describes a property that may be needed in order to carry out a redevelopment project. A municipally (local government) driven document that is focused exclusively on land use and economic development such as creating new housing, new businesses and jobs.
May Be Acquired:
Unit: Redevelopment Plan:
The dwelling or living quarters, such as an apartment or house, in which an individual or family lives. Also referred to as a home.
Relocation:
The act of moving people and their belongings (whether a residence or a business) to a new home or location.
The City of Camden’s Department of Development and Planning and the Camden Redevelopment Agency have trained staff people assigned to work with families or individuals, both homeowners and renters who are affected by a redevelopment plan. The officer will work to determine benefits, find a comparable house, process all necessary claim forms, and assist with other paperwork. The relocation officer will help each household receive the necessary services and supports to make the transition as smooth as possible to a new home. 4 5
Relocation Officer:
Frequently Asked Questions
Why would the City relocate a property owner or a tenant? There are two reasons why the City would relocate property owners and tenants: 1. The need to remove people from unsafe and/or substandard housing and relocate them to better conditions. 2. The need to relocate residents and/or businesses from properties that are needed to carry out a redevelopment plan.
What does it mean if my property is listed as May Be Acquired in a Camden City Redevelopment Plan? This means that a property and/or land may be needed to carry out the redevelopment plan at a later date. When there is uncertainty regarding the property, and the property is in the redevelopment area, the local municipality will notify owners if their property is to be acquired in the future.
What does it mean if my property is within the boundaries of a redevelopment plan, yet is listed as Not To Be Acquired? This means that your property and/or land is not targeted for purchase by the City for the for the redevelopment plan.
What is relocation assistance? Relocation assistance are the funds given to a municipality (local government) to provide moving expenses for individuals, families and businesses whose properties are acquired due to a redevelopment plan or unsafe emergency building conditions. The term also applies to the support given by a relocation officer to individuals, families and businesses to help make the relocation transition as smooth as possible.
I was told that my property is now blighted and I cannot make any improvements because my neighborhood is part of a Redevelopment Plan. Is this true? No. The reality is much less bleak. The term "blighted" is used for constitutional and legal purposes. To the contrary, an area that has a redevelopment plan is actually targeted for public and private investment that will improve the neighborhood considerably. The adoption of a redevelopment plan does not prohibit the property owner from performing alterations, normal maintenance and/or improvements to their properties. A redevelopment plan also does not prevent affected property owners from selling or leasing a property within the redevelopment area, nor from obtaining financing or insurance coverage.
Is there Emergency Relocation Assistance if my property is unsafe and I am relocated? Yes. The City will provide emergency relocation assistance for immediate and temporary (less than twelve months) relocation. Temporary relocation occurs when a building is found unsafe and needs repair. Permanent relocation occurs when the building is unsafe and cannot be repaired. If the City Inspector finds a property unsafe he or she will notify the property owner that the building is in a dangerous condition and needs to be vacated. Emergency relocation assistance is available to homeowners, business owners and tenants to cover moving expenses, rent and other eligible costs.
I have been approached on many occasions and asked to sell my property right away because I am told that I will not get a good price from the City. If someone other than the City of Camden offers to purchase your property it is in your best interest to contact the Camden Redevelopment Agency for the most accurate and up-to-date information regarding the redevelopment plan and the fair market value prices for properties in your neighborhood. If you choose to sell to a buyer other than the City, you will not receive financial relocation assistance from the City.
What does it mean if my property is listed as To Be Acquired in a Camden City Redevelopment Plan? This means that your home, business and/or land will be purchased by the City of Camden for the fair market value. Relocation assistance will be available to individuals and families to cover financial expenses, help with special needs and refer to social services, if necessary. Relocation assistance will also be provided to businesses owners whose property is to be acquired. Once a redevelopment plan is approved, a "WRAP" will be prepared that outlines how the relocation process will happen and when.
My house is on the To Be Acquired List, what type of Relocation Assistance can I expect? A homeowner can expect that their house will be purchased at fair market value and that the relocation officer will help them to locate a comparable replacement house in the neighborhood or within a 50-mile radius of Camden City. If a homeowner decides to move further away then a relocation officer will provide the eligible financial benefits needed for the move, but will not be responsible for identifying comparable housing outside of a 50-mile radius. 7
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I am a renter whose landlord’s property is To Be Acquired, am I eligible for Relocation Assistance? Yes. Relocation assistance is available for tenants to move to a comparable rental property. The tenant must first provide proof of residency. A relocation officer will work with tenants to identify the financial benefits available to assist with moving costs, first month’s rent and security deposit expenses. Relocation Rental Assistance is a set amount of $4,000 provided over three years.
What if a property owner is not happy with the appraised value of the property? The property owner is entitled to present evidence as to the amount the owner believes is the fair market value of the property and make suggestions for changing the terms and conditions of the offer. The City will consider the evidence and suggestions. If the property owner and the City cannot reach a resolution then the case will go to court.
What happens when a homeowner goes to settlement? As a renter, will I get my security deposit back from my landlord? Do I still have to pay rent to the landlord if I am being relocated? From the date of your move, your landlord has 30 days to return your security deposit. In the particular instance of a redevelopment plan, your landlord cannot deduct funds for any damages that resulted during your occupancy or other items that are normally subtracted for moving expenses. Yes, you must pay your current rent to your landlord up and until the day of your move. The homeowner and the City complete the sale of the property. The process for settlement starts once the homeowner accepts the City’s offer to purchase their property. A letter is sent from the City with the settlement or sale date for the current home. The City presents a check to the homeowner for the fair market value of the property minus any liens on the settlement date.
My property has a tax lien on it. What does that mean for the purchase price of my home? Any amount given for the purchase of a property will first have all liens that are against the property subtracted from the total sum. This means that if a property owner has failed to pay their property taxes or water and sewer bill, for example, the amount owed for the taxes and the amount owed for the water and sewer bills shall be deducted from the purchase price of the home.
When will the Relocation Officer contact me and what can I expect? Once the City is ready to acquire a property, the City will send notice to the owner. This notice informs the owner that the City must conduct an appraisal of the property to establish fair market value, and that the owner has the right to accompany the appraiser. This notice will also provide contact information for the appraisers. After the notice is sent a relocation officer will contact the property owners and the affected residents. The homeowners will receive a letter to discuss the acquisition and relocation benefits available for them. A relocation officer will need permission from a landlord to discuss relocation with renters. Once permission is given then a relocation officer will speak directly to the tenant. Each affected individual or family’s relocation information file is kept confidential at all times.
What does Comparable Replacement-Housing mean? The term comparable replacement housing means any housing that is of equal or better value, either new construction or rehabilitation, and is affordable, that will be offered for sale or rent to individuals or families whose property is to be acquired by the City. These comparable homes are used to ensure that displaced persons have a place to move to. A displaced individual or family does not have to accept one of the comparable homes in order to receive benefits. Each family or individual can conduct its own independent search for a new home with help from a relocation officer.
What actions occur before the City can make an offer of fair market value for a property? The following actions occur: 1. The City will request one independent appraisal of the property to determine fair market value. 2. The City will review all available records to determine whether there are any liens or judgments against the property, including tax arrears and water/sewer debts. 3. The City will obtain a title report to determine whether there is a clear title, which means that there is clear ownership. 4. The appraisals are forwarded to a review appraiser who reviews appraisals for accuracy and to make a determination regarding the amount the City can offer the owner for the property. 5. The City prepares an offer once the appraisal amount is determined. 8
How long will the relocation process take? For relocation due to a redevelopment plan the timeframe for this process will vary from household to household, depending on the individual circumstances and need. However, the process can take anywhere from four to twelve months from when a property owner receives their notice to the day the family vacates the house. A relocation officer will work with families and individuals to outline a personalized schedule. Adequate time will be available to prepare for this move.
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Can I move anywhere? Yes. You can move anywhere. If the home you are living in is acquired due to a redevelopment plan, and if you relocate within a 50-mile radius, you will eligible for full relocation benefits. If you chose to move outside of the 50-mile radius, you will receive the purchase price for your current home (less any liens, etc). What you will not receive is assistance locating a comparable home or a down payment for the home you choose outside of the 50-mile radius.
Is there help available for senior citizens or people with disabilities and special needs? Yes. Anyone who needs specialized assistance during the relocation process will receive help. This includes assistance in searching for a new home that meets individual needs. Also, if you need assistance with packing and moving your belongings, you will be able to hire a mover and you will be repaid for reasonable moving costs. A relocation officer will meet with the homeowner or renter, individually, to discuss the acquisition and relocation process. A relocation officer will help each household receive the necessary support and services they may need to make the transition as smooth as possible.
Can a tenant get help if they want to buy a house? What about assistance for people who have bad credit? Yes. Many people struggle with their finances and may have poor credit history. A relocation officer will refer you to credit and homeownership counseling programs in the City if your credit history makes you unable to obtain a mortgage at this time. Tell your relocation officer as soon as possible that you want to receive this counseling because credit repair may take several years. Starting the process early will ensure that you will be ready to move to your new home when the time comes.
Are there services available for families who chose to relocate to a new neighborhood? Yes. The City will collect and distribute information to help you adjust to your new neighborhood (bus routes, schools, maps, recreation and other community features). In addition, the City is prepared to connect you to supportive social services offered in your new neighborhood. It is the intent of the City of Camden that each affected individual and/or family experiences as smooth a transition as possible.
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