Triad, developer and county agent explain affirmative marketing after 11,866 applicants sign up for 90 Englewood Cliffs units

Triad Associates and the municipal administrative agent described how 90 newly built affordable units at 800 Silven Avenue will be marketed and allocated, saying a broad outreach campaign and a computerized lottery produced an unexpectedly large waiting list.

"I'm Susan Debasio with Triad Associates," Triad's representative told the Borough Council, and she introduced Matt Delorei, the senior affordable‑housing manager who walked the council through the affirmative‑marketing plan. Delorei said the application window opened April 2 and closed June 2; the list was randomized the next day and the administrative agent will now move to income certification and leasing. "We randomize that list," Delorei said, and described a process that begins with outreach and ends with income certification, credit and leasing checks.

Delorei told the council that the lottery produced 11,866 applicants for the 90 units, a turnout he described as evidence of local demand. He described multiple advertising channels used to comply with state affirmative‑marketing rules, including print ads, radio, social media, listings on NJHRC and mailings to employers and nonprofits. He said the developer paid the outreach and advertising costs per standard practice.

During a public Q&A, council members and residents pressed Triad about how unit mixes and statutory set‑asides (very low, low and moderate incomes) will be honored when matching applicants to units. Delorei said the unit mix is established ahead of marketing to reflect settlement agreements and U‑Hack (uniform housing affordability controls), then applicants are matched and income‑certified before leases are signed. "We use income certification to look at assets and income," Debasio said, noting the agency requires bank statements and other documentation and will deny applicants who are over income or provide false documents.

Residents raised the question of what happens if household incomes rise after move‑in. Delorei and Debasio said routine re‑certification is not required by the applicable state rules once tenants move in; property managers must approve any new occupants and zoning rules limit household composition changes. The presenters encouraged residents with policy concerns to contact state legislators about re‑certification rules.

The presentation also included a description of the administrative lottery: Triad said it uses computer randomization and witnesses for the public lottery, but the law does not prescribe a single technological method. Triad said local preferences (regional or state preferences) may be applied where allowed.

Next steps: Triad will proceed with income certification of applicants selected from the randomized list, provide documentation of outreach on the municipal website and work with leasing staff to complete leases and move‑ins over the coming weeks.