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For Housing Choice
Voucher Participants

If you are a participant in the King County Housing Authority Housing Choice Voucher (Section 8) program, our staff has provided a helpful orientation, but we recognize that you may have more questions. (If you are not a participant, but are interested in the Housing Choice program, please click here.)

The King County Housing Authority takes pride in the quality and integrity of its Housing Choice Voucher program. If you know someone whom you believe is misrepresenting information to benefit from the program, we want to know about it. Please call KCHA's fraud hotline at (206) 214-1353 and/or download a Fraud Allegation form (pdf), complete it and mail or fax it to: Program Integrity, 15455 65th Ave. S., Suite 200, Tukwila, WA 98188, Fax: (206) 357-2432.

In this section of the website, we review important elements of the Housing Choice program, including the basics of finding an apartment and moving in, as well as tenant responsibilities, annual reviews and informal hearing rights. To learn what’s new with the KCHA program, click here. If you still have questions, click here. If you want to move to another unit, using your voucher, click here .

If you are a property owner or landlord with tenants on Section 8 or are interested in the program, please click here.

Directions to the Section 8 Office

For directions to the King County Housing Authority Section 8 Office, click here. For a staff directory, click here. The office’s hours, which vary from those of other KCHA offices, are:

  Monday 9 a.m. to 4 p.m.
  Tuesday 9 a.m. to 4 p.m.
  Wednesday Closed
  Thursday 9 a.m. to 4 p.m.
  Friday 9 a.m. to 4 p.m.
  Saturday Closed
  Sunday Closed

Locating a Unit

After you receive your Housing Choice voucher, it is your responsibility to find a place you want to live and a landlord willing to participate in the Section 8 program. To make this process easier, the Housing Authority provides the Housing Choice Voucher Property Search Tool, which lists houses and apartments with landlords or property managers interested in participating in the program. Please note that there is no guarantee these units are suitable for your household.

We recommend that you use all available avenues for locating units, including classified ads, print and online For Rent, Internet apartment search sites, including Rent.com, Apt Finder, and real estate agents.

Once a potential home is found, it must meet two requirements:

• The rent must be reasonable in comparison to rents charged for comparable, unassisted units in the area; and
• The participant’s portion cannot exceed 40 percent of their monthly income.

If the requested rent amount meets these requirements, the unit is scheduled for an inspection. If the requested rent fails to meet one or both of these criteria, the landlord will be asked to negotiate a lower rent. The landlord is under no obligation to alter the rent. If the landlord does not lower the rent, the unit cannot be used on the program and you will need to look elsewhere. There can be no side agreements in which the landlord asks you to pay the difference.

An HQS inspector checks the electrical connection in an apartment outlet.

Initial Housing Quality Standards (HQS) Inspection

Housing Quality Standards (HQS) inspections ensure that units meet HUD standards. Units must pass an initial HQS inspection to be entered into the program, and you should not move in until then.

If the unit fails the inspection, all failed items must be corrected before KCHA’s housing assistance payments begin. We recommend that you and the landlord do a preliminary walk-through of the unit, before the Section 8 inspector comes, so items that commonly cause units to fail inspection can be fixed beforehand.

Moving In

After a unit passes inspection, you are free to move in. You and the landlord will sign a lease, with a copy going to the Housing Authority. The term of the lease must be 12 months, and both parties are obligated to uphold their responsibilities under the lease. Early release from this lease is allowed only in cases of extreme hardship (such as domestic violence).

Participant Responsibilities

As a participant in the Section 8 Housing Choice Voucher program, you have responsibilities to both the landlord and the Housing Authority. For the landlord, you must comply with the terms of the lease or lease addendum, including making timely payment of rent and utilities listed as your responsibility. You must use the unit as your principal residence and cannot sublease it or allow unauthorized people to reside in it. All information you supply must be true and complete.

Your responsibilities to KCHA, shown here, are listed on your voucher. You MUST:

  • Supply any information that the Housing Authority or HUD determines to be necessary, including evidence of citizenship or eligible immigration status, proof of household income and composition and verification of occupation in a subsidized unit.

  • Disclose and verify social security numbers and sign and submit consent forms for obtaining information.

  • Promptly notify KCHA in writing when you will be away from the unit for an extended period of time.

  • Allow the Housing Authority to inspect the unit at reasonable times and after reasonable notice.

  • Notify both the Housing Authority and the owner in writing, at least 20 days in advance, before moving out of the unit or terminating the lease.

  • Promptly notify KCHA in writing of the birth, adoption or court-awarded custody of a child.

  • Request Housing Authority written approval to add any family member as an occupant of the unit and promptly notify the Housing Authority in writing when any family member moves out.

  • Give KCHA a copy of any eviction notice.

You and all of your family members in the unit MUST NOT:

  • Own or have any interest in the unit (unless you live in a cooperative, or own a manufactured home and lease its space).

  • Commit any serious or repeated violation of the lease. (If you are evicted from the unit, you will be denied further assistance.)

  • Commit fraud, bribery or any other crime in connection with the program.

  • Participate in illegal drug or criminal activity, including felonies and misdemeanors.

  • Receive a Section 8 tenant-based Housing Choice Voucher while receiving another housing subsidy, for the same unit or a different unit under any other federal, state or local housing assistance program.

  • Damage the unit or premises (other than damages from ordinary wear and tear) or permit any guest(s) to damage the unit or premises.

  • Abuse alcohol in a way that interferes with the health, safety or right to peaceful enjoyment of the premises by other residents.

It is important to understand that any violation of the above obligations could result in the termination of your Section 8 Housing Choice Voucher assistance or denial of another Housing Choice voucher.

Reporting Misrepresentation

The Housing Authority values the integrity of its programs and takes all reports of fraud, misrepresentation or other program violations seriously. If you know someone involved with a KCHA program that you believe is violating his or her required obligations, please download a Fraud Allegation form (pdf), complete it and mail or fax it to:

Program Integrity
15455 65th Ave. S., Suite 200
Tukwila, WA 98188
Phone: (206) 214-1353
Fax: (206) 357-2432

Annual Review

Annual Unit Inspection

During this review period, the Housing Authority will schedule an annual inspection of the unit. The same items reviewed at the initial inspection will be reviewed at this inspection. Again, we recommend that you and the landlord do a walk-through of the unit before the Section 8 inspector comes, so items that commonly cause units to fail inspection can be fixed beforehand. The unit must pass the annual inspection for KCHA’s housing assistance payments to continue.

Participant Review

At the end of the initial 12-month lease term and for each 12-month period following the move-in date, HUD requires the Housing Authority to conduct a review of your income and family circumstances, which determine how much rent you pay and what, if any, utility allowance you receive.

Approximately 120 days prior to the end of the initial lease term, the Housing Authority will begin the process of reviewing your circumstances. After gathering information from you and third parties, including employers, KCHA will verify your current household composition and annual income. The Housing Authority must receive proper documentation from you before your annual review date for you to continue in the program.

At this time, your landlord can offer a new 12-month lease or allow the current lease to continue on a month-to-month basis. You must deal directly with the landlord about the new lease term.

Special Review

When the HA revises its Payment Standard, the new schedule will be applied immediately to all new tenants.  However, for existing tenants the new schedule will be applied at their next regular Annual Reexamination, or when the family moves to another assisted unit, whichever comes first. 

In cases of hardship, an exception to normal implementation dates will be allowed following the first year of the lease for families required to pay more than 50% of their gross income towards rent through no fault of their own (i.e., change in income, owner increases the rent, etc).  Whether on a month to month or a new 12 month lease, a family may request any new payment standard be put in to effect at the time of the change rather than waiting until their next annual review.

 

Informal Hearing Rights

When You Can Ask for an Informal Hearing

Your status may change as a result of the participant review. KCHA may change your housing assistance payment, utility allowance or the unit size for which you are eligible. If you ask for an explanation for such changes, KCHA will provide one.

If you do not agree with the determination and think the Housing Authority didn’t follow the law or HUD regulations, you may ask for an informal hearing. You must make such a request to the Section 8 office, orally or in writing, within 10 days of when KCHA explains its determination.

Also as a result of the participant review, KCHA may terminate your Section 8 assistance altogether. In that case, the Housing Authority will issue prompt written notice to you, explaining its decision. Reasons for termination of assistance include:

  • A participant’s refusal to move from a unit with more bedrooms than is appropriate for the household size.

  • A participant’s failure to perform their responsibilities to the Housing Authority and/or the landlord.

  • Absence from the assisted unit for longer than the maximum period permitted under Housing Authority policy and HUD rules.

  • Failure to provide evidence of citizenship and eligible immigration status, or the U.S. Immigration and Naturalization Service’s failure to certify a participant’s household is eligible for housing assistance.

If you want to challenge the Housing Authority’s decision to terminate assistance, you may ask for an informal hearing. You must make such a request to the Section 8 office, orally or in writing, within 10 days of when KCHA gives notice to terminate.

If your assistance is being terminated because of a failure to provide evidence of citizenship or eligible immigration status, or the INS’s failure to certify your elibility for Section 8 assistance, you can file an appeal with the INS, challenging its verification. You can ask for an INS hearing instead of, or in addition to, an informal hearing with the Housing Authority.

Until the INS makes a final decision, you may be eligible for prorated assistance, continued assistance or a temporary deferral of termination. KCHA’s notice of termination will explain how you can apply for these. Your occupancy cannot be terminated until all appeals are processed.

Informal Hearing Procedures

  • The hearing officer will schedule your hearing between seven and 15 days after the Section 8 office receives your request for the hearing. If the Housing Authority is terminating housing assistance, the hearing will be scheduled before the proposed termination.

  • The hearing officer – an individual from outside the Housing Authority with experience as an arbitrator, judge or chair of judicial hearings – will preside.

  • Before the hearing, you will be given the opportunity to examine any KCHA documents at the Housing Authority office (including records and regulations) directly relevant to the hearing. You will be allowed to copy any such document at your expense. Any document not made available to you before the hearing cannot be used at the hearing.

  • Before the hearing, KCHA must be given the opportunity to examine at the Housing Authority office any documents about you directly relevant to the hearing. The Housing Authority must be allowed to copy any such document, at its expense. Any document not made available to the Housing Authority prior to the hearing cannot be used at the hearing.

  • You may be represented by a lawyer or other representative at your expense.

  • If either you or the Housing Authority fails to appear at the time scheduled for the hearing, the hearing officer may determine that the non-appearing party has given up the right to a hearing or may postpone the hearing for a period not to exceed five days.

  • The hearing officer will have sole responsibility for regulating the conduct of the review. Failure to follow the hearing officer’s directions may result in exclusion from the hearing, in a decision against the disorderly party, or in such other relief as the hearing officer shall reasonably determine.

  • You and the Housing Authority can each have a maximum of three other persons in attendance at the informal hearing. Because of the serious nature of the hearing process, children will not be allowed in the hearing room unless they are serving as witnesses. Families are responsible for arranging for necessary childcare.

  • Both you and the Housing Authority can present evidence and question witnesses.

  • Evidence will be considered without regard to admissibility under the rules for judicial proceedings. All hearings shall be conducted informally, and both oral and documentary evidence pertinent to the facts and issues raised may be received. The hearing officer alone will have the authority to decide challenges to the admissibility of evidence.

After the Hearing

Within 10 business days after the informal hearing, the hearing officer will notify you in writing of the hearing officer’s final decision, including a brief statement of the reasons. Factual determinations relating to your household circumstances shall be based on a preponderance of evidence presented at the hearing.

The hearing officer’s decision shall be binding on the Housing Authority unless:

  1. The decision ends up concerning a matter for which an informal hearing was not required, or otherwise exceeds the hearing officer’s authority under KCHA hearing procedures.

  2. The decision is contrary to HUD regulations or requirements, or otherwise contrary to federal, state or local law.

If the Housing Authority is not bound by a hearing decision, the Housing Authority will promptly notify you and explain the reasons for the determination.

When You Cannot ask for an Informal Hearing

The Housing Authority is not required to hold an informal hearing in the following cases:

  • To review discretionary administrative determinations or to consider general policy issues or class grievances.

  • To review establishment of the Housing Authority schedule of utility allowances for families under the program.

  • To review the Housing Authority’s determination not to approve a request for an extension or suspension of a voucher term.

  • To review the Housing Authority’s determination not to approve a unit or lease.

  • To review the Housing Authority’s determination that a unit you select does not meet Housing Quality Standards (HQS).

  • To review the Housing Authority’s determination that your unit is not in accordance with HQS because of your family size or composition.

  • To review a determination by the Housing Authority to exercise or not to exercise any right or remedy against the landlord under the HAP contract.