For Housing Choice (Section 8)
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're interested in applying for a Section 8 voucher, you can find information to help answer questions in the Looking for Housing section. If you're a landlord with tenants on Section 8 or who is interested in the program, you can find information to help answer your questions in the For Landlords section.
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,interim reviews, moving procedures, and informal
hearing rights.
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. It can take two to 10 business days to schedule and conduct 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. Please remember that your voucher expires in 120 days. There can be no side
agreements in which the landlord asks you to pay the difference.
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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 you move in prior to your unit passing, you are responsible for the entire rent until it passes inspection.
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 an inspection can be fixed beforehand.
Moving In
After a unit passes inspection, you and
the landlord will sign a lease, with a copy going to the Housing Authority, and then, you can move in.
The term of the initial lease must be 12 months, and both parties are obligated
to uphold their responsibilities under
the lease. Moving from your unit within 12 months of the date you moved in will result in your termination from the Section 8 program, and you will not be issued a new voucher. Early release from this lease is allowed only in cases
of extreme hardship (such as domestic violence, medical emergencies, or some work-related transfers).
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 to the Housing Authority must be true and complete.
Your responsibilities to KCHA are listed on your Section 8 voucher (PDF).
Section 8 voucher (HTML)
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.
Letter to Section 8 tenants about tenant and landlord rights under the Violence Against Women Act, reflecting an interim rule by HUD published in December 2008
Tenant Rights in the Event of Foreclosure
On May 20, 2009, a new federal law protecting your rights became law. Section 8 housing choice voucher tenants have new rights regarding eviction from units that have been foreclosed upon. Find out more by reading the Tenant Foreclosure Notice (pdf).
Tenant Foreclosure Notice (html)
Reasonable Accommodations
The King County Housing Authority (KCHA) is committed to providing
accommodations to persons with disabilities so that their living
arrangements are comparable to those of other Section 8
participants.
Information about making a reasonable accommodation request
Family Self-Sufficiency Program
The Family Self-Sufficiency (FSS) Program is a five-year program available to families currently housed through the Housing Choice (Section 8) program who want to achieve economic independence.
If you are receiving Temporary Assistance for Needy Families (TANF), working or not, or going to school, then this program may be for you.
Information for Section 8 participants about the Family Self-Sufficiency Program (HTML)
Information for Section 8 participants about the Family Self-Sufficiency Program (PDF)
Annual Review
Annual Unit Inspection
During this review period, the Housing Authority will schedule an
annual inspection of the unit, which may or may not be at the same time as your annual recertification. 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
Annual Recertification
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.
The Housing Authority will begin the process of reviewing your circumstances approximately 120 days before your anniversary date.
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.
Annual Recertification Packet (PDF)
Annual Recertification Packet (HTML)
Change in Family Circumstances Form (PDF)
Change in Family Circumstances Form (HTML)
Interim Reviews
Informal Hearing Rights
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.
In addition, at any time, 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, but are not limited to:
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A participant’s refusal to move from a unit with more bedrooms
than is appropriate for the household size.
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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 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 eligibility 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.
For more information about this process, please click on the links below.
Informal Hearing Procedures
After the Hearing
When an Informal Hearing is Not Required
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
Fraud Allegation Complaint form (html)
Finding Us
The office hours, which vary from those of other KCHA offices, are:
Monday, Tuesday, Thursday, Friday: 9 a.m. to 4 p.m.
Wednesday, Saturday, Sunday: Closed
Section 8 Office
15455 65th Ave. S.
Tukwila, WA 98188
Telephone: 206-214-1300
Fax: 206-243-5927
View Directions
Section 8 Staff Contact List