Frequently Asked Questions about the Housing Choice (Section 8) Voucher Program
Landlord Q&A's
The King County Housing Authority’s Housing Choice Voucher program can offer landlords and property owners regular rental income. Tenants in the program pay a portion of the rent and KCHA pays the rest -- up to a reasonable cap -- reliably and on time. Here we provide answers to frequently asked questions about the program:
How do I rent my unit(s) to Housing Choice participants?
If you are interested in making your unit(s) available to people with Housing Choice vouchers, you can add your unit directly to our online listing, in addition to your other marketing efforts. When you accept an applicant with a voucher, fill out a couple of forms and your unit passes a Housing Quality Standards (HQS) inspection, you are in the program.
When do I get paid?
Due to processing of paperwork, the first payment from the Housing Authority is issued one to three weeks after the tenant moves into the unit and the lease and contract have been signed. After that, housing assistance payments are issued no later than the fifth working day of every month by direct deposit or by check.
The Housing Authority encourages direct deposit for quick and efficient payment. To sign up, complete the form below and return it (along with a voided check or bank statement) by fax at 206-826-9364, by e-mail at directdeposit@kcha.org, or by mail to:
KCHA - Admin Services
600 Andover Park W.
Seattle, WA 98188
After the first 12-month lease, can I raise the contract rent with my tenant?
Yes, the process is as follows:
- Provide a 60-day written notice to the resident with a copy to the Housing Authority.
- The Housing Authority must determine if the rent is reasonable. Landlords of larger apartment complexes must provide the Housing Authority with at least three rent comparables of recently rented non-subsidized units.
- Staff will recalculate the Housing Authority and participant portion and notify both the landlord and participant in writing of the new figures. Federal guidelines require the Housing Authority to notify both the landlord and participant in writing within 30 days of the change.
- The Housing Authority processes this new change as a month-to-month relationship. Signing of a new lease is a transaction between the landlord and the tenant.
If, as a landlord you choose not to renew the lease, you must notify the Housing Authority and resident with a 30-day notice.
What are the tenant’s responsibilities?
Like any tenant, Section 8 participants have responsibilities to you – which should be spelled out in the lease – including timely payment of rent and utilities listed as their responsibility. To participate in the Section 8 program, tenants must use your unit as their principal residence. They cannot sublease the unit or allow unauthorized people to reside in it.
The tenant also has responsibilities to the Housing Authority, which are listed on their Section 8 voucher (pdf).
Section 8 voucher (html)
Among those responsibilities, the tenant MUST:
- Promptly notify KCHA in writing when the tenant is away from the unit for an extended period of time.
- Notify both KCHA and you in writing before moving out of the unit or terminating the lease.
- Allow KCHA to inspect the unit at reasonable times and after reasonable notice.
- Request KCHA’s written approval to add any family member as an occupant of the unit.
- Give KCHA a copy of any landlord-issued eviction notice.
The participating household (including all family members) MUST NOT:
- Own or have any interest in the unit (other than in a cooperative, or landlord of a manufactured home leasing a manufactured home space).
- Commit any serious or repeated violation of the lease.
- Commit fraud, bribery or any other corrupt or criminal act in connection with the program.
- Participate in illegal drug or criminal activity.
- Damage the unit or premises (other than damages from ordinary wear and tear) or permit any guest(s) to damage the unit or premises.
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An HQS inspector measures surface area if paint problems are found. |
What are my responsibilities as a landlord in the Housing Choice program?
You have obligations to both the Housing Authority, spelled out in the Housing Assistance Payments (HAP) contract, and to the tenant, which should be included in the lease. Your primary responsibility to the tenant and KCHA is to maintain the unit and premises in accordance with Housing Quality Standards.
For the Housing Authority, you will also:
- Assure that the unit is leased only to those family members listed on the lease.
- Assure that the total rent for the Section 8 unit does not exceed rents charged for unassisted units in the premises.
- Assure that the family does not own or have any interest in the unit.
- Enforce the tenant obligations listed on the lease, especially those involving illegal drug use and violent criminal activity.
- Decide what utilities will be the tenant’s responsibility and what utilities will be included in the rent.
You cannot:
- Reside in the unit.
- In most cases, be related to the tenant or their family (contact us for exceptions such as the tenant is disabled and has a reasonable accommodation approved by the Housing Authority).
- Receive any other form of payment for the unit while under contract.
- Commit fraud, bribery, drug-trafficking or any other crime in connection with a federal housing assistance program.
What happens if my property goes into foreclosure?
On May 20, 2009, President Obama signed a bill that includes a nationwide 90-day pre-eviction notice requirement for tenants in foreclosed properties. To find out more about the new law, please read the Landlord Foreclosure Notice (pdf).
Landlord Foreclosure Notice (html)
Can I terminate the tenancy of a Housing Choice Voucher program participant?
Yes, you have the same rights with Housing Choice participants that you have with any other tenants. You can evict a tenant who violates the terms of the lease. However, any eviction notice must be issued in accordance with the lease and state and local law. During the first year, you must have cause to terminate the lease. Following the first year, if a new lease is not signed, cause is not necessary. You provide a copy of any eviction notice to the Housing Authority the same time you notify the tenant.