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Benefits of Housing Choice
(Section 8) Vouchers

The King County Housing Authority's Housing Choice Voucher program can offer landlords and property owners regular rental income, and more than 3,000 property owners participate. Tenants in the program pay a portion of the rent and KCHA pays the rest, reliably and on time. Landlords and property managers appreciate the following advantages of the Housing Choice Voucher program:

  • A contracted monthly assistance payment that is on time and guaranteed. The Housing Authority offers direct deposit for quick and efficient payment.

  • Stable rent, even if a tenant's income drops, because the Housing Authority's portion can be increased.

  • Minimal paperwork and the freedom for landlords and management to use their own leases.

  • Inspections by the Housing Authority that help property owners maintain their property, which helps ensure its resale value and also makes it easier to lease up again when a tenant vacates.

  • The Housing Choice Voucher program provides an additional avenue for locating tenants to fill vacant units.

If you are interested in making your unit(s) available to people with Housing Choice vouchers, you can add your unit directly to an online list prospective tenants with vouchers will consult.

Take me to the Housing Choice Voucher Property Listing Tool

How the Housing Choice Voucher program works

In this section of the Web site, we review important elements of the Housing Choice Voucher program, including: inspections, lead-based paint regulations and utility allowances. If you need to contact staff at the KCHA Section 8 office, call (206) 214-1300. For directions to the 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

Tenant Screening

You'll want to screen prospective tenants with vouchers the same way you screen other prospective tenants. The Housing Authority only screens participants for program eligibility, so it is recommended that you screen them for suitability for your unit. The Housing Authority does make the screening process a little easier by supplying the name, address and telephone number of the last landlord to rent to the tenant, if known. A landlord may charge a screening fee to prospective tenants as long as it is the same fee charged to unassisted tenants.

Request for Tenancy Approval

If the prospective tenant passes your screening criteria, they will give you four forms to complete: "Request for Tenancy Approval," "Section 8 Landlord Certification," "Taxpayer Identification Number" and "Lead-Based Paint." You will want to fill out and send these forms to the Housing Authority promptly to begin the process that leads to housing assistance payments.

KCHA will determine if the requested rent is comparable to rents for similar units in the area and will make sure the tenant's portion does not exceed 40 percent of the household's income. If the requested rent fails to meet one or both of these criteria, the Housing Authority will ask you to negotiate a lower rent. There is no obligation to alter the rent. After the forms have been completed and reviewed by the Housing Authority, the unit will be inspected.

An HQS inspector checks an electrical outlet.

Inspection Process

To ensure that units are safe and sanitary, the U.S. Department of Housing and Urban Development has established housing quality standards (HQS). An initial HQS inspection is required for a unit to be registered for the Housing Choice Voucher program. After that, it is subject to annual HQS inspections. For more details on the HQS inspection process, click here. For details about lead-based paint regulations, click here.

In 2005 the Washington State Legislature passed a bill that requires landlords to inform their tenants about mold. All new tenants after July 24, 2005, and all current tenants by Jan. 1, 2006, must be informed of the health effects of mold, steps to take to avoid mold growth and how to clean up mold. Click here to learn from the Washington Department of Health how best to comply with the new law.

Move-In Checklist

State law requires that you and the tenant complete a move-in checklist report, detailing the condition of the rental unit before the tenant has moved in. A copy of this report should be given to the tenant.

Annual Lease and Contract Changes

After the initial 12-month lease term ends for units on the Section 8 program, you may change the terms of the lease and contract, including rent and utility responsibilities. The Housing Authority notifies landlords at least 90 days prior to the end of the year term, reminding them to request any desired changes. KCHA requires landlords to provide a 60-day notice of a change in the lease to the tenant. Copies of such notices should also be submitted to the Housing Authority.

If a change in rent is requested, the rent must remain comparable to similar units in the area. The tenant's portion of the rent can rise above 40 percent of the household's income. However, in the case of an approved rent increase, the tenant, not the Housing Authority, pays the increased amount and affordability may become a factor if their portion gets too high.

Fair Housing

All property owners doing business with KCHA are required to comply with fair housing laws, detailed in the Fair Housing/Accessibility Notice (pdf). To learn what constitutes illegal discrimination against housing applicants or tenants, you can consult the local HUD Fair Housing Office at (206) 220-5170 or 1-800-877-0246. King County's Office of Civil Rights also has information about fair housing.

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 benefiting from a KCHA program that you believe is violating his or her required obligations, please download a Fraud Complaint 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

Housing Quality Standards (HQS) Inspections

Housing quality standards (HQS) inspections ensure that your unit is safe and sanitary. An initial HQS inspection is required before assistance can be provided. After that, the unit will be subject to annual inspections to continue in the program.

If a unit fails the initial inspection, all failed items must be corrected prior to the KCHA subsidy being paid on the unit. If it fails an annual inspection, failed items must be corrected for the subsidy to continue. Here are the details about the HQS inspection process.

Ensure Your Unit Passes

Units sometimes fail housing inspections because landlords and tenants are not familiar with HQS requirements and/or have not assessed the condition of the unit prior to the scheduled inspection. For these reasons, the Housing Authority encourages you to conduct pre-inspections prior to the scheduled inspection. If the most commonly failed items are corrected before the inspection, the unit will have a much better chance of passing the inspection the first time.

Annual Inspections

After an apartment has been enrolled in the Housing Choice Voucher program, KCHA is required to inspect units at least once a year. To continue in the program, apartment units must pass the HQS inspection prior to the annual review date of the contract. In most cases, if the unit fails the inspection, the Housing Authority will allow the landlord 14 to 30 days to make the repairs. However, if the failed item is considered life-threatening, federal law requires the repair to be made within 24 hours. Additional time may be granted in cases where extensive repairs are needed.

While it is generally your responsibility to maintain an assisted unit to HUD standards, the tenant is responsible for damages the tenant causes. You may require the tenant to repair or pay for the repair of items the tenant has damaged. You would give the tenant written notice, explaining which items they are to repair and when, with a copy provided to the Housing Authority. If tenants fail to repair damages they caused in 14 to 30 days, their Housing Choice vouchers may be terminated.

What happens if the repairs for the annual inspection are not completed?

If items that failed inspection are not repaired in the required time, KCHA may begin withholding housing assistance payments. The tenant cannot be held responsible for the Housing Authority's portion of the rent. When the repairs have been made and the unit passes the final HQS inspection, the Housing Authority will resume housing assistance payments, prorated from the date of the inspection.

Where Common Deficiencies Occur

Entry Doors : Must lock securely. Check the weather-stripping. If there are gaps that let air in, weather-stripping must be applied. Check the doorjamb and strike plate for defects.

Windows : Those designed to open must open and have a permanent lock attached (sticks and thumbscrews are not accepted as locking devices). The windowpanes must not be broken or cracked.

Electrical Hazards : Units must be free of electrical hazards. All outlets and switches must have cover plates, intact and secured to the wall. There can be no exposed wiring. All light fixtures must work and be properly mounted to the wall or ceiling. Breaker boxes must have all open spaces filled with knockouts or blank spacers and must have no exposed wires.

Oven/ Range : The range and oven should be clean so they do not constitute a fire hazard. Burners must lay flat and all elements must be working properly. All knobs and dials should be on the appliance. Filter screens should be installed in front of fans.

Refrigerator : The rubber gasket around the door should be intact and fit snugly. Loose and/or cracked gaskets must be replaced. The kickplate at the bottom of the refrigerator must be secured properly.

Heating and Plumbing : The heating system must be in working order and provide adequate heat. All heat sources should be clear of furniture, bedding, clothing and other items. Oil, gas and propane furnaces must be safe and professionally serviced at least once every two years. Verification of service must be provided. Plumbing fixtures (sinks, toilets, showers, etc.) should be free of leaks.

Hot Water Heaters : Must have a pressure relief valve and discharge line that extends to within 6 inches of the floor. Discharge tubing must be of the appropriate type of material - either galvanized steel, copper or CPVC piping (not PVC). There should be no exposed wires. In addition, flammable material should not be stored near the hot-water tank.

Flooring : Carpets that are frayed or torn, or vinyl, tile or linoleum that would be a tripping hazard must be replaced or repaired. Exposed carpet tacks or thresholds that are loose must be repaired. Please check and repair floors that have dry rot (commonly found in the bathroom, around the bathtub and toilet).

Smoke Detectors : A smoke detector, with a tester button, must be on each floor of the unit. If a tenant has impaired hearing, a smoke alarm designed for the hearing-impaired must be mounted in the bedroom occupied by that individual.

Ventilation : Inoperable bathroom fans or no ventilation (i.e. window) would result in a fail rating.

Decks, Railings, Steps : Stairways with four or more steps must have a handrail. The handrail must run the length of the stairway and be securely supported. Decks, rails and steps must be free of dry rot and tripping hazards. Railings are required for decks, porches or steps that are more than 30 inches from the ground.

Peeling Paint: HUD requires that a home built prior to 1978 have no deteriorated or peeling paint inside or out if children under the age of six will occupy it.

Take me to an interactive Web site about Section 8 Housing Quality Standards

Mold Notification Requirement

During the 2005 legislative session, the Washington State legislature approved Engrossed Senate Bill (ESB) 5049, which requires landlords to notify their tenants about mold (See especially Section 2 (12)).

The Washington State Department of Health has developed a web page to provide landlords with the materials they need to comply with this new legislation. To assist you in meeting this new state requirement, the Housing Authority is proving you with the following link to Health Department’s webpage about mold notification:  http://www.doh.wa.gov/ehp/ts/IAQ/mold-notification.htm

An HQS inspector measures surface area if paint problems are found.

Lead-Based Paint Regulations

HUD requires that homes built before 1978 and to be occupied by children under the age of six, have no deteriorated or peeling paint inside or out. The Lead-Safe Housing Rule is designed to protect property owners, their employees and their tenants from lead poisoning. To reduce the exposure to young children, current regulations emphasize reducing lead in house dust.

For complete information about HUD's lead-based paint regulations and to learn about training that would make it possible for you to perform some paint repairs on your own, click here. You can also consult a list of firms (pdf) certified by the State of Washington to perform lead-based paint services, including inspection, risk assessment and abatement. KCHA provides a summary here of the rules and how you can eliminate hazards from lead-based paint in your units through stabilization or abatement.

KCHA inspectors visually check interior and exterior painted surfaces, including those in living spaces, stairways, fences and garages. The inspectors will look for any signs of deteriorated paint, such as peeling, chipping, chalking or cracking.

We strongly urge you to regularly inspect your property and remove any defective paint, using the guidelines below, before an HQS inspection. Good maintenance is the easiest way to prevent paint problems from occurring.

If deteriorated paint is found, you must perform "paint stabilization" using "safe work practices." KCHA is committed to making the paint stabilization process, should it be necessary, as easy as possible and will assist in providing information and resources to you at your request.

Paint Stabilization

  • All interior and exterior deteriorated paint must be removed or encapsulated, and where paint is removed, the area must be repainted.

  • Damaged surfaces underneath the paint must also be repaired.

  • A person trained and certified in safe work practices must perform all of the work. This person must have successfully completed the Remodeler's and Renovator's Lead-Based Paint Training Course or Safe Work Practices Training Course approved by HUD. This work also involves the use of specialized equipment, including respirators and vacuum cleaners equipped with high efficiency particle arresting (HEPA) filters.

  • The owner must ensure and certify that paint stabilization was conducted with safe work practices, including occupant protection and work site preparation and cleanup. The site should be sealed off with plastic sheeting during work. The site should be cleaned thoroughly before Section 8 participants occupy it.

  • The unit must pass a clearance examination that includes 1) a visual assessment of the affected area and 2) surface wipe samples of affected rooms, sent to a lab to determine the presence of lead on floors, windowsills and troughs. The Housing Authority will conduct the clearance testing. If the work site was not properly contained, then the entire unit must pass clearance. If the work area was properly sealed off, testing can be conducted just on the work site and area immediately outside the containment.

  • The owner must provide notification to the occupants in writing of the hazard reduction activities and the result of the clearance or any other testing completed on the unit.

  • The owner must conduct ongoing monitoring and maintenance of the unit to prevent lead hazards.

De Minimis Levels: Safe work practices and clearance are not required when maintenance and hazard reduction activities disturb painted surfaces that total less than (a) 20 square feet on exterior surfaces (this is an area about 4 feet 6 inches on each side); (b) 2 square feet in any one room or space (this is a square about 17 inches on each side); or (c) 10 percent of the total surface area on an interior or exterior component with a small surface area such as a window sill or molding.

The Housing Authority may exempt from stabilization requirements defective paint surfaces determined not to be lead-based by a state-certified lead-based paint risk assessor or lead paint inspector.

Lead-Based Paint Resources

For more information about lead-based paint and other regulations, you may contact Carolyn Robinson at the King County Housing Authority -- (206) 214-1307, fax (206) 315-6920 or carolynr@kcha.org. KCHA can provide lists of contractors, persons trained in safe work practices and certified risk assessors at your request.

Other resources for information about lead-based paint regulations are:

HUD's Office of Healthy Homes and Lead Hazard Control. You can e-mail questions to lead_regulations@hud.gov.

National Lead Information Center

National Center for Healthy Housing

Washington Department of Community, Trade and Economic Development Lead-based Paint Information

Environmental Protection Agency