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:
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A contracted monthly assistance payment that is on time and guaranteed. The Housing Authority offers direct deposit for quick and
efficient
payment.
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Stable rent, even if a tenant's income drops, because the Housing Authority's
portion can be increased.
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Minimal paperwork and the freedom for landlords and management to use their own
leases.
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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.
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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:
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Monday |
9 a.m. to 4 p.m. |
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Tuesday |
9 a.m. to 4 p.m. |
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Wednesday |
Closed |
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Thursday |
9 a.m. to 4 p.m. |
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Friday |
9 a.m. to 4 p.m. |
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Saturday |
Closed |
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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.
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An HQS inspector checks an electrical outlet.
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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
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An HQS inspector measures surface area if paint
problems are found.
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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
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All interior and exterior deteriorated paint must be removed or encapsulated,
and where paint is removed, the area must be repainted.
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Damaged surfaces underneath the paint must also be repaired.
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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.
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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.
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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.
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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.
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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