Learn How Section 8 Housing Works in Washington State

How Section 8 Housing Vouchers Work in Washington State

Section 8 is a federal housing program that helps people with lower incomes pay rent. The program gets its name from Section 8 of the Housing Act of 1937. Instead of building housing itself, the government gives money directly to renters, who then use that money toward rent at privately-owned apartments or homes.

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In Washington State, the program operates through local Public Housing Authorities (PHAs). The largest is the Seattle Housing Authority, which serves King County. Other counties have their own housing authorities that manage Section 8 in their areas. When you receive a Section 8 voucher, you get a document that shows landlords you have government support for rent payments.

Here's the basic structure: The housing authority gives you a voucher with a maximum amount they'll pay toward your rent. You find an apartment that meets program standards. Your landlord signs a contract with the housing authority. You pay a portion of rent (usually between 25 and 40 percent of your income), and the housing authority pays the rest directly to the landlord, up to the voucher amount. If you find an apartment that costs more than your voucher covers, you can pay the difference yourself—but you don't have to.

Washington State has about 13 different housing authorities managing Section 8 vouchers across the state. King County (Seattle area) has roughly 10,000 active vouchers. Pierce County (Tacoma area) manages around 2,500. The total number of people using Section 8 in Washington is approximately 25,000 to 30,000 people at any given time.

Practical Takeaway: Section 8 isn't a single program run one way statewide—it's managed locally by housing authorities in each county. Where you live determines which authority handles your voucher and what the specific rules are in your area.

Who Can Receive Section 8 Vouchers in Washington

Section 8 vouchers go to households where the combined income falls at or below 50 percent of the Area Median Income (AMI) for your county. That threshold matters more than a fixed dollar amount because what counts as "low income" changes by location. In King County, the AMI for a family of four is roughly $140,000 annually, so 50 percent AMI would be around $70,000. In a smaller county like Wahkiakum, the AMI is lower, so the income limit is also lower.

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Housing authorities also prioritize certain households. Many give preference to people who are experiencing homelessness, veterans, people fleeing domestic violence, and families with children. Some authorities weight preferences differently than others. Seattle Housing Authority, for example, has specific priority categories that change based on community needs and funding.

You don't need to be a U.S. citizen to receive a voucher, but you do need to have eligible immigration status. This typically means you're a U.S. citizen, permanent resident, or have another visa status that allows work and residency. The housing authority will ask for documentation of your immigration status when you move through the process.

Age matters in specific ways. You must be at least 18 years old to sign a lease, but families with children of any age can receive vouchers. Some housing authorities have programs specifically for people over 62 or people with disabilities, though these aren't required by the federal program.

Previous criminal history doesn't automatically disqualify you, but housing authorities have some flexibility in their policies. Violent crimes, drug manufacturing, and sex offenses typically result in permanent bars. Other convictions may be evaluated case-by-case. Each housing authority has its own criminal history policy published in their administrative plan.

You also can't owe money to a previous landlord or housing authority. If you were evicted for non-payment or lease violations at a subsidized property, you'll likely be turned down. This rule exists across all housing authorities in Washington.

Practical Takeaway: Being at 50% AMI or below is necessary, but housing authorities prioritize people in specific situations—homelessness, veteran status, and family structure matter as much as income in many cases.

The Waiting List Process and Timeline in Washington

Most housing authorities in Washington maintain waiting lists for Section 8 vouchers. These lists aren't always open. A housing authority might close its list when too many people are waiting, then reopen it periodically. When you hear a waiting list is "open," that's your window to get your name added. If the list is closed, you're out of luck until it reopens—which might be months or years away.

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Waiting times vary dramatically across the state. In Seattle (King County), the waiting list had roughly 11,000 people in 2023, with average wait times between 2 and 5 years, depending on your priority category. In smaller counties, wait times might be shorter. Some rural counties have minimal waiting lists because fewer people apply and some vouchers go unused.

Once your name is on the list, the housing authority ranks applicants by priority. If you're in a priority category—like homeless status or veteran status—you move ahead of people in general categories. When a voucher becomes available, the authority calls people from the top of the appropriate priority group. Some authorities use lottery systems within priority groups rather than strict chronological ordering.

When the housing authority contacts you (usually by phone or mail), you typically have 10 to 30 days to respond, depending on the authority's rules. If you don't respond within that window, your name goes to the back of the list or you're removed entirely. The housing authority will then move on to the next person. This is why keeping your contact information current and checking your mail matters—you might have only one chance to respond.

After you respond and are called, you enter "briefing"—an orientation session where staff explain how the voucher works, your responsibilities, what your income will require you to pay, and how to search for housing. Some authorities do this in-person; others now offer virtual briefings. Briefing typically takes 1 to 3 hours.

Once you complete briefing, you receive your actual voucher—a form that lasts 60 to 120 days, depending on the authority. This is your active search period. You have that amount of time to find a suitable apartment and get the landlord to sign the lease with the housing authority.

Practical Takeaway: Getting a voucher involves waiting on a list, responding quickly when called, attending briefing, and then having a limited window to find housing. Missing any step can send you backward or remove you from consideration.

Finding Housing and Working With Landlords

Once you have a voucher in hand, finding housing is your responsibility, not the housing authority's. You look at apartments the same way anyone else does—online rental sites, newspapers, word of mouth, or driving around neighborhoods. The difference is that your apartment has to meet Section 8 standards and the rent can't exceed your voucher amount (though you can contribute extra yourself).

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Section 8 apartments must pass a Housing Quality Standards (HQS) inspection before you can move in. This inspection checks that the unit is safe, sanitary, and in decent condition. Items inspected include: working plumbing and electrical systems, functioning heat, no peeling paint or mold, proper exits, adequate lighting, and working appliances. The inspection also verifies square footage requirements—a studio needs at least 200 square feet; a one-bedroom needs at least 300 square feet.

Not all landlords accept Section 8 vouchers. Some avoid the program because they don't want government involvement, dislike the inspection process, or have had bad experiences with tenants. In Washington State's tight rental market, landlord resistance is real. A 2022 survey found that roughly 30 to 40 percent of landlords in the Seattle area refuse Section 8. Rural areas sometimes have the opposite problem—so few renters exist that landlords may be more flexible about accepting vouchers.

When you find an apartment you want, you must tell the landlord you have a Section 8 voucher. The landlord can refuse to rent to you because of the voucher—Washington State law allows this discrimination (though some cities like Seattle have local rules that limit it). If the landlord agrees, they contact the housing authority to start paperwork. The housing authority then schedules an HQS inspection.