Last updated 2026-07-09
TL;DR
King County Housing Authority (KCHA) runs roughly 19,000 Housing Choice Vouchers across suburban King County, Washington. The waitlist opens rarely and pulls tens of thousands of applicants when it does. Voucher holders pay 30 to 40% of income toward rent; KCHA pays the rest straight to landlords. This guide covers eligibility, waitlist strategy, payment standards, landlord requirements, and porting a voucher in or out.
What is King County Housing Authority and who does it serve?
King County Housing Authority (KCHA) is a public housing authority created under Washington State law (RCW Chapter 35.82) that covers the suburban cities and unincorporated areas of King County [9]. It does not cover the city of Seattle. Seattle has its own agency, the Seattle Housing Authority (SHA). If your address is in Seattle proper, KCHA is not your agency.
KCHA is one of the largest PHAs in the Pacific Northwest. As of its most recent annual report, it assists more than 19,000 households through the Housing Choice Voucher program, also called Section 8, plus several thousand more through project-based and public housing units [1]. Its territory takes in Bellevue, Redmond, Renton, Kent, Auburn, Burien, Federal Way, and dozens of smaller communities.
The authority also owns and manages affordable apartment communities and runs special voucher programs for veterans (VASH), people experiencing homelessness, and people with disabilities. The center of its work, though, is the tenant-based Housing Choice Voucher: a subsidy that travels with the family, not the apartment.
What are the income limits to qualify for KCHA?
KCHA uses HUD-published income limits for the Seattle-Bellevue, WA HUD Metro FMR Area. These limits change every year, usually in the spring. For fiscal year 2024, the two numbers that matter most are Very Low Income (50% of Area Median Income) and Extremely Low Income (30% of AMI), because federal law (42 U.S.C. § 1437f) requires at least 75% of new vouchers go to extremely low-income households [2].
Here are the 2024 income limits for the Seattle-Bellevue area by household size [2]:
| Household Size | Extremely Low (30% AMI) | Very Low (50% AMI) | Low (80% AMI) |
|---|---|---|---|
| 1 person | $31,500 | $52,500 | $84,000 |
| 2 people | $36,000 | $60,000 | $96,000 |
| 3 people | $40,500 | $67,500 | $108,000 |
| 4 people | $44,950 | $74,950 | $119,900 |
| 5 people | $48,550 | $80,950 | $129,500 |
| 6 people | $52,150 | $86,950 | $139,100 |
These are gross annual income figures. Income includes wages, Social Security, child support, and most other regular cash income. The limits look high by national standards because King County median incomes are high. So are the rents, which is exactly why demand for vouchers runs so hot.
Citizenship or eligible immigration status is required under 24 CFR Part 5, Subpart E [3]. KCHA uses a "mixed family" rule: households where some members have eligible status and others do not can still get pro-rated assistance.
Is the KCHA waitlist open right now, and how do I get on it?
This is the hardest question to answer, because KCHA's waitlist sits closed most of the time. When it opens, it's usually for a limited window, sometimes as short as a few days, and it draws a flood of applications. The last time KCHA opened its main HCV waitlist it took in more applications than it could work through in years [4]. Nobody can promise you when it opens again.
Check the current status at kcha.org. KCHA also posts openings on the Washington 211 system and through local social service agencies. Set up alerts if you can. Openings often get announced with almost no lead time.
When the list does open, applications go through KCHA's applicant portal online. The process asks for:
- Basic household composition (names, dates of birth, relationships)
- Gross annual income for everyone in the household
- Social Security numbers or documentation of eligible immigration status
- A mailing address (a shelter or service provider address works if you're unhoused)
After you submit, you get a confirmation number. Keep that number. KCHA sorts applicants by lottery or by date-and-time order depending on the opening rules, then works down the list as vouchers free up. Wait times in King County have run three to seven years or longer even after you land on the list [4].
Already on another PHA's list? Stay on it. Check open Section 8 waiting lists now and then for other regional openings. Plenty of people apply to KCHA, SHA, the Housing Authority of Snohomish County, and Tacoma Housing Authority at the same time to widen their odds.
How does KCHA decide how much rent it will pay?
KCHA uses Payment Standards, which cap the monthly subsidy the authority will pay for a given unit size. Payment Standards are set as a percentage of HUD's Fair Market Rents (FMRs) for the area. Under 24 CFR 982.503, PHAs can set payment standards between 90% and 110% of FMR without HUD approval, and can go higher with approval [3].
King County rents run high enough that KCHA has historically gotten approval to set payment standards above 110% of FMR in many bedroom categories. KCHA also uses a zip-code-based Small Area Fair Market Rent (SAFMR) structure, which means the payment standard shifts by where you rent, more than by bedroom size [5]. A voucher household renting in Bellevue gets a higher payment standard than one renting in a cheaper zip code within King County.
Here's the basic math. KCHA sets the Total Tenant Payment (TTP) as the highest of three numbers: 30% of adjusted monthly income, 10% of gross monthly income, or the welfare rent (if it applies). The family pays the TTP to the landlord. KCHA pays the gap between the TTP and the gross rent (rent plus utilities), up to the payment standard. If rent tops the payment standard, the family can cover the difference, but KCHA caps how far above the payment standard a family can stretch at initial lease-up.
For current payment standards, go straight to kcha.org/landlords. They update these figures at least once a year and sometimes more. Pulling an old table off a third-party website is a real mistake, especially in a market where rents have moved this fast.
What do landlords need to do to accept a KCHA voucher?
Renting to a KCHA voucher holder is a specific business process, more than a standard rental. Here's what it actually takes.
First, the unit has to pass a Housing Quality Standards (HQS) inspection. HQS is the federal baseline defined in 24 CFR 982.401 [3]. The inspection checks working smoke detectors, adequate heat, no peeling lead paint (in pre-1978 housing), functional plumbing, and structurally safe conditions. KCHA inspectors look for health and safety problems, not cosmetic ones. A unit that's dated but safe will pass. A unit with a broken furnace won't.
Second, the rent has to be reasonable. KCHA runs a rent reasonableness comparison against rents for similar unassisted units nearby. If your asking rent sits well above comparable market rents, KCHA can decline to approve it even when the tenant wants the unit.
Third, you sign a Housing Assistance Payments (HAP) contract with KCHA. This is a separate agreement from your lease with the tenant. The HAP contract governs your relationship with KCHA and spells out when and how you get paid, what triggers a payment suspension, and how to end the contract.
KCHA pays landlords by direct deposit, usually around the first of the month. Payments are generally reliable. The risks landlords worry about are the initial inspection delay (two to four weeks from unit approval request to completed inspection in a busy market) and abatement of payments if the unit develops HQS violations the landlord doesn't fix fast.
Washington State has a source-of-income anti-discrimination law (RCW 49.60.030) that bars landlords in King County from refusing to rent to someone solely because they hold a voucher [6]. The Washington State Human Rights Commission enforces it. In plain terms, a landlord who wants to decline a voucher needs legal advice before doing so.
For landlords new to the program, VoucherReady's landlord kit walks through the HAP contract, inspection checklist, and rent reasonableness form in plain language. If you're weighing your first voucher, start there before you call KCHA.
What does a KCHA housing inspection look at?
KCHA runs HQS inspections before a new lease starts and then annually (or every two years for units with a clean track record). The federal HQS checklist under 24 CFR 982.401 covers 13 performance requirement areas [3]:
1. Sanitary facilities (working toilet, tub or shower, hot and cold running water) 2. Food preparation and refuse disposal (functioning stove or range, refrigerator, kitchen sink) 3. Space and security (adequate sleeping space, lockable doors and windows) 4. Thermal environment (adequate heat, no evidence of lead-based paint hazards in pre-1978 units) 5. Illumination and electricity (adequate electrical outlets, no exposed wiring) 6. Structure and materials (no serious deficiencies like holes in a roof or broken stairs) 7. Interior air quality (no carbon monoxide hazard, proper venting of gas appliances) 8. Water supply (safe drinking water connected to an approved system) 9. Lead-based paint (visual assessment for units built before 1978) 10. Access (unit reachable without passing through another unit) 11. Site and neighborhood (no serious threats to health or safety) 12. Sanitary condition (no evidence of pest infestation) 13. Smoke detectors (working detectors on each level and in sleeping areas)
A failed inspection doesn't kill the deal automatically. If the deficiencies are minor, the landlord usually gets a window to fix them and request a re-inspection. If a deficiency is life-threatening (no heat in winter, say), KCHA can require immediate correction or abate payments within 24 hours.
Landlords should walk the unit before scheduling the inspection with the HQS checklist in hand. Most first-inspection fails are things you could catch yourself: a dead smoke detector battery, a broken window lock, a dripping water heater pressure relief valve.
Can I move with my KCHA voucher to another city or state?
Yes. This is called portability, and it's a right under 24 CFR 982.353 [3]. Once you've been on your current lease for at least 12 months (or the full initial lease term, whichever is shorter), you can request to move with your voucher.
Porting within King County but outside Seattle is simple: you stay with KCHA. Porting from KCHA to Seattle Housing Authority, or to a PHA in another state, means KCHA sends your paperwork to the receiving PHA. That receiving PHA can absorb your voucher into their program or keep billing KCHA, depending on their preferences and funding.
Porting in from another state to King County? KCHA is the receiving PHA for suburban King County. You contact your current (sending) PHA and tell them you want to port to King County. They send your file; KCHA takes over from there. Payment standards in King County run higher than most of the country, so porting in rarely creates a rent burden problem. Porting out to a cheaper market can mean your voucher buys you a lot more space.
The moving and porting guide has the full step-by-step. One practical note: put your port request to KCHA in writing, track the confirmation, and give yourself 60 to 90 days before your desired move date. The paperwork chain between agencies moves slowly.
How does KCHA compare to other housing authorities in the region?
People mix up KCHA with SHA all the time, or wonder which agency covers their address. Here's a fast comparison of the main regional PHAs:
| Agency | Jurisdiction | Approx. HCV Households Served | Notes |
|---|---|---|---|
| King County Housing Authority (KCHA) | Suburban King County | ~19,000 [1] | Uses SAFMRs; one of the larger PHAs in WA |
| Seattle Housing Authority (SHA) | City of Seattle | ~10,000+ | Separate agency; check sha.org |
| Housing Authority of Snohomish County (HASCO) | Snohomish County | ~4,000 | Check hasco.org |
| Tacoma Housing Authority (THA) | City of Tacoma | ~5,000 | Check tacomahousing.org |
| Pierce County Housing Authority | Pierce County | ~2,500 | Check piercecountyha.org |
For national comparisons: PHAs like Delaware County Housing Authority in Pennsylvania operate under the same federal framework (24 CFR Part 982), which means the basic voucher structure, HQS inspection standards, and portability rights match everywhere in the country [3]. What changes by location is the payment standards, the local anti-discrimination law, and the waitlist length. KCHA's payment standards rank among the highest in the country because King County is among the most expensive rental markets in the country.
The federal program's rules come from HUD, which you can find at hud.gov. The local implementation is KCHA's job.
What special voucher programs does KCHA offer beyond standard Section 8?
KCHA runs several targeted programs on top of its main HCV program:
Veterans Affairs Supportive Housing (VASH): Vouchers paired with VA case management for homeless veterans. Referrals come through the VA medical center in Seattle, not through KCHA directly. If you're a veteran experiencing homelessness, your entry point is the VA, not the KCHA website.
Nonelderly Disabled (NED) vouchers: A set-aside for non-elderly people with disabilities. Availability depends on HUD allocations to KCHA in a given year.
Family Unification Program (FUP): Vouchers for families in child welfare systems where housing instability blocks family reunification. Referrals come through DCYF (Washington's child and family services agency).
Homeless preference: KCHA's regular HCV waitlist includes a preference for people experiencing homelessness, which moves applicants up the queue. Documentation from a shelter or outreach program is required.
Project-based vouchers: KCHA attaches some vouchers to specific affordable housing properties it owns or partners with. These don't travel with you if you move, but they can be an alternate path to subsidized housing while you wait for a tenant-based voucher. KCHA lists available project-based units on its website.
For seniors specifically, low income senior housing options in King County include both KCHA-managed properties and units developed using the low income housing tax credit program.
What are my rights as a KCHA voucher holder?
Your core rights come from federal law and KCHA's Administrative Plan, which KCHA has to post publicly under 24 CFR 982.54 [3].
You have the right to: rent anywhere in KCHA's jurisdiction where the landlord agrees and the unit passes inspection; port your voucher to another jurisdiction after your initial lease; request an informal hearing if KCHA denies, reduces, or terminates your assistance; and get notice of any changes to your subsidy amount with enough lead time to respond.
King County also has strong local tenant protections beyond federal law. The county's Just Cause Eviction ordinance (effective 2021) limits the reasons a landlord can evict tenants in unincorporated King County. Several incorporated cities within KCHA's jurisdiction (Burien, Renton, and Kenmore among them) run their own tenant protection ordinances too [6].
If a landlord retaliates against you for asserting your rights, or discriminates based on your voucher status, source of income, race, national origin, or disability, you can file a complaint with the Washington State Human Rights Commission or HUD's Office of Fair Housing and Equal Opportunity (FHEO).
KCHA's Administrative Plan is public. Read it. It spells out exactly how KCHA makes decisions on everything from income calculations to lease violations. Think KCHA botched your rent share? The Administrative Plan is where you start building your case for a hearing.
Tenants who want to track their rights more broadly should look at the rental assistance resources through Washington 211 and the King County Bar Association's Housing Justice Project, which offers free legal help on housing matters.
How does the annual recertification process work at KCHA?
Every year (or every two years for some households), KCHA recertifies your eligibility and recalculates your rent share. This is the Annual Reexamination, governed by 24 CFR 982.516 [3].
KCHA sends you a packet several months before your anniversary date. You report current income for everyone in the household, any changes in household composition (people moving in, people moving out), and any changes in assets. Miss the deadline and you can lose your assistance.
Income up, rent share up. Income down, rent share down. Someone left the household? Your voucher bedroom size may get recalculated. These adjustments kick in at the next lease anniversary, not immediately.
Interim recertifications: if your income drops by 10% or more mid-year, or you lose a job, you can request an interim recertification right away instead of waiting for your annual date. This matters a lot in low-income households where a job loss lands as a severe shock. KCHA processes interim recerts and adjusts your rent share going forward from the date it verifies the change.
Be prompt, be accurate, keep copies of everything you submit. Recertification errors are one of the most common reasons families end up in hearings with KCHA.
What resources does KCHA offer if I'm in danger of losing my voucher?
KCHA can terminate assistance for several reasons: serious lease violations, drug-related criminal activity, failure to recertify, or owing money to KCHA or another PHA. Before termination, you have the right to an informal hearing under 24 CFR 982.555 [3].
Request the hearing in writing, within the time limit stated in your termination notice (usually 10 to 14 days). At the hearing you can present evidence, have someone speak for you (an attorney included), and challenge KCHA's determination.
If your landlord isn't renewing your lease for reasons unrelated to your conduct, KCHA will issue you a new search voucher with a fresh search period. The search period is the time you have to find a new unit, usually 60 to 120 days, and KCHA has some discretion to extend it if you've made good-faith efforts.
For emergency help, King County 211 connects residents to emergency rental assistance programs separate from the Section 8 program. These can cover short gaps while a recertification error gets corrected or while you're searching for a new unit.
VoucherReady has a tool that checks open waitlists in your area fast, which helps if you're trying to get on additional lists while your current situation stabilizes.
Frequently asked questions
Where is the King County Housing Authority office located?
KCHA's headquarters is at 700 Andover Park West in Tukwila, Washington 98188. There's also a Bellevue office. For most transactions, including recertifications, scheduling inspections, and portability requests, KCHA now prefers online or phone contact over walk-in visits. Check kcha.org for current hours and whether in-person appointments are available.
Does KCHA cover Seattle?
No. The City of Seattle is served by the Seattle Housing Authority (SHA), a separate agency. KCHA covers the suburban cities and unincorporated areas of King County: Bellevue, Renton, Kent, Auburn, Federal Way, Burien, Redmond, Kirkland, and more. If your address is in Seattle, go to sha.org, not kcha.org.
How long is the KCHA Section 8 waitlist?
KCHA hasn't published a current average wait time, but historical data and applicant reports point to waits of three to seven years or more from the time you land on the list to when you get a voucher. The list is also closed most of the time, so the wait just to get on it is indefinite. Apply to every PHA in the region at once.
Can I use a KCHA voucher to rent a house, more than an apartment?
Yes. Housing Choice Vouchers work for single-family homes, townhouses, condos, duplexes, and apartments, as long as the unit passes HQS inspection, the rent is reasonable, and the landlord agrees to participate. The bedroom size on your voucher sets the maximum unit size KCHA will subsidize, but you can always rent smaller.
What happens during a KCHA HQS inspection if the landlord doesn't fix the problems?
If a landlord fails to correct HQS violations within KCHA's required timeframe, KCHA abates (suspends) housing assistance payments. The family can stay in the unit during abatement, but the landlord gets no subsidy until repairs are done and a re-inspection passes. If abatement drags on too long, KCHA can terminate the HAP contract.
What is KCHA's payment standard for a two-bedroom unit?
KCHA uses Small Area Fair Market Rents, so the two-bedroom payment standard varies by zip code. Payment standards update at least annually. For current figures, go to kcha.org/landlords. As a rough reference, King County's HUD-published two-bedroom Fair Market Rent for 2024 was $2,298, and KCHA's payment standards often sit above that benchmark in higher-cost zip codes [8].
Can a landlord refuse to rent to someone with a KCHA voucher?
Not on the basis of the voucher itself. Washington State's Law Against Discrimination (RCW 49.60.030) prohibits source-of-income discrimination, which makes refusing to rent to someone because they use a housing subsidy illegal. Landlords can still screen for credit, rental history, and income (beyond the voucher), but declining solely over the voucher is a fair housing violation.
How do I port my voucher from another state to King County?
Contact your current (sending) PHA and tell them you want to port to King County, Washington. They'll reach out to KCHA, which acts as the receiving PHA for suburban King County. Give yourself 60 to 90 days. You'll need to meet KCHA's current payment standards and find a unit that passes HQS inspection. The federal portability rules are in 24 CFR 982.353.
Does KCHA have special programs for veterans?
Yes. KCHA administers HUD-VASH (Veterans Affairs Supportive Housing) vouchers, which combine rental assistance with VA case management for homeless veterans. Referrals come through the VA Puget Sound Health Care System, not through KCHA directly. If you're a veteran experiencing homelessness, contact the VA first. KCHA coordinates with the VA from there.
What is the difference between a tenant-based and project-based voucher at KCHA?
A tenant-based voucher travels with you. You can move at lease end and bring the subsidy to a new unit anywhere in KCHA's jurisdiction (or port it). A project-based voucher is attached to a specific apartment. If you leave that unit, you lose the subsidy unless you're offered a tenant-based voucher after living in the project-based unit for at least a year, which federal rules allow under 24 CFR 983.261.
How does KCHA calculate my share of the rent?
KCHA sets your Total Tenant Payment (TTP) as the highest of 30% of adjusted monthly income, 10% of gross monthly income, or the applicable welfare rent. Your adjusted income is gross income minus allowable deductions (dependent deduction, elderly/disabled deduction, medical expenses, childcare). The gap between your TTP and the approved gross rent is what KCHA pays the landlord, up to the payment standard.
Can I buy a house with a KCHA voucher?
Possibly. KCHA has run a Homeownership Voucher program for eligible families. Participants must meet employment and first-time homebuyer requirements under 24 CFR 982.625. Not all PHAs run this program at all times, and it depends on HUD funding and KCHA's current Administrative Plan. Contact KCHA directly to ask whether the homeownership option is available right now.
What should I do if KCHA reduces my voucher subsidy and I think it's a mistake?
Request an informal hearing in writing within the deadline in your notice, usually 10 to 14 days. Gather documentation: pay stubs, bank statements, any letters you submitted during recertification. At the hearing you can present your case, bring a representative, and challenge KCHA's income or deduction calculations. The process is governed by 24 CFR 982.555.
How is KCHA different from a Delaware County Housing Authority or other PHAs in other states?
Every housing authority in the country runs under the same federal framework: HUD rules, 24 CFR Part 982, and the Housing Choice Voucher program. What differs is local: payment standards, waiting list length, Administrative Plan rules, and state tenant protection laws. KCHA's payment standards rank among the highest nationally because King County rents rank among the highest nationally. The inspection checklist and portability rights are identical to what you'd find at Delaware County Housing Authority or any other PHA.
Sources
- King County Housing Authority, Annual Report and Agency Overview: KCHA assists more than 19,000 households through the Housing Choice Voucher program
- HUD.gov, FY2024 Income Limits Documentation System: FY2024 income limits for Seattle-Bellevue HUD Metro FMR Area by household size
- Code of Federal Regulations, 24 CFR Part 982 (Housing Choice Voucher Program): Federal rules governing voucher eligibility, payment standards, HQS inspections, portability, informal hearings, and annual reexaminations
- King County Housing Authority, Waitlist Information Page: KCHA waitlist opens rarely and historically has drawn more applicants than vouchers available; wait times of multiple years
- HUD Office of Policy Development and Research, Small Area Fair Market Rents: KCHA uses a zip-code-based Small Area Fair Market Rent structure that varies payment standards by location
- Washington State Legislature, RCW 49.60.030 (Law Against Discrimination): Washington State prohibits source-of-income discrimination, including refusal to rent to voucher holders
- U.S. Code, 42 U.S.C. § 1437f (Section 8 of the Housing Act of 1937): Federal law requires at least 75% of new vouchers each year go to extremely low-income households
- HUD.gov, Fair Market Rents FY2024 for Seattle-Bellevue, WA: HUD published two-bedroom FMR for King County at $2,298 for FY2024
- Washington State Legislature, RCW Chapter 35.82 (Housing Authorities Law): KCHA was created under Washington State law governing public housing authorities