Last updated 2026-07-09
TL;DR
The Low Income Housing Institute (LIHI) is a Seattle nonprofit that builds and runs affordable housing across Washington State: permanent supportive housing, tiny-house villages, and Section 8-assisted apartments. LIHI does not issue Housing Choice Vouchers. Those come from your local Public Housing Authority. Apply for low income housing through LIHI's property waitlists, and apply for a voucher through your PHA separately.
What is the Low Income Housing Institute?
The Low Income Housing Institute, usually shortened to LIHI, is a Seattle nonprofit housing developer founded in 1991. It builds, owns, and manages affordable rental housing for people with very low incomes, including people experiencing homelessness, people with disabilities, and families priced out of the private market. LIHI is not a government agency and does not run the Section 8 Housing Choice Voucher program. It works alongside government programs. It doesn't replace them.[1]
As of the mid-2020s, LIHI manages more than 60 properties and roughly 2,500 housing units across Seattle, King County, and several other Washington counties.[1] Many of those buildings use federal money like the Low Income Housing Tax Credit (LIHTC), HUD project-based rental assistance contracts, and HOME Investment Partnerships funds. Some units are set aside for households that already hold a Housing Choice Voucher. Others have rents fixed by the LIHTC formula whether or not a tenant has a voucher.
LIHI is also one of the more visible operators of tiny-house villages in the country. It has run sanctioned encampments and transitional tiny-home communities in Seattle since 2016, meant as a stepping stone to permanent housing for people leaving homelessness.[1] That program draws the press coverage. The core of LIHI's work is the permanent, deed-restricted apartment buildings that rarely make the news.
Does LIHI issue housing vouchers?
No. LIHI does not issue Section 8 or any other portable housing voucher. If you want a Housing Choice Voucher, you apply to your local housing authority, not to LIHI.
Here is why people mix this up. Some LIHI properties accept tenants who already have vouchers, and a share of LIHI units carry HUD Project-Based Vouchers (PBVs) attached to specific apartments rather than to the tenant. Move into a PBV unit at an LIHI property and the subsidy stays with the unit. After living there 12 months, you can request a regular tenant-based voucher, which lets you move the assistance to a different unit if you want.[2]
So: if you want portable rental assistance, get on a PHA waitlist. If you want an affordable LIHI apartment regardless of whether you hold a voucher, apply directly to LIHI's properties.
How do I get a voucher for low income housing?
Getting a Housing Choice Voucher takes two steps: find an open waitlist, then wait your turn. Most waitlists are closed most of the year, so timing matters more than anything else.
Step 1 is finding a PHA that is actually accepting applications. HUD's website lists PHAs by state, and many post their waitlist status online.[3] You can also check open Section 8 waiting lists that are taking applicants right now.
Step 2 is meeting the income and eligibility rules. To qualify, your household income generally can't exceed 50 percent of the Area Median Income (AMI) for your county, and federal law requires PHAs to give 75 percent of new vouchers to households at or below 30 percent of AMI.[4] HUD updates AMI limits every year. For a family of four in Seattle's metro area in 2024, 50 percent of AMI was about $64,900 and 30 percent was about $38,950, though these numbers move annually.[5]
Once you're on a list, the typical wait in high-cost cities runs two to eight years. Nobody has clean national data on this. The closest benchmark is HUD's research showing median waits around 2.5 years across large PHAs, with five years or more common in expensive coastal markets.[6] After your name comes up, the PHA verifies your income, citizenship or eligible immigration status, and rental history, then issues the voucher with a time limit, often 60 to 120 days, to find a unit and clear the landlord and inspection process.[4]
Do you need a voucher for low income housing?
No. A voucher is one path to affordable housing. It is not the only one, and it is far from the fastest.
Tax-credit properties like LIHI's LIHTC buildings charge below-market rents to anyone who qualifies by income, no voucher required. If your income falls below the property's threshold (usually 50 or 60 percent of AMI, set when the building was financed), you apply and rent normally. The rent is discounted because the developer got a federal tax credit in exchange for keeping rents affordable for at least 30 years.[7]
Public housing is another route. PHAs own and manage apartment buildings where rent is capped at 30 percent of your adjusted monthly income. You apply to the PHA directly, and public housing runs a separate waitlist from the voucher program.[3]
Emergency housing, transitional housing, and rapid rehousing programs offer short-term help for people experiencing homelessness. These don't require a voucher and are often faster to reach. LIHI runs several of these in Washington.
My practical advice: chase every path at once. Apply for a voucher at your PHA, apply to any LIHTC properties whose rents you can cover without a subsidy, and call local nonprofits about emergency resources. Nothing penalizes you for being on multiple waitlists.
How do you apply for low income housing at LIHI?
LIHI's application runs property by property, not through one central portal. Each building keeps its own waitlist that opens when vacancies are expected. Here is how it generally goes.[1]
First, check LIHI's website for open waitlists. When one is open, you fill out a preliminary application, sometimes called a pre-application or interest form, with basic details: household size, income, any special needs like accessibility requirements, and whether you hold a voucher. LIHI may take these by mail, in person, or online depending on the property.
Second, LIHI places you on a ranked waitlist. Priority categories usually include people experiencing homelessness, people with disabilities, veterans, and households at the lowest income tiers. Within a priority group, order often comes down to a lottery or a date stamp.
Third, when your name gets close to the top, LIHI contacts you for a full application. At that point you provide income documentation (tax returns, pay stubs, Social Security award letters), references, and rental history. LIHI runs a background check. Criminal history policies vary by property and must follow HUD's 2016 guidance discouraging blanket bans on applicants with records.[8]
Fourth, if approved, you sign a lease and pay a security deposit. Rents at LIHTC properties follow a formula. At a 60 percent AMI property in the Seattle area in 2024, the rent cap for a two-bedroom was roughly $1,735 per month before utilities, based on HUD's published limits.[5] That's well below market, but it isn't free. Make sure the rent fits your budget, especially if you don't have a voucher to close the gap.
If you have a Housing Choice Voucher, say so when you apply. Properties with PBV units or that accept tenant-based vouchers will coordinate with your PHA on rent and the inspection timeline.
How do I apply for low income housing if I'm not in Washington State?
LIHI operates only in Washington. If you're elsewhere, work with your local housing authority and local nonprofit developers.
The method is the same nationwide: find PHAs and nonprofit developers in your area, check for open waitlists, and apply to each program you qualify for. HUD's resource locator at HUD.gov lets you search by zip code for PHAs, local HUD offices, and nearby housing counseling agencies.[3]
For tenant-based vouchers, your local PHA is the only place to apply. PHAs are county or city agencies, and there are about 3,300 across the country.[4] Some states, including Washington and Oregon, also run a State Housing Finance Agency with additional affordable housing programs. The National Council of State Housing Agencies (NCSHA) keeps a directory of those agencies.[11]
For LIHTC properties, the National Housing Preservation Database is a free tool listing federally assisted properties by address, including which ones still carry affordability restrictions. Search your county and contact the management companies directly.
VoucherReady's housing authority directory can also point you to the right PHA contact if you're not sure where to start.
What kinds of housing does LIHI actually offer?
LIHI's portfolio breaks into a few program types, each with a different target population and application path.
Permanent supportive housing (PSH): Apartments bundled with on-site support services, usually case management, mental health coordination, and substance use support. They target people who have lived through long-term or repeated homelessness, often with a disabling condition. Referrals mostly come through Seattle's Coordinated Entry System, not a direct application to LIHI.[1]
Affordable multifamily apartments: Standard rental units with rents restricted by LIHTC, HOME, or other financing. Income limits vary by building but usually run 30 to 60 percent of AMI. These are the units you apply to directly on LIHI's waitlist.
Tiny-house villages: LIHI manages several sanctioned tiny-house communities in Seattle. These are transitional, not permanent, and referrals generally come through the city's homelessness response system rather than a public waitlist.
Commercial and community space: A smaller slice of LIHI's work involves community facilities attached to housing. This doesn't affect the housing application process.
Most LIHI residents pay no more than 30 percent of their income toward rent because the buildings carry some form of subsidy. The exact rule depends on the funding source for each property. HUD's affordability standard, codified in 42 U.S.C. 1437a, sets that 30 percent mark for federally assisted housing.[9]
How does LIHI's housing compare to a standard Section 8 voucher?
These are different tools for different problems. Here is a side-by-side.
| Feature | LIHI property (LIHTC) | Housing Choice Voucher (Section 8) |
|---|---|---|
| Who issues it | LIHI (private nonprofit) | Local PHA (government) |
| Portability | None (tied to the unit) | Yes (use at any approved unit) |
| Rent formula | Fixed % of AMI, set by financing | 30% of income; PHA pays the rest up to payment standard |
| Landlord choice | Only LIHI properties | Any willing landlord meeting HQS |
| Typical waitlist | Varies by property, often 1-3 years | 2-8+ years in major cities |
| Services included | Varies; PSH units include case management | No services bundled |
| Background check | Yes, property by property | Yes, PHA conducts one |
For someone in a homelessness or mental health crisis, LIHI's PSH units with bundled services can be faster and more stable than a voucher, which makes you find your own landlord willing to pass inspection. For someone stably housed but paying too much, a voucher gives more freedom over where you live. Apply for both at once. That's what most advocates recommend, and it costs you nothing.
The housing section 8 program page covers how vouchers work once you have one.
What are LIHI's income limits and who qualifies?
Income limits at LIHI properties depend on the funding source for each building. The common thresholds are 30, 50, and 60 percent of the Area Median Income for the metro area where the property sits. HUD publishes these limits each year, usually in April, in its Income Limits tables.[5]
For the Seattle-Bellevue-Everett metro area in 2024:
| Household size | 30% AMI | 50% AMI | 60% AMI |
|---|---|---|---|
| 1 person | $27,300 | $45,500 | $54,600 |
| 2 people | $31,200 | $52,000 | $62,400 |
| 3 people | $35,100 | $58,500 | $70,200 |
| 4 people | $38,950 | $64,900 | $77,880 |
Source: HUD FY2024 Income Limits, Seattle-Bellevue-Everett HUD Metro FMR Area.[5]
Each LIHI property lists the AMI tier it uses. Some mixed-income buildings have units at more than one tier. Your gross annual income has to sit at or below the threshold for the unit you want, and the property verifies this at the full-application stage using tax returns and benefit letters.
Permanent supportive housing units often target the lowest incomes, 0 to 30 percent AMI, and may add eligibility rules tied to disability or homelessness history. Contact LIHI or the referring agency for those specifics.
Can a landlord partner with LIHI or accept vouchers at their property?
LIHI is a developer and manager, not a voucher-issuing agency, so landlords don't partner with LIHI to accept vouchers. They work with their local PHA.
If you're a private landlord thinking about accepting Housing Choice Vouchers at a property you already own, contact the PHA that covers your area and list your unit through their system or through a platform like Go Section 8. Your unit has to pass a Housing Quality Standards (HQS) inspection before a voucher tenant can move in, per 24 CFR 982.401.[10]
If you're a developer interested in building or rehabbing affordable housing, LIHI's model runs through the Washington State Housing Finance Commission for LIHTC allocations, local jurisdictions for HOME or CDBG funds, and PHAs to attach Project-Based Vouchers to specific units.[11] That's a years-long process that needs real development experience. The Washington State Housing Finance Commission's website is the place to start for developers in the state.
For landlords just weighing whether to accept vouchers, VoucherReady's landlord kit walks through the inspection checklist, rent determination, and the HAP contract process in detail.
How to find low income housing near you beyond LIHI
LIHI serves Washington State. For everyone else, here is where to look.
HUD's affordable apartment search at HUD.gov finds HUD-assisted properties by address. These include Project-Based Section 8 properties, public housing, and other federally funded buildings.[3] You apply to the management company or PHA that runs each one.
211 (dial 211 or visit 211.org) connects you with local social services, including housing programs. It covers all 50 states and is often the fastest way to learn what's open in your county.
Your state's Housing Finance Agency (HFA) usually keeps a list of LIHTC properties online. The NCSHA directory at ncsha.org lists every state's HFA.[11]
Local Community Action Agencies, funded by the federal Community Services Block Grant, often know which waitlists are opening before they're widely announced and can help you apply. Find yours through the Community Action Partnership's directory.
For HUD housing options, including elderly-specific properties, HUD's program pages at HUD.gov are a free resource. For low income senior housing specifically, HUD's Section 202 program funds housing for people 62 and older, and those properties keep their own waitlists separate from family housing.[12]
The section 8 houses for rent search tools help once you already have a voucher in hand.
Frequently asked questions
How do I get a voucher for low income housing?
Apply to the Public Housing Authority (PHA) that covers the city or county where you want to live. PHAs control the Housing Choice Voucher (Section 8) waitlists. Most open rarely and close quickly. HUD's PHA directory at HUD.gov finds your local PHA. Income must sit at or below 50 percent of the Area Median Income, and 75 percent of new vouchers must go to households at or below 30 percent AMI.
Do you need a voucher for low income housing?
No. Many affordable apartments, including most LIHI properties, use the Low Income Housing Tax Credit to set below-market rents. If your income falls within the property's limit (often 50 or 60 percent of AMI), you apply and rent directly with no voucher needed. Public housing is another voucher-free option. A voucher helps if you want to rent from a private landlord at a unit of your choosing.
Is LIHI the same as a housing authority?
No. LIHI is a private nonprofit housing developer. A housing authority is a government agency that runs federal programs like the Housing Choice Voucher (Section 8) and public housing. LIHI builds and manages affordable apartments; the housing authority issues vouchers and sets income limits. They work alongside each other, and some LIHI buildings accept vouchers issued by the King County or Seattle Housing Authority.
How long is the waitlist for LIHI housing?
It varies by property. Some LIHI buildings have waitlists of a year or two; others are closed when vacancy rates are low. LIHI posts waitlist status on its website when lists open. For permanent supportive housing units, referrals come through Seattle's Coordinated Entry System, and timelines depend on your priority score in that system, not a first-come queue.
Does LIHI operate outside of Washington State?
No. LIHI's properties and programs are in Washington State, mainly the Seattle area and surrounding counties. If you're outside Washington, look for comparable nonprofit housing developers in your region, use HUD's affordable apartment search at HUD.gov, or contact your local housing authority for both public housing and voucher options.
What is a Project-Based Voucher and how is it different from a regular Section 8 voucher?
A Project-Based Voucher (PBV) is tied to a specific apartment unit, not to the tenant. Move out and the subsidy stays with the unit. A tenant-based Housing Choice Voucher moves with you to any landlord who accepts it. After living in a PBV unit for 12 months, you can request a tenant-based voucher from the PHA, which lets you carry the assistance elsewhere.
Can I apply to multiple low income housing waitlists at the same time?
Yes, and you should. No rule stops you from being on multiple waitlists at once, whether PHA voucher lists, public housing lists, or individual property lists like LIHI's. Applying broadly is the practical strategy in high-cost markets where a single list can take years. Just keep your contact information current and respond fast when any list reaches your name.
What documents do I need to apply for low income housing?
Most applications need proof of identity (government-issued ID), proof of income (recent pay stubs, tax returns, Social Security or SSI award letters, or a zero-income statement), Social Security numbers for all household members, and rental history or references. LIHI and most PHAs also run a background check. Having these ready before a waitlist opens saves time when applications close fast.
Does LIHI help with emergency housing?
Yes, in some cases. LIHI runs tiny-house villages and has taken part in rapid-rehousing and emergency shelter programs in Seattle. Access usually goes through King County's Coordinated Entry System or through 211. These aren't open-enrollment like an apartment waitlist. Referrals come from outreach workers, shelters, or crisis lines.
How do income limits for LIHI housing get calculated?
HUD sets income limits each year as a percentage of the Area Median Income for the metro area, calculated from Census Bureau data. For a LIHTC property capped at 60 percent AMI, the income ceiling for a household of four in the Seattle metro was roughly $77,880 in 2024. The specific limit for each unit sits in the property's regulatory agreement and gets verified at application.
Are LIHI apartments accessible for people with disabilities?
Many LIHI properties include ADA-accessible units and fall under the Fair Housing Act's accessibility requirements for multifamily buildings built after 1991. LIHI's permanent supportive housing often prioritizes people with disabilities. When you apply, you can request a reasonable accommodation in the application process itself, and you should disclose any accessibility needs so LIHI can match you to an appropriate unit.
Can I use a housing voucher to rent a LIHI apartment?
It depends on the building. Some LIHI properties accept tenant-based Housing Choice Vouchers; others have Project-Based Vouchers attached to specific units; some don't participate in the voucher program at all. When you apply, ask the leasing office whether they accept vouchers and what the rent would be, then check with your PHA that the rent falls within the payment standard for your family size.
What is Coordinated Entry and how does it relate to LIHI?
Coordinated Entry is a HUD-required system communities use to assess people experiencing homelessness and prioritize them for housing based on need and vulnerability. In Seattle and King County, most referrals to LIHI's permanent supportive housing come through Coordinated Entry rather than a public waitlist. To reach those units, you connect with an outreach worker, shelter, or drop-in center that can submit your assessment into the system.
Sources
- Low Income Housing Institute, About LIHI: LIHI is a Seattle-based nonprofit founded in 1991 that manages more than 60 properties and roughly 2,500 units across Washington State, including tiny-house villages and permanent supportive housing.
- HUD, Housing Choice Vouchers Fact Sheet: Project-Based Voucher assistance stays attached to the unit, and after 12 months a tenant may request a tenant-based voucher to move the assistance elsewhere.
- HUD, Public Housing Agency Contact Information: HUD maintains a searchable directory of approximately 3,300 Public Housing Authorities across the United States.
- HUD, Housing Choice Voucher Program (Section 8): Households generally must earn no more than 50 percent of Area Median Income to qualify, and PHAs must direct 75 percent of new vouchers to households at or below 30 percent AMI; issued vouchers carry a time limit to find a unit.
- HUD, FY2024 Income Limits Documentation System: For the Seattle-Bellevue-Everett HUD Metro FMR Area in FY2024, 50 percent AMI for a family of four was $64,900 and 30 percent AMI was approximately $38,950; LIHTC rent caps for a two-bedroom at 60 percent AMI were roughly $1,735 per month before utilities.
- HUD Office of Policy Development and Research, Worst Case Housing Needs Report to Congress: HUD research shows median voucher wait times across large PHAs averaging around 2.5 years, with waits of five or more years common in high-cost coastal markets.
- HUD, Low-Income Housing Tax Credit (LIHTC) Program: LIHTC properties charge income-restricted rents to qualifying households, typically at or below 50 or 60 percent of AMI, and must keep those rents affordable for at least 30 years.
- HUD Office of General Counsel, Guidance on Application of Fair Housing Act Standards to Criminal Records (2016): HUD's 2016 guidance discourages blanket bans on applicants with criminal records and requires individualized assessment under the Fair Housing Act.
- U.S. Code, 42 U.S.C. 1437a, Rental Payments: Federal law under 42 U.S.C. 1437a sets the standard that residents of federally assisted housing pay no more than 30 percent of adjusted monthly income toward rent.
- Code of Federal Regulations, 24 CFR 982.401, Housing Quality Standards: Under 24 CFR 982.401, a unit must pass Housing Quality Standards inspection before a Housing Choice Voucher tenant can move in.
- Washington State Housing Finance Commission, About WSHFC: The Washington State Housing Finance Commission allocates Low Income Housing Tax Credits and administers HOME funds for affordable housing development in Washington State, the primary financing sources for LIHI's properties.
- HUD, Section 202 Supportive Housing for the Elderly Program: HUD's Section 202 program funds affordable housing specifically for households with at least one member age 62 or older, with separate waitlists from family housing programs.