Washington Affordable Housing Income Limits Explained

Affordable housing can be a lifeline for many renters in Washington State, especially if you are facing rent hikes or other financial hurdles. Understanding the income limits that determine eligibility for programs like Section 8 (Housing Choice Voucher) or Low-Income Housing Tax Credit (LIHTC) apartments is crucial. This guide explains what income limits are, how they affect your options, and how to find updated figures for your family size and location in Washington.

What Are Income Limits for Affordable Housing?

Income limits are guidelines set by the federal government and local housing authorities to decide who qualifies for subsidized or below-market-rate rental programs. These limits are usually based on the Area Median Income (AMI) for your county or city. Factors influencing your eligibility include:

• The total income of your household before taxes
• Your family size
• The specific affordable housing program you are applying for (e.g., Section 8, LIHTC, public housing)

Each year, the U.S. Department of Housing and Urban Development (HUD) updates the income limits for every county and metropolitan area in Washington State.

How to Find Current Washington Income Limits

The most reliable way to check the latest income limits for your area is through:

• HUD’s Income Limits Documentation System – select “Washington” and your county
• Your local housing authority’s official website

For example, in King County in 2024, the income limit for a family of four seeking most affordable housing is $118,200 (for 80% of AMI, often the cutoff for eligibility in many programs). This figure changes depending on both program and region.

Key Examples of Affordable Housing Programs

• Section 8 Housing Choice Voucher Program: Requires applicants to earn less than 50% of AMI for their area. Priority is usually given to households earning below 30% of AMI.
• Low-Income Housing Tax Credit (LIHTC) Properties: Usually serve renters with incomes below 60% of AMI, though some units may be set aside for higher or lower income ranges.
• Public Housing: Typically for households earning up to 80% of AMI, but local policies vary.

Always check exact eligibility and waitlist status with your local housing authority.

How Are Income Limits Calculated?

The Washington State Housing Finance Commission and local housing authorities calculate income limits following guidelines from HUD. The annual limits consider county-level economic data and adjust for household size. For most programs, the following apply:

• Extremely Low Income: 30% of AMI
• Very Low Income: 50% of AMI
• Low Income: 80% of AMI

Your “income” generally includes all pre-tax wages, child support, and some government benefits.

Relevant Forms for Washington Renters

• HUD Form 92006 – Supplement to Application for Federally Assisted Housing:
  When and How Used: This form allows you to list emergency contact information when applying for federal rental assistance, such as Section 8.
  Download the official HUD 92006 form.
  Example: Maria, a renter applying for a Housing Choice Voucher in Seattle, fills out HUD 92006 so management can reach her family in an emergency.
• Section 8 Pre-Application:
  When and How Used: Each local housing authority has its own application form when their waitlist is open. You will submit your family details and income to determine if you qualify.
  King County Housing Authority Section 8 Application Info.
  Example: Joe downloads the pre-application from the King County Housing Authority website and submits required proof of income.

What Happens If Your Income Changes?

If your household income increases above the eligibility limit after you move in, you are normally allowed to stay, but your rent may be adjusted depending on program rules. Always report any income changes to your housing provider promptly to keep your rental assistance or unit in good standing.

Who Oversees Renters’ Rights in Washington?

If disagreements arise about eligibility, evictions, or tenant rights, the official body is the Washington State Attorney General’s Landlord-Tenant Section and, for certain disputes, your local county Superior Court. The main law governing residential tenancies in the state is the Washington Residential Landlord-Tenant Act (RCW 59.18)¹.

Action Steps for Renters Applying for Affordable Housing

• Review your local income limits using HUD’s lookup tool.
• Gather documents: proof of income, family size, valid ID, and any required forms.
• Check your local housing authority’s website for open waitlists and required submissions.
• Complete the pre-application and HUD forms carefully.
• Respond promptly to housing authority verification requests.

Frequently Asked Questions about Washington Income Limits

1. How often do Washington’s affordable housing income limits change?
   Income limits are updated once a year, usually each spring, by HUD and state agencies.
2. Can I apply for multiple affordable housing programs at once?
   Yes, you can apply to several programs or waitlists at the same time to improve your chances.
3. What happens if my income increases after I qualify?
   If your income rises above the threshold, you may stay in your unit, but your rent might be recalculated or, for some programs, you could eventually become ineligible. Always report changes right away.
4. Where do I get official affordable housing application forms?
   Download forms from your local housing authority or use the official HUD website for federally managed programs.
5. Who can I contact if I’m denied affordable housing?
   If you feel you were denied in error, you may contact the Washington State Attorney General’s Landlord-Tenant Section or request an informal hearing through your housing authority.

Key Takeaways for Washington Renters

• Affordable housing income limits depend on your household size and county.
• Always use official resources to check current income eligibility and available programs.
• Stay organized with proof of income and respond to housing authority requests for updates.

Staying informed will help you make the most of housing opportunities and prevent unnecessary delays in your application.

Need Help? Resources for Renters

• Washington State Housing Finance Commission: Statewide affordable housing information and program details
• Washington Department of Social and Health Services Housing Assistance: Rental assistance and support services
• Washington State Attorney General’s Landlord-Tenant Section: Information about your legal rights as a renter
• HUD Washington Renter Resources: Federal programs and additional listings

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1. Washington Residential Landlord-Tenant Act (RCW 59.18)
2. HUD Income Limits Documentation System
3. King County Housing Authority Section 8 Application Info
4. Washington State Housing Finance Commission – Find Rentals
5. Washington State Attorney General – Landlord-Tenant Resources

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