What the Snohomish County Housing Authority does

The Snohomish County Housing Authority (SCHA) is a public agency that owns and manages rental housing for low-income households across unincorporated Snohomish County and several cities including Edmonds, Lynnwood, Mountlake Terrace, and Shoreline. It does not serve Everett or Marysville, which have their own housing authorities. SCHA also administers Housing Choice Vouchers (formerly Section 8) that let tenants rent from private landlords while the authority pays part of the rent.

The authority operates two main programs: public housing it owns directly, and the voucher program for private rentals. Both serve households earning below 80 percent of the area median income, with priority for those earning below 30 percent. SCHA does not set income limits or make final decisions about who gets housing — those rules come from the U.S. Department of Housing and Urban Development (HUD). What SCHA does is manage the waiting lists, process paperwork, inspect units, and pay landlords on time.

Key Takeaways

  • SCHA manages public housing it owns and Housing Choice Vouchers for private rentals in unincorporated Snohomish County and several cities, but not Everett or Marysville.
  • Both programs serve households earning below 80 percent of area median income, with waiting lists that can be years long depending on the program and location.
  • You contact SCHA directly to get on a waiting list; there is no online process, and lists open and close on a schedule the authority publishes.
  • Once you have a voucher, you find your own rental unit and the landlord must accept it, though some landlords refuse despite the law.
  • SCHA inspects units before you move in and annually after, and can terminate your lease if the unit fails inspection or you violate program rules.

SCHA's public housing versus Housing Choice Vouchers

SCHA owns about 1,200 public housing units across its service area. These are apartments and townhouses the authority manages directly. You pay rent based on your income — typically 30 percent of your gross monthly income — and SCHA handles maintenance and repairs. Public housing waiting lists are usually closed, and when they open, they fill quickly. The wait time varies by location; some neighborhoods have waits of several years.

Housing Choice Vouchers are different. SCHA gives you a voucher worth a set amount of money each month, and you use it to rent from a private landlord anywhere in the county (or sometimes beyond, depending on the program rules). You find the unit yourself, negotiate the lease, and the landlord must accept the voucher as payment. You pay the difference between the voucher amount and the actual rent. The voucher waiting list is typically much longer than the public housing list — sometimes five to ten years — because vouchers serve more households with the same budget.

Both programs require you to live in the unit as your primary residence, report income changes, and pass a background check. SCHA can terminate your lease for lease violations, criminal activity, or if the unit fails inspection.

How to get on SCHA's waiting lists

You explore in person at SCHA's main office in Lynnwood or at satellite locations in some cities. There is no online process. You bring proof of income (pay stubs, tax returns, or a letter from your employer), proof of identity, and proof of residency in the service area. If you are explore for a voucher, you also need to show you have a valid Social Security number.

SCHA publishes a schedule showing when each waiting list opens and closes. The public housing list and the voucher list open and close on different dates, sometimes months apart. When a list is closed, you cannot explore until it reopens. You can call SCHA at (425) 353-3000 to ask when the next opening is, or check their website for the current schedule.

Once you are on a list, SCHA contacts you when a unit or voucher becomes available. The order is usually first-come, first-served, though some programs give priority to people experiencing homelessness or fleeing domestic violence. The wait time depends on the program, your income level, and your family size. There is no way to move up the list faster.

What happens after you get a voucher

When SCHA issues you a Housing Choice Voucher, you have a set amount of time — usually 60 days — to find a rental unit. The landlord must accept the voucher, and the rent cannot exceed the payment standard SCHA sets for that area and unit size. You are responsible for finding the unit, negotiating the lease terms (other than rent), and getting the landlord to sign SCHA's lease addendum.

Before you move in, SCHA inspects the unit to make sure it meets housing quality standards. The inspection checks things like working plumbing, heat, electrical outlets, and the absence of lead paint hazards. If the unit fails, the landlord must fix the problems before you can move in. SCHA also verifies the rent is reasonable by comparing it to similar units in the area.

Once you move in, SCHA inspects the unit annually. If it fails inspection, you and the landlord have time to fix the problems. If the landlord does not fix them, SCHA can terminate the voucher and you lose the subsidy. You are also responsible for paying your share of the rent on time and following the lease.

Income limits and rent calculations

SCHA serves households earning below 80 percent of the area median income for Snohomish County. The exact income limit depends on your family size and changes each year. For a single person, the limit is roughly $55,000 to $60,000 per year; for a family of four, it is roughly $78,000 to $85,000. These numbers vary year to year as HUD updates them.

Your rent is calculated as 30 percent of your gross monthly income, or the actual rent — whichever is less. If your income goes up, your rent goes up. If your income drops, your rent drops. You must report income changes within 30 days. If you do not report a change and SCHA finds out, it can terminate your lease.

SCHA also has a minimum rent, usually around $50 to $100 per month, even if 30 percent of your income is less than that. Some households with very low income may pay the minimum instead of the percentage-based amount.

What to do if a landlord refuses your voucher

Washington state law prohibits landlords from refusing to rent to you because you have a Housing Choice Voucher. If a landlord turns you down solely because of the voucher, that is illegal discrimination. However, a landlord can refuse you for other reasons: bad credit, eviction history, criminal background, or income too low to cover the gap between the voucher and the rent.

If you believe a landlord refused you because of the voucher itself, you can file a complaint with the Washington State Human Rights Commission or the U.S. Department of Housing and Urban Development. SCHA can also help you document the refusal and may information with the complaint. Keep records of every landlord you contact and what they tell you, because you will need that evidence.

In practice, many landlords still refuse vouchers despite the law, often claiming the rent is too low or the inspection process is too burdensome. Finding a unit can take months. SCHA staff can sometimes help you negotiate with landlords or point you toward landlords known to accept vouchers.

Background checks and criminal history

SCHA runs a background check on everyone who applies. A criminal record does not automatically disqualify you, but certain crimes can. SCHA looks at the nature of the crime, how long ago it happened, and whether you have rehabilitated. Crimes involving drugs, violence, or sex offenses are more likely to result in denial. Misdemeanors from many years ago are less likely to be a barrier than recent felonies.

If SCHA denies you because of your background, it must give you a written reason and a chance to dispute the information. You can request a hearing to explain your circumstances. Some people are denied initially but approved after waiting a few years and showing they have stayed out of trouble.

SCHA also screens for eviction history. An eviction within the past three to five years can result in denial, though SCHA considers the reason for the eviction. If you were evicted for non-payment due to a temporary hardship you have since resolved, you have a better chance than if you were evicted for lease violations.

Contact information and next steps

SCHA's main office is at 7410 220th Street SW, Edmonds, WA 98026. You can reach them at (425) 353-3000 during business hours, Monday through Friday. They also have a website with information about current waiting list openings, income limits, and payment standards.

If you are homeless or at risk of homelessness, ask SCHA about priority status. If you are fleeing domestic violence, you may also may have access to for priority placement. Bring documentation of your situation — a letter from a shelter, a police report, or a statement from a domestic violence advocate.

If you have questions about a specific decision SCHA made about your process or lease, ask for a hearing. SCHA must hold a hearing within a set timeframe and give you a chance to present your side of the story. You can bring a representative or advocate with you.

Frequently Asked Questions

How long is the waiting list for a Housing Choice Voucher?

The wait time varies and depends on how many vouchers SCHA has available and how many people are on the list. It can range from two to ten years or longer. SCHA does not publish exact wait times, but you can call them to ask for an estimate based on your family size and income level.

Can I use my voucher outside Snohomish County?

Housing Choice Vouchers are portable, meaning you can use them in other counties if you move. However, you must notify SCHA before you move and the new area's housing authority must accept your voucher. Some areas have restrictions or long waiting lists for incoming vouchers, so check with the receiving authority first.

What happens if I lose my job while I have a voucher?

Your rent will go down because it is based on your income. You must report the job loss to SCHA within 30 days. Your new rent will be recalculated based on your new income. If you have no income, you will pay the minimum rent. SCHA will not terminate your voucher because your income dropped.

Can SCHA evict me from public housing?

Yes, if you violate the lease or fail inspection. SCHA must give you written notice and a chance to fix the problem before eviction. If the problem cannot be fixed — such as criminal activity — SCHA can move faster. You have the right to a hearing before eviction.

What if the unit I find fails the SCHA inspection?

The landlord has a set amount of time, usually 30 days, to fix the problems. If they do not fix them, you cannot move in and must find another unit. You keep your voucher and can search again. If you run out of time to find a unit before your voucher expires, you can ask SCHA for an extension.