- In Washington, no — you cannot refuse an applicant because they use a Section 8 voucher. RCW 59.18.255 makes source-of-income discrimination illegal statewide.
- "Source of income" is broad: housing vouchers, SSI/SSDI, Social Security, veterans benefits, public assistance, and other lawful subsidies.
- If you require income of "3x the rent," you must subtract the voucher first and apply the multiple only to the tenant's portion.
- You can still screen credit, rental history, and criminal/eviction history — as long as you apply the same criteria to everyone.
- Violations expose you to civil liability of up to 4.5× the monthly rent, plus court costs and attorneys' fees.
"Do I have to accept Section 8?" is one of the most common questions Washington landlords ask us — and one where a wrong assumption is genuinely expensive. Many owners still believe accepting housing vouchers is optional. In Washington, it hasn't been optional since 2018. This guide explains what the state's source-of-income law actually requires, the one narrow exception, how to run your income math correctly, and how to screen voucher applicants without stepping on the statute.
The Short Answer
You generally cannot refuse to rent to someone simply because they pay part of the rent with a Section 8 Housing Choice Voucher or any other government or nonprofit subsidy. Washington's RCW 59.18.255 prohibits landlords from discriminating based on a tenant's source of income. This has been statewide law since 2018 and applies to every rental owner in Clark County, not just large complexes.
What "Source of Income" Means
The law defines source of income broadly. It includes benefit and subsidy programs such as Section 8 and other housing assistance, VASH vouchers, Social Security, SSI/SSDI and other retirement programs, veterans benefits, public assistance, and emergency rental assistance, along with other programs administered by federal, state, local, or nonprofit entities. The one thing it does not protect is income earned illegally. In practice, if an applicant's money is lawful and verifiable, you cannot treat it as a reason to say no.
What's Actually Prohibited
Under RCW 59.18.255, a landlord may not, based on source of income:
- Refuse to rent to an otherwise-eligible applicant, or expel a current tenant;
- Impose different price, terms, conditions, fees, or privileges on the rental;
- Make a unit unavailable or deny it to someone who would otherwise qualify;
- Advertise a preference or limitation — a "No Section 8" listing is explicitly illegal;
- Apply an income threshold without first subtracting the voucher (below).
This sits alongside the protected classes covered by federal and state fair-housing law. If you're not fully comfortable with those, start with our overview of fair-housing laws every Vancouver landlord must follow.
The Income-Math Rule Everyone Gets Wrong
This is where well-meaning landlords accidentally break the law. Say your policy is "the tenant must earn three times the rent." The statute requires that any voucher or subsidy be subtracted from the total rent before you apply that multiple.
Worked Example
Rent is $2,000. The voucher covers $1,500, leaving the tenant responsible for $500. Your "3× rent" rule applies to that $500 — so you're looking for roughly $1,500/month in tenant income, not $6,000. Applying the multiple to the full $2,000 would unlawfully screen out a qualified voucher holder.
What You Can Still Do
Accepting vouchers does not mean accepting every applicant. You keep your right to screen — you simply have to apply the same standards to everyone:
- Run your normal screening: credit, rental history, references, and criminal and eviction history, within fair-housing limits.
- Hold uniform criteria: a voucher holder gets the same published standards as any other applicant — never stricter.
- Use one narrow refusal exception: you may decline only when all three are true — the applicant's income is conditioned on the unit passing an inspection, a written estimate shows more than $1,500 in repairs is needed to pass, and you have not received Landlord Mitigation Program funds to make those repairs.
Consistency is the whole game here. The cleanest protection against any discrimination claim is a written, uniformly applied screening policy — the backbone of a solid tenant-screening process in Washington.
Penalties for Getting It Wrong
Source-of-income discrimination carries real teeth. A harmed applicant or tenant can bring a civil action for up to four and one-half times (4.5×) the monthly rent, plus court costs and reasonable attorneys' fees. Enforcement runs mainly through these private lawsuits, and something as simple as a "No Section 8" line in a listing — or an income policy that doesn't subtract the voucher — is enough to trigger one.
Section 8 in Clark County
Locally, the Vancouver Housing Authority (VHA) administers the Housing Choice Voucher program — it signs the Housing Assistance Payments (HAP) contract, handles the inspection, and pays its portion of the rent directly. Because you can't lawfully decline a qualified voucher applicant, accepting the tenant means completing that paperwork and allowing the inspection; the program's process is part of the deal, not a separate thing you can opt out of. Many owners find the direct, on-time housing-authority payment is actually one of the more reliable parts of the rent roll.
Not Sure You're Screening Compliantly?
VPMG Property Management screens every applicant in Vancouver, WA against the same written, fair-housing-compliant criteria — and handles voucher paperwork, HAP contracts, and inspections so you stay on the right side of RCW 59.18.255. Call (360) 803-2002 or email info@vancouverpmg.com.
Frequently Asked Questions
Can I refuse to rent to a Section 8 voucher holder in Washington?
No. Under RCW 59.18.255, refusing an otherwise-eligible applicant because they use a Section 8 voucher or any subsidy is illegal source-of-income discrimination. The only narrow exception is when the unit needs more than $1,500 in repairs to pass a required program inspection and you haven't received Landlord Mitigation Program funds.
Can I post a "No Section 8" ad?
No. The statute specifically bars advertising or publishing any notice indicating a source-of-income preference or limitation, so "No Section 8" listings are unlawful. Statements that steer voucher holders away from applying can also count as discrimination.
How does my income requirement work if the tenant has a voucher?
Subtract the voucher from the total rent before applying any income multiple. If rent is $2,000 and the voucher covers $1,500, your rule applies only to the tenant's $500 share — a 3× rule means about $1,500/month in tenant income, not $6,000.
Can I still screen a voucher applicant's credit and background?
Yes. Apply your normal standards — credit, rental history, references, and criminal and eviction history within fair-housing limits — as long as they're the exact same criteria you use for everyone else. You just can't hold voucher holders to tougher standards.
What's the penalty for source-of-income discrimination?
A tenant or applicant can sue for up to 4.5× the monthly rent, plus court costs and reasonable attorneys' fees, under RCW 59.18.255. Enforcement is primarily through these private civil lawsuits.
This article is general information for Washington rental owners, not legal advice. Rental laws change often and details can turn on your specific situation — confirm current requirements with the statute or a qualified attorney before acting.
Written by Avenir Gedarevich, Washington State Designated Broker (License #25011405) at VPMG Property Management in Vancouver, WA.
