HB 1099
In CommitteeHouse
Tenant assistance program
Creating a tenant assistance program.
This status may be delayed. See Action History below for the latest updates.
How does a bill become law?
- Introduced: The bill is filed and assigned a number.
- Committee: A subject-matter committee holds hearings, takes public testimony, and decides whether to advance the bill.
- Floor Vote: The full chamber (House or Senate) debates and votes on the bill.
- Opposite Chamber: The bill repeats the committee and floor vote process in the other chamber.
- Governor: The Governor reviews the bill and decides whether to sign or veto it.
- Signed: The bill has been signed into law.
AI Analysis
This bill establishes a temporary rental assistance program to help low- and moderate-income Washington renters avoid housing cost burdens by providing up to $400 per month for up to 12 months. It is funded through a reallocation of document recording surcharge fees and administered by the Department of Commerce through local public housing authorities.
- Creates a new Tenant Assistance Program administered by the Department of Commerce, providing grants to public housing authorities to issue direct rental payments to eligible renters.
- Eligibility requires household income at or below 80% of area median income, housing costs over 30% of income, and a need for no more than a $400 monthly rent reduction to reach the 30% threshold.
- Priority is given to households earning at or below 60% of area median income or those receiving Supplemental Security Income.
- Assistance is capped at $400 per month per household, limited to 12 consecutive months, and requires monthly income/rent documentation; false claims require repayment and disqualification.
- Landlords are prohibited from discriminating against tenants receiving assistance under the program.
- Requires annual reports to the legislature and public posting by the Department of Commerce, and a legislative review by December 1, 2031 to decide whether to continue or modify the program.
Who is affected
- Low- and moderate-income renters — Renters who earn at or below 80% of the median income for their county and spend more than 30% of their income on housing may receive up to $400 per month in rental assistance for up to 12 months, helping them afford rent, fees, and utilities.
- Public housing authorities — Public housing authorities receive grants to administer rental assistance payments to eligible tenants and must prioritize households earning at or below 60% of the county median income or those receiving Supplemental Security Income.
- Landlords — Landlords may not refuse to rent to tenants solely because they receive assistance under this program, protecting tenants from discrimination.
- State and county governments — The state and counties collect a $183 surcharge on recorded documents (e.g., deeds, mortgages), with a portion of the revenue funding this program starting in 2025.
Pro/Con Analysis
Stronger case for benefits
Potential Benefits (5)
Direct rental assistance to households earning ≤80% AMI (with priority to ≤60% AMI and SSI recipients) reduces housing cost burden, helping prevent evictions and homelessness — a critical need in Washington’s high-cost rental market.
HousingPeopleRef: Sec. 2(1), Sec. 2(3), Sec. 2(4)Prohibiting landlord discrimination against tenants receiving assistance strengthens tenant rights and reduces systemic barriers that disproportionately affect low-income renters, especially people of color and people with disabilities.
Rights & LibertiesPeopleRef: Sec. 2(9)Annual reporting and legislative review by 2031 ensure accountability and data-driven evaluation, allowing for program adjustments based on real-world outcomes — improving transparency and responsiveness to community needs.
Local GovernmentPeopleRef: Sec. 2(10), Sec. 5Funding via reallocation of existing document recording surcharges (20% of $183/record) avoids new taxes and targets revenue to housing stability — ensuring the program is self-sustaining and not competing with other budget priorities.
HousingPeopleRef: Sec. 2(2), Sec. 4Prioritizing households earning ≤60% AMI and SSI recipients aligns assistance with those at highest risk of housing instability and health crises — reducing emergency shelter use, ER visits, and involvement with law enforcement for non-criminal housing issues.
Public SafetyPeopleRef: Sec. 2(4)
Potential Concerns (5)
The $400 monthly cap and 12-month limit may be insufficient for households with chronic housing cost burdens, especially in high-cost areas where $400 may not bring rent below 30% of income — limiting program effectiveness for those most in need.
HousingRef: Sec. 2(5), Sec. 2(6)Monthly documentation requirements may create administrative barriers for low-income renters with unstable employment or informal income, potentially reducing participation and increasing churn in the program.
HousingRef: Sec. 2(8)(a)The landlord nondiscrimination provision may reduce landlords’ discretion in tenant screening, potentially increasing perceived risk for landlords and discouraging them from renting to program participants — especially if they lack confidence in timely payment or fear retaliatory eviction claims.
Business & EmploymentRef: Sec. 2(9)The program’s sunset on June 30, 2032, creates uncertainty for participants and local housing authorities, limiting long-term housing stability planning and potentially discouraging landlords from participating in a short-term program.
HousingRef: Sec. 2(12), Sec. 4The eligibility rule requiring that $400 or less is needed to reach the 30% threshold excludes renters whose rent is significantly above 30% of income — e.g., a household earning $2,500/month paying $1,200 rent (48%) would need $420 to reach 30%, disqualifying them despite severe burden.
HousingRef: Sec. 2(3)(c), Sec. 2(5)
Who Is Most Affected
Low-income renters (≤60% AMI) benefit most — they receive priority, face the highest housing cost burdens, and are most at risk of eviction or homelessness. The $400/month assistance can be life-sustaining in high-cost areas, though may still fall short in extreme cases.
Moderate-income renters (61–80% AMI) benefit but less than lower-income groups — they are eligible but not prioritized, and may still struggle if $400 is insufficient to reach the 30% threshold. Some may fall through the cracks due to strict income/rent calculations.
Public housing authorities gain new funding and responsibility, expanding their role in rental assistance. However, they must manage new administrative burdens and may face capacity constraints, especially in rural counties without existing PHAs.
Landlords face a nondiscrimination mandate, which may reduce screening discretion and increase perceived risk — especially if they distrust government payment reliability. However, they gain assurance of timely rent payments from the program, potentially improving cash flow.
State and county governments benefit from reduced demand for emergency services (shelters, ER, law enforcement) due to increased housing stability, but counties may face added administrative costs in distributing local surcharge funds under new reporting requirements.