AFH Club · Getting Started
Is an Adult Family Home Right for You?
An Adult Family Home is one of the most personally rewarding — and personally demanding — businesses in Washington State. Before investing in training, building modifications, or licensing, it is essential to understand what you are committing to and whether you meet the baseline requirements.
This page is a starting point for prospective providers. Use it alongside the official DSHS resources linked throughout.
Guides on opening an adult family home
- Is an Adult Family Home Right for You? (this page): Before you commit: the steps, the time and what the work involves.
- Opening a New Adult Family Home (flow chart step): The opening path in order, with the guides to read at each stage.
The Basics
What Is an Adult Family Home?
An Adult Family Home (AFH) is a private residence licensed by the Washington State Department of Social and Health Services (DSHS) to provide personal care, room, and board to adults who are not related to the provider. Licensed under RCW 70.128 and regulated under WAC 388-76, AFHs may serve two to six residents. DSHS may approve seven or eight for a provider who has held the initial license at least 24 months (12 of them at six residents), shows financial solvency and management experience, has recent inspections without enforcement action, and meets the sprinkler and evacuation requirements in WAC 388-76-10031.
The license covers room, board, personal care (hands-on help with, and supervision of, daily personal care tasks), and special care beyond that (RCW 70.128.010; WAC 388-76-10000). Homes whose providers and staff complete DSHS specialty training may carry designations for dementia, mental health, or developmental disabilities, and some hold additional DSHS contracts for residents with higher needs.
State law makes AFHs a permitted use in all areas zoned for residential or commercial purposes, including single-family zones (RCW 70.128.140), and homeowners' association restrictions on licensed AFHs are unenforceable (RCW 64.38.060). Washington's adult family home law, chapter 70.128 RCW, dates to 1989; the Legislature describes these homes as an alternative to institutional settings (RCW 70.128.005).
Minimum Requirements
Who Can Open an AFH?
Under RCW 70.128.120 and WAC 388-76-10130, prospective providers must meet all of the following qualifications before applying for an AFH license:
At least 21 years old
WAC 388-76-10130.
High school diploma or equivalent
A U.S. diploma or high school equivalency certificate (RCW 28B.50.536), or one of the college or foreign-education equivalents listed in WAC 388-76-10130.
1,000 hours of direct caregiving experience
Successful direct care of vulnerable adults in a licensed or contracted setting, within the previous 60 months and after age 18. Documented via the Caregiver Experience Attestation (CEA) form DSHS 10-417. Physicians, physician assistants, and licensed RNs, ARNPs, and LPNs are exempt.
Home Care Aide (HCA) certification
OR qualification for one of the exemptions in RCW 18.88B.041 (RNs, LPNs, CNAs, Medicare-certified home health aides, and others).
AFH Administrator Training
Offered through colleges contracted with DSHS and required of new license applicants (WAC 388-112A-0810). State law sets a minimum of 48 classroom hours (RCW 70.128.120).
CPR and First Aid certification
First Aid not required for licensed nurses.
Food Safety training
Food safety is part of the required caregiver training, so anyone who began working in an adult family home after June 30, 2005 and completed that training does not need a separate food worker card. Someone relying on a food handler permit held before then keeps it current with half an hour of food safety continuing education a year (RCW 70.128.250).
Cleared DSHS background check
Required for the applicant, anyone affiliated with the applicant, caregivers, entity representatives, and resident managers; household members over age 11 need a Washington name and date of birth check (WAC 388-76-10161).
Good moral character and management ability
DSHS evaluates this as part of the application review.
Proof of financial solvency
Required of applicants under RCW 70.128.120.
English literacy and communication ability
Required by WAC 388-76-10130. At least one staff member must be able to respond to emergencies in English.
Note: As of January 1, 2024, the DSHS Prospective Provider Orientation class — a separate one-day class for license applicants, formerly required by WAC 388-76-10060 — is no longer required; DSHS repealed the rule (WSR 23-24-010) because its content is covered in AFH Administrator Training. This is not the same thing as the two-hour caregiver orientation module inside the 75-hour Home Care Aide training, which is still required unless you are exempt. However, prospective providers are strongly encouraged to read the DSHS document "What You Need to Understand Before Becoming a Licensed Adult Family Home Provider" before proceeding.
Honest Assessment
Six Questions to Ask Yourself First
These questions are meant to help prospective providers honestly evaluate their readiness. There are no right or wrong answers — only honest ones.
Are you available around the clock?
Under WAC 388-76-10040, the provider or entity representative must live in the home or employ a resident manager who does, unless the home has 24-hour staffing with a staff person who can make needed decisions always present. Residents may need assistance at 2am just as much as 2pm. This is not a 9-to-5 business.
Can you manage the emotional weight?
You will care for people at the most vulnerable stages of their lives. Residents decline. Some pass away in your home. Compassion fatigue is real and must be planned for.
Are you comfortable with regulation?
DSHS conducts unannounced inspections. Documentation must be meticulous and continuous. Providers who resist process and paperwork struggle significantly.
Do you have the financial runway?
Building modifications, training, insurance, and licensing are paid for before any revenue begins, and applicants must show proof of financial solvency (RCW 70.128.120). DSHS posts its current processing timeline: in late September 2026 it was working on applications received in May 2026, and review can take up to 60 days once an application is complete. Most applicants do not pass the first licensing inspection.
Do you have caregiving experience?
WAC 388-76-10130 requires at least 1,000 hours of successful direct care experience with vulnerable adults, in a licensed or contracted setting, in the previous 60 months and after age 18. Physicians, physician assistants, and licensed RNs, ARNPs, and LPNs are exempt. This is not a business you can enter without hands-on care experience.
Can you communicate effectively in English?
Washington law requires that the provider, entity representative, and resident manager be literate and able to communicate in English — and that at least one staff member can respond appropriately to emergencies in English.
Business Structure
Individual Provider vs. Entity Provider
Washington State issues AFH licenses to either an individual or a business entity. Understanding the difference before you apply will shape how you structure your business, your liability exposure, and your ability to grow.
Individual Provider
A single person who is licensed to operate the AFH and either lives in the home or employs a resident manager who does (or staffs it 24 hours a day with a decision-maker present). The individual is personally responsible for all licensing requirements, training, and care standards.
Advantages
· Direct personal accountability
· Simpler structure
· Provider lives in the home in many cases
Considerations
· Limits scalability
· Provider bears full personal liability
· Each additional home needs its own license and proof of financial solvency and management experience (RCW 70.128.065)
Entity Provider
A business entity — such as an LLC, corporation, or partnership — that holds the AFH license. The entity must designate an Entity Representative who meets all individual qualification requirements. An individual may only be the entity representative for one entity provider.
Advantages
· Liability protection through business structure
· Can suit owners planning multiple homes or partners
· Professional business framework
Considerations
· More complex setup
· Entity representative must meet all individual qualifications
· Additional administrative requirements
Important: Regardless of structure, DSHS issues one license per home. The entity representative must meet all the same personal qualifications as an individual provider. Consult a Washington State business attorney before choosing your structure.
What Comes Next
Your Path Forward
Read the DSHS prospective provider guide
Download and read "What You Need to Understand Before Becoming a Licensed Adult Family Home Provider" from DSHS. This document was written to help you decide if this business is right for you.
Complete required training
Begin your 75-hour HCA training (if not exempt) and enroll in the AFH Administrator Training at a Washington community college. These take time — plan accordingly.
Evaluate your home or property
Have your home reviewed against the WABO AFH Building Inspection Checklist before applying. Building modifications can be costly and time-consuming.
Research the AFH market in your area
Use the DSHS AFH Locator to understand how many licensed homes already operate in your ZIP code or county. Market saturation affects how quickly you will fill beds.
Submit your application to DSHS
Apply online at the DSHS BAAU portal. Allow significant time: DSHS posts its current processing timeline, which in late September 2026 showed applications received in May 2026 being processed and up to 60 days once an application is complete. A licensing inspection is required, most applicants need more than one, and DSHS makes up to three visits. Contact baau@dshs.wa.gov for application questions.
Professional Disclosure
Real Property Planning is an educational and connection hub. It does not provide legal, tax, accounting, financial, brokerage, or appraisal services. Professionals referenced on this site are independently licensed and operate through their own separate businesses. Real estate brokerage services are provided by David Stein, a licensed Washington broker, through eXp Realty. Appraisal services are provided by David Stein through Stein Appraisal. Read the full disclaimer.
Your next questions
How does licensing work?
The DSHS application, provider requirements and timelines.
What will it cost to open?
Licensing fees, training, inspection and start-up costs.
What training is required?
Required training for providers, resident managers and caregivers.
Will the house pass inspection?
The building and fire inspection an adult family home must pass.
How do people finance an adult family home?
Conventional, SBA and seller financing for the house and the business.
How do Medicaid payment levels work?
CARE classifications A–E, daily rates, and what changes when a home is sold.