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Washington State Attorney General’s Office

A Citizens’ Rights Publication

Landlord- Tenant Law

LandLord-Tenant Law


Table of Contents

Who Is Covered By the Law 2Exceptions 2RightsofAllTenants 3

Moving In 3TypesofRentalAgreements 3IllegalProvisionsinRentalAgreements 4DepositsandOtherFees 5RefundableDeposits 5NonrefundableFees 5

While You’re Renting 6Landlord’sResponsibilities 6Tenant’sResponsibilities 7IftheLandlordWantstoMakeChanges 8IfthePropertyisSold 8Landlord’sAccesstotheRental 9IftheRentalNeedsRepairs 9IllegalActionsofaLandlord 11

Moving Out 13ProperNoticetoLeave 13ReturnofDeposits 14Evictions 14Abandonment 16

For Further Assistance 17

Who Is Covered By the Law? Mosttenantswhorentaplacetolivecomeunderthestate’sResidentialLandlord-TenantAct. However, certain renters are specifically excludedfromthelaw.Furthermore,alltenantshaverightsunderotherstatelaws–eventhosewhoarenotcoveredbytheResidentialLandlord-TenantAct.

ExceptionsThosewhoaregenerallynotcoveredbytheResidentialLandlord-TenantActare:

•Mobilehomeownerswhorentspaceinamobilehomepark.Theseindividualsareusuallycoveredbythestate’sManufactured/MobileHomeLandlord-TenantAct(RCW59.20).Thisactappliesonlytosituationswhereamanufacturedhomeownerrentsalotspace,or“pad,”fortheirhomeinamanufacturedhousingcommunityorpark.RentersofbothaspaceandamobilehomeareusuallycoveredbytheResidentialLandlord-TenantAct.

•Residentsinhotelsandmotels.

•Residentsofpublicorprivatemedical,religious,educational,recreationalorcorrectionalinstitutions.

•Tenantswithanearnestmoneyagreementtopurchasethedwelling.

•Tenantswholeaseasingle-familydwellingwithanoptiontopurchase,ifthetenant’sattorneyhasapprovedtheleaseonitsface.

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•Tenantswhohavesignedaleaseoptionagreementbuthavenotyetexercisedthatoptionarestillcovered.

•Residentsofasinglefamilydwellingthatisrentedaspartofaleaseforagriculturalland.

•Residentsofhousingprovidedforseasonalfarmwork.

•Tenantswhoareemployedbythelandlord,whentheir agreement specifies that they can onlyliveintherentalunitaslongastheyholdthejob(suchasanapartmenthousemanager).

•Tenantswhoareleasingasinglefamilydwellingforoneyearormore,whentheirattorneyhasapprovedtheexemption.

•Tenantswhoareusingthepropertyforcommercialratherthanresidentialpurposes.

Rights of All Tenants Alltenantshavethesebasicrightsunderotherstatelaws,regardlessofwhethertheyarecoveredbytheResidentialLandlord-TenantAct:

•Righttoalivabledwelling.

•Protectionfromunlawfuldiscrimination.

•Righttoholdthelandlordliablefordamagecausedbythelandlord’snegligence.

•Protectionagainstlockoutsandseizureofpersonalpropertybythelandlord.

Moving In Types of Rental Agreements Arentalagreementbetweenthelandlordandtenantsetsdownthetermsthatwillbefollowedwhilethetenantlivesintherentalunit.

Thefollowingisadescriptionofthetwomostcommontypesofrentalarrangements:leases and month-to-month rental agreements.Butwhateverarentalagreementiscalled,it’simportanttoreadthedocumentcarefullytolearnitsexactterms.

• Month-to-Month Agreement:This agreement is for an indefinite period of time, withrentusuallypayableonamonthlybasis.Theagreementitselfcanbeinwritingororal,butifanytypeoffeeorrefundabledepositisbeingpaid,theagreementmustbeinwriting.

Amonth-to-monthagreementcontinuesuntileitherthelandlordortenantgivespropernoticetoendit.

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Therentcanberaisedortheruleschangedatanytime,providedthelandlordgivesthetenantpropernotice.

• Lease: Aleaserequiresthetenanttostay for a specific amount of time and restricts thelandlord’sabilitytochangethetermsoftherentalagreement.Aleasemustbeinwritingtobevalid.

Duringthetermofthelease,therentcannotberaisedortheruleschangedunlessbothlandlordandtenantagree.

Aleaseformorethanoneyearmustbeacknowledgedlikeadeed.

Illegal Provisions in Rental Agreements Someprovisionsthatmayappearinrentalagreementsorleasesarenotlegalandcannotbeenforcedunderthelaw.Theseinclude:

•AprovisionthatwaivesanyrightgiventotenantsbytheLandlord-TenantAct.

•Aprovisionthattenantsgiveuptheirrighttodefendthemselvesincourtagainstalandlord’saccusations.

•Aprovisionthatlimitsthelandlord’sliabilityinsituationswherethelandlordwouldnormallyberesponsible.

•Aprovisionallowingthelandlordtoentertherentalunitwithoutpropernotice(forcompleteinformationontenant’srighttoprivacy,seepage7).

•Aprovisionrequiringatenanttopayforalldamagetotheunit,evenifitisnotcausedbytenantsortheirguests.

•Aprovisionstatingthetenantwillpaythelandlord’sattorney’sfeesunderanycircumstancesifadisputegoestocourt.

•Aprovisionthatallowsthelandlordtoseizeatenant’spropertyifthetenantfallsbehindinrent.

•Aprovisiongivingthelandlordtherighttoresorttoself-helptoremoveatenant.Gray,et.al.v.PierceCountyHousingAuthority,97P.3d26(Wash.App.2004)

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LandLord-Tenant Law

Deposits and Other Fees Whenanewtenantmovesin,thelandlordoftencollectsmoneytocoversuchthingsascleaningordamage.Themoneycollectedmayberefundableornonrefundable.

• Refundable Deposits: UndertheLandlord-TenantAct,theterm“deposit”canonlybeappliedtomoneywhichcanberefundedtothetenant.Typicaltypesofdepositsincludeadamagedepositandasecuritydeposit.Ifarefundabledepositisbeingcharged,thelawrequires:

-Therentalagreementmustbein writing.Itmustsaywhateachdeposit isforandwhatthetenantmustdoin ordertogetthemoneyback.

-Thetenantmustbegivenawritten receiptforeachdeposit.

-Achecklistorstatementdescribingthe conditionoftherentalunitmustbe filled out. Landlord and tenant must signit,andthetenantmustbegivena signedcopy.(TheAttorneyGeneral’s Office offers a free sample checklist for thispurpose.)

-Thedepositsmustbeplacedinatrust accountinabankorescrowcompany. Thetenantmustbeinformedinwriting wherethedepositsarebeingkept. Unlesssomeotheragreementhas beenmadeinwriting,anyinterest earnedbythedepositbelongstothe landlord.

Forinformationonreturningrefundabledepositswhenatenantmovesout,seepage14.

• Nonrefundable Fees: Thesewillnotbereturnedtothetenantunderanycircumstances.Ifanonrefundablefeeisbeingcharged,therentalagreementmustbeinwritingandmuststatethatthefeewillnotbereturned.Anonrefundablefeecannotlegallybecalleda“deposit.”

-ScreeningFees:alandlordmaycharge afeeforobtainingbackground informationonsomeonewhoapplies tobeatenant.Thefeemustbe limitedtothecostsincurredbythe landlordinprocessingtheapplication. RCW59.18.257

-Non-refundableCleaningFees:a landlordmaycollectmoneyasa nonrefundablecleaningfee.The collectionofthisfeemustbeinwriting andclearlystatethatitis nonrefundable.Atenantwhopaysa nonrefundablecleaningfeecannotbe chargedfornormalcleaningwhen movingout.RCW59.18.285 RCW59.18.253

-HoldingFee:Aholdingfeecanbe collectedafteraunitisofferedtothe tenant.Ifthetenanttakestheunit,the holdingfeemustbeappliedtowards the security deposit or the first month’s rent.

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LandLord-Tenant Law

While You’re Living in the Rental Unit Landlord’s Responsibilities UndertheLandlord-TenantAct,thelandlordmust:

•Maintainthedwellingsoitdoesnotviolatestateandlocalcodesinwaysthatendangerthetenant’shealthandsafety.

•Maintainstructuralcomponents,suchasroofs, floors and chimneys, in reasonably good repair.

•Maintainthedwellinginreasonablyweather-tightcondition.

•Providereasonablyadequatelocksandkeys.

•Providethenecessaryfacilitiestosupplyheat,electricityandhotandcoldwater.

•Providegarbagecansandarrangeforremovalofgarbage,exceptinsinglefamilydwellings.

•Keepcommonareas,suchaslobbies,stairwaysandhalls,reasonablycleanandfreefromhazards.

•Controlpestsbeforethetenantmovesin.Thelandlordmustcontinuetocontrolinfestationsexceptinsinglefamilydwellings,orwhentheinfestationwascausedbythetenant.

•Makerepairstokeeptheunitinthesameconditionaswhenthetenantmovedin(exceptfornormalwearandtear).

•Keepelectrical,plumbingandheatingsystemsingoodrepair,andmaintainanyapplianceswhichareprovidedwiththerental.

•Informthetenantofthenameandaddressofthelandlordorlandlord’sagent.

•Setwaterheatersat120°whenanewtenantmovesin.

•Providesmokedetectors,andensuretheyworkproperlywhenanewtenantmovesin.(Tenantsareresponsibleformaintainingdetectors.)

•Providewrittennoticeofwhetherthebuilding has a fire sprinkler system, an alarm system, asmokingpolicy(andwhatthatpolicyis), an emergency notification and/or relocation plan(andwhatthatplanis),andanemergencyevacuationplan(andwhatthatplanis).RCW59.18.060

•Investigatewhetheratenantisengagingingang-relatedactivitywhenanothertenant notifies the landlord of gang-related activity byservingawrittennoticeandinvestigationdemandtothelandlord.(SeeRCW58.18.180(4))

• Replace a lock or configure an existing one for anewkey,atatenant’sexpense,whenatenantrequestsforthistobedoneafterobtainingacourtorderthatgrantsthetenantpossessionofarentalunitandexcludesaformerco-tenant.RCW59.18.585


LandLord-Tenant Law

Important Note:Alandlordisnotresponsibleforthecostofcorrectingproblemsthatwerecausedbythetenant.

Seattle Residents: ThecityofSeattleimposesmorespecific maintenance duties on landlordsthantheLandlord-TenantAct,particularlyintheareasofbuildinganddwellingunitsecurity.(SeeSeattleHousingandBuildingMaintenanceCode,SMCChapter22.206)

Tenant’s Responsibilities UndertheLandlord-TenantAct,atenantisrequiredto:

•Payrent,andanyutilitiesagreedupon.

•Complywithanyrequirementsofcity,countyorstateregulations.

•Keeptherentalunitcleanandsanitary.

•Disposeofgarbageproperly.

•Payforfumigationofinfestationscausedbythetenant.

•Properlyoperateplumbing,electricalandheatingsystems.

•Maintainsmokedetectors,includingreplacingbatteries.

•Notintentionallyorcarelesslydamagethedwelling.

•Notengageinorallowanygang-relatedactivity(orallowotherstodoso),includinganyactivitythatthreatensorinjuresindividualsortheirpropertywithinotherdwellingunits.Variousfactorswillbeconsideredindeterminingwhetheratenantisengagedingang-relatedactivity,includingcomplaintsbyothertenantstothelandlord,damagesdonetoothertenants’property,harassmentorthreatstoothertenantswhichhavebeenreportedtopolice,andthetenant’scriminalhistory.RCW59.18.130

•Notengageinorallowotherstoengageinillegaldrugactivity,physicalassaultsorassaultswithdeadlyweaponsattherentalpremises.Beingarrestedforthesetypesofoffensesmayconstituteanuisancethatcouldresultineviction.RCW59.18.180


LandLord-Tenant Law

•Notpermit“waste”(substantialdamagetotheproperty)or“nuisance”(substantialinterferencewithothertenants’useoftheirproperty).

•Whenmovingout,restorethedwellingtothesameconditionaswhenthetenantmovedin,exceptfornormalwearandtear.

If the Landlord Wants to Make Changes Belowaregeneralizationsaboutthetwomostcommontypesofrentalagreements.Besureto consult your rental documents to find out howchangescanbemadeinthetermsofyouragreement.

• Month-to-Month Agreements: Ifthelandlordwantstochangetheprovisionsofamonth-to-monthrentalagreement,suchasraisingtherentorchangingrules,thetenantmustbegivenatleast30daysnoticeinwriting.(Lessnoticeisnotallowedunderthelaw.)

Ifthelandlordwishestoconverttheunittoacondominiumthetenantmustbegivena90-daynotice.

TheLandlord-TenantActdoesnotlimithowmuchrentcanberaised,orhowoften.However,thelandlordcannotraisetherenttoretaliateagainstatenant.

Seattle Residents: Thecityrequiresthatlandlordswhoplantoincreaserentby10%ormoremustgivetenantsatleast60daysnotice.Thesechangescanonlybecomeeffectiveatthebeginningofarentalperiod(thedaytherentisdue).Tenantsofconvertedunitswhoseincomesarelessthan80%oflocalmedianincomeandwhoelectnottopurchasetheirconvertedunitsareentitledto$500forrelocationassistanceperunit.

• Leases: Underalease,inmostcases,changescannotbemadeunlessbothlandlordand

tenantagreetotheproposedchangeor if the lease specifically authorizes thechange.

If the Property is Sold Thesaleofthepropertydoesnotautomaticallyendaleaseormonth-to-monthrentalagreement.

Whenarentalunitissold,tenantsmust be notified of the new owner’snameandaddress,eitherby certified mail, or by a revised postingonthepremises.


LandLord-Tenant Law

Alldepositspaidtotheoriginalownermustbetransferredtothenewowner,whomustputtheminatrustorescrowaccount.Thenewownermustpromptlynotifytenantswherethedepositsarebeingheld.

Iftherentalisbeingconvertedtoacondominium,thetenantmustbegivena90-daynoticeunderstatelaw.

Seattle residents:Ifanownerofasingle-familydwellingunitelectstosellthedwellingunit,thecurrenttenantmustbegivenatleast60dayspriorwrittennotice.SMC22.206.160(C)(1)(f)

Landlord’s Access to the Rental UnitThelandlordmustgivethetenantatleastatwo-daynoticeofhisintenttoenteratreasonabletimes.However,thelawsaysthattenantsmustnotunreasonablyrefusetoallowthelandlordtoentertherentalwherethelandlordhasgivenatleastone-day’snoticeofintenttoenterataspecified time to show the dwelling to prospective oractualpurchasersortenants.

Anyprovisioninarentalagreementthatallowsthelandlordtoenterwithoutsuchnoticeisnotvalidunderthelaw.

Thelawsaysthattenantsshallnotunreasonablyrefusethelandlordaccesstorepair,improve,orservicethedwelling.

However,alandlordmayonlyenteratreasonabletimesandmaynotabusetherightofaccesstoharassthetenant.

Incaseofanemergency,orifthepropertyhasbeenabandoned,thelandlordcanenterwithoutnotice.

If the Rental Needs Repairs Required Notice: Whensomethingintherental unit needs to be repaired, the first step isforthetenanttogivewrittennoticeoftheproblemtothelandlordorpersonwhocollectstherent.

Thenoticemustincludetheaddressandapartmentnumberoftherental,thenameoftheowner,ifknown,andadescriptionoftheproblem.

It’sagoodideatodeliverthenoticepersonally,or to use certified mail and get a return receipt from the post office.

Aftergivingnotice,thetenantmustwaittherequiredtimeforthelandlordtobeginmakingrepairs.Thoserequiredwaitingtimesare:

•24hoursfornohotorcoldwater,heat,orelectricity,orforaconditionwhichisimminentlyhazardoustolife.

•72hoursforrepairofrefrigerator,rangeand oven, or a major plumbing fixture supplied by landlord.

•10daysforallotherrepairs.

While not required to finish the repairs in these timeframes,thelandlordmustseethatrepairsarecompletedpromptly,andifcompletionisdelayedduetocircumstancesbeyondthelandlord’scontrol,theconditionmustberepairedassoonaspossible.


LandLord-Tenant Law

Tenant’s Options:Ifrepairsarenotstartedwithintherequiredtimeandthetenantispaidupinrentandutilities,thefollowingoptionscanbeused:

1. The tenant can move out.Afterwaitingtherequiredtime,thelawallowstenantstogivewrittennoticetothelandlordandmoveoutimmediately.Tenantsdonothavetopayrentforanyperiodfollowingthedateofmovingoutandareentitledtoaproratedrefundoftheirrent,aswellasthedepositstheywouldnormallygetback.

2. Litigation or arbitration can be used to work out the dispute.Atenantcanhireanattorneyandgotocourttoforcethelandlordtomakerepairs.(ThesekindsofsuitscannotbebroughtinSmallClaimsCourt.)Or,ifthelandlordagrees,thedisputecanbedecidedbyanarbitrationservice.Arbitrationisusuallylesscostlyandquickerthangoingtocourt.

3. The tenant can hire someone to make the repairs. Inmanycasesthetenantcanhavetheworkdoneandthendeductthecostfromtherent.(Thisprocedurecannotbeusedtoforcealandlordtoprovideadequategarbagecans.)

Beforehavinganyrepairsmadebyanypersoncapableofdoingthework,includingalicensedorregisteredtradespersonifoneisrequired,thetenantmustsubmitagood-faithestimatetothelandlord.Tospeeduptherepairprocess,theestimatecanbegiventothelandlordalongwiththeoriginalwrittennoticeoftheproblem.

Whentherequiredwaitingperiodhasendedandthelandlordhasnotbegunrepairs,thetenantcancontractwiththelowestbiddertohavetheworkdone.An Important Note:Iftherepairisonethathasa10-daywaitingperiod,youcannotcontracttohavetheworkdoneuntil10daysafterthelandlordreceives notice, or five days after the landlord receives theestimate,whicheverislater.

Aftertheworkiscompleted,thetenantpaystherepairpersonanddeductsthecostfromtherentpayment.Thelandlordmustbegiventheopportunitytoinspectthework.

Therearelimitsonthecostofrepairswhichcanbededucted.Ifatenantcontractstherepairworkouttoalicensedorregisteredperson,ortoaresponsiblepersonifnootherlicenseisrequired,thenthetotalcostofrepairsthatmaybedeductedinthiscategoryisnomorethanonemonth’srentpereachrepair,andnomorethantwomonthsrentinany12monthperiod.

Ifalargerepairthataffectsanumberoftenantsneedstobemade,thetenantscanjointogether,followtheproperprocedure,andhavetheworkdone.Theneachcandeductaportionofthecostfromtheirrent.Iftenantswishtodothis,theyshouldalljoininthewrittennoticetorepairandshouldallwaittherequiredtimeperiod.

Remember:atenantmustbecurrentinrentandutilitiespaymentstousethisprocedure.


LandLord-Tenant Law

4. The tenant can make the repairs and deduct the cost from the rent, if the work does not require a licensed or registered tradesperson. Thetenantmustgivethelandlordpropernoticeoftheproblemasoutlinedonpage9.Then,ifthelandlorddoesnotbeginrepairswithintherequiredtime,thetenantcanmaketherepairs.Thecostofmaterialsandlaborcanbedeductedfromtherent.

Tousethisprocedure,thecostoftherepairscannotbemorethanhalfamonth’srent.Andwithinany12-monthperiod,thetenantcanonlydeductatotalofonemonth’srent.

Thelandlordmustbegiventhechancetoinspecttherepairs.Workmustbeproperlydoneandmeetlocalcodes.Thetenantcouldbeheldresponsibleforinadequaterepairwork.

5. Rent in Escrow. Afternoticeofdefectiveconditions,andafterappropriategovernment certification of defect, and the waiting periods havepassed,thentenantsmayplacetheirmonthlyrentpaymentsinanescrowaccount.Thisprocedureisverytechnicalandcannotbedescribedinfullhere.Forcopiesofthelaw(RCW59.18.115),writetotheCodeRevisor’s Office, or consult your attorney.

Illegal Actions of a Landlord Thelawprohibitsalandlordfromtakingcertainactionsagainstatenant.Theseillegalactionsinclude:

Lockouts: Thelawprohibitslandlordsfromchanginglocks,addingnewlocks,orotherwisemakingitimpossibleforthetenanttousethenormallocksandkeys.Evenifatenantisbehindinrent,suchlockoutsareillegal.

A tenant who is locked out can file a lawsuit toregainentry.Somelocalgovernmentsalsohavelawsagainstlockoutsandcanhelpatenantwhohasbeenlockedoutofarental.Formoreinformation,contactyourcityorcountygovernment.

Utility Shutoffs: Thelandlordmaynotshutoffutilitiesbecausethetenantisbehindinrent,ortoforceatenanttomoveout.Utilitiesmayonlybeshutoffbythelandlordsothatrepairsmaybemade,andonlyforareasonableamountoftime.


LandLord-Tenant Law

Ifalandlordintentionallydoesnotpayutilitybillssotheservicewillbeturnedoff,thatcouldbeconsideredanillegalshutoff.

Iftheutilitieshavebeenshutoffbythe landlord, the tenant should first check with the utilitycompanytoseeifitwillrestoreservice.Ifitappearstheshutoffisillegal,thetenant can file a lawsuit. If the tenant wins in court, thejudgecanawardthetenantupto$100perdayforthetimewithoutservice,aswellasattorney’sfees.

Taking the tenant’s property: Thelawallowsalandlordtotakeatenant’spropertyonlyinthecaseofabandonment.

Aclauseinarentalagreementthatallowsthelandlordtotakeatenant’spropertyinothersituationsisnotvalid.

Ifthelandlorddoestakeatenant’spropertyillegally,thetenantmaywanttocontactthe

landlord first. If that is unsuccessful, the police can be notified. If the property is not returned afterthelandlordisgivenawrittenrequest,acourtcouldorderthelandlordtopaythetenantupto$100foreachdaythepropertyiskept(toatotalof$1,000).

Renting condemned property: Thelandlordmaynotrentunitswhicharecondemnedorunlawfultooccupyduetoexistinguncorrectedcodeviolations.Thelandlordcanbeliableforthreemonthsrentortrebledamages,whicheverisgreater,aswellascostsandattorney’sfeesforknowinglyrentingtheproperty.Ifatenantterminatesthetenancyasaresultoftheconditions,thetenantcanrecoveranyprepaiddepositandallprepaidrent.

Retaliatory actions:Ifatenantexercisesrightsunderthelaw,suchascomplainingtoagovernmentauthorityordeductingforrepairs,thelawprohibitsthelandlordfromtaking

retaliatoryaction.

Examplesofretaliatoryactionsareraisingtherent,reducingservicesprovidedtothetenant,orevictingthetenant.

Thelawinitiallyassumesthatthesestepsareretaliatoryiftheyoccurwithin90daysafterthetenant’saction,unlessthetenantwasinsomewayviolatingthestatutewhennoticeofthechangewasreceived.


LandLord-Tenant Law

Ifthematteristakentocourtandthejudge finds in favor of the tenant, the landlord can be orderedtoreversetheretaliatoryaction,aswellaspayforanyharmdonetothetenantandpaythetenant’sattorney’sfees.

Moving Out Proper Notice to Leave Whenatenantwantstomoveoutofarentalunit,itisimportantthattheproperkindofnoticebegiventothelandlord.Thefollowingdiscusseshowtoendthetwomostcommontypesofrentalagreements.However,itisimportantthattenantschecktheirownrentalagreementstodeterminewhatkindofnoticemustbegivenbeforetheymoveout.

Month-to-Month Rental Agreements: Whenatenantwantstoendamonth-to-monthrentalagreement,writtennoticemustbegiventothelandlord.Thenoticemustbereceivedatleast20daysbeforetheendoftherentalperiod(thedaybeforerentisdue).Thedayonwhichthenoticeisdelivereddoesnotcount.Alandlordcannotrequireatenanttogivemorethan20daysnoticewhenmovingout.

Whatifatenantmovesoutwithoutgivingpropernotice?Thelawsaysthetenantisliableforrentforthelesserof:30daysfromthedaythenextrentisdue,or30daysfromthedaythelandlordlearnsthetenanthasmovedout.However,thelandlord has a duty to try and find a new renter. Ifthedwellingisrentedbeforetheendofthe30days,theformertenantmustpayonlyuntilthenewtenantbeginspayingrent.

Whenalandlordwantsamonth-to-monthrentertomoveout,a20-daynoticeisrequired.

Leases: Ifthetenantmovesoutattheexpirationofalease,inmostcasesitisnotnecessarytogivethelandlordawrittennotice.However,theleaseshouldbeconsultedtobesureaformalnoticeisnotrequired.

Ifatenantstaysbeyondtheexpirationofthelease,andthelandlordacceptsthenextmonth’srent,thetenantthenisassumedtoberentingunderamonth-to-monthagreement.

Atenantwholeavesbeforealeaseexpiresisresponsibleforpayingtherentfortherestofthelease.However,thelandlordmustmakeanefforttore-renttheunitatareasonableprice.Whenthedwellingisre-rented,theoriginaltenantisonlyliablefortherentduringthetimereasonablynecessarytore-rentthedwelling,plusanydifferencebetweenthere-rentalpriceandtheoriginalrentalprice,aswellasanycostsincurredbythelandlordinre-rentingthedwelling.Ifthisisnotdone,thetenantmaynotbeliableforrentbeyondareasonableperiodoftime.

Exception for Victims of Assault or Domestic Violence: Atenantwhoisthevictimofcertainthreatsbyothertenants,threatsorassaultsbythelandlord,orviolationsofdomesticviolenceprotectionordersmaybeabletoterminatetherentalagreementimmediately.There are specific guidelines that must be followed.Forfurtherinformationconsultthewebsitewww.washingtonlawhelp.org.RCW59.18.18.352,RCW59.18.354,RCW59.18.356


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Exception for Members of Armed Forces: TenantswhoaremembersoftheArmedServicesmayterminateamonth-to-monthtenancyoraleasewithlessthan20daysnoticeiftheyreceiveassignmentordersthatdonotallowforgivinga20-daynotice.Intheeventofalease,thetenantmustgive7daysnoticetothelandlordofthereassignmentordeploymentorder.RCW59.18.200

Return of Deposits Afteratenantmovesout,alandlordhas14daystoeitherreturndeposits,orgivethetenantawrittenstatementofwhyallorpartofthemoneyisbeingkept.Itisadvisableforthetenanttoleaveaforwardingaddresswiththelandlordwhenmovingout.

Underthelaw,therentalunitmustberestoredtothesameconditionaswhenthetenantmovedin,exceptfornormalwearandtear.Depositscannotbeusedtocovernormal“wearandtear,”ordamagethatexistedwhenthetenantmovedin.(Underthelaw,adamagechecklistshouldhavebeen filled out when the tenant moved in.)

Thelandlordisincompliancewiththelawiftherequiredpayment,statement,orboth,aredeposited in the U.S. mail with first-class postage paidwithin14days.Ifthetenanttakesthelandlordtocourt,anditisruledthatthelandlordintentionallydidnotgivethestatementorreturnthemoney,thecourtcanawardthetenantuptotwicetheamountofthedeposit.

EvictionsWhenalandlordwantsatenanttomoveout,certainproceduresmustbefollowed.Thissection

discusseswhylandlordscanevicttenants,andwhatmethodsmustbeused.

Therearefourtypesofevictionsunderthelaw,eachrequiringacertaintypeofnotice:

• For not paying rent: Ifthetenantisevenonedaybehindinrent,thelandlordcanissueathreedaynoticetopayormoveout.Ifthetenantpaysalltherentduewithinthreedays,thelandlordmustacceptitandcannotevictthetenant.Alandlordisnotrequiredtoacceptapartialpayment

• For not complying with the terms of the rental agreement: Ifatenantisnotcomplyingwiththerentalagreement(forexample,keepingacatwhentheagreement specifies “no pets”), the landlord can give aten-daynoticetocomplyormoveout.Ifthetenantremediesthesituationwithinthattime,thelandlordcannotcontinuetheevictionprocess.

• For creating a “waste or nuisance”:Ifatenantdestroysthelandlord’sproperty;usesthepremisesforunlawfulactivityincludinggangactivitiesordrug-relatedactivities;damagesthevalueoftheproperty;interfereswithothertenants’useoftheproperty;thelandlordcanissueathree-daynoticetomoveout.Thetenantmustmoveoutafterreceivingthistypeofnotice.Thereisnooptiontostayandcorrecttheproblem.Aspecialexceptionismadeforfederallyassisteddrug-freeandalcohol-freehousing.Alandlordoffederallyassisteddrug-freeandalcohol-freehousingcanevictatenantifthetenantusesalcohol


LandLord-Tenant Law

orillegaldrugsbygivingthetenantawrittennoticestatingthattherentalagreementterminatesinthreedays.However,thetenantcanavoidevictionifthetenantcurestheviolationwithinonedayfromreceivingthenotice.Ifasubstantiallysimilarviolationoccurswithinsixmonths,thelandlordmayterminatethetenancywithathreedayevictionnoticeandthenthetenanthasnoopportunitytocuretheviolation.RCW59.18.550

• For no cause: Landlordscanevictmonth-to-monthtenantswithouthavingorstatingaparticularreason,aslongastheevictionisnotdiscriminatoryorretaliatory.Therearevariousexceptionstothisrule.

Seattle Residents: Landlordcanonlyevicttenantsforgoodcause.Therearegoodcauserequirementsforpublicandsubsidizedhousing.Ifyouhavequestionsaboutyourrights,contactoneoftheagencieslistedattheendofthisdocument.

Ifthelandlordwantsatenanttomoveoutanddoesnotgiveareason,thetenantmustbegivena20-daynoticetoleave.Thetenantmustreceivethenoticeatleast20daysbeforethenextrentisdue.

Thetenantcanonlyberequiredtomoveoutattheendofarentalperiod(thedaybeforearentalpaymentisdue).

Usually,a20-daynoticecannotbeusedifthetenant has signed a lease. Check the specific rentaldocumenttodetermineifaleasecanbeendedthisway.

Iftherentalisbeingconvertedtoacondominium,thetenantmustbegivena90-daynoticeunderstatelaw.

If a tenant refuses to move: Foralandlordtotakelegalactionagainstatenantwhodoesnotmove out, the landlord must first give written noticetothetenantinaccordancewiththelaw(RCW59.12.040).Thelandlord’soptionsincludepersonalservice,servicebymail,andservicebypostingnoticeinaprominentplaceonthepremises.Seethestatutetoensurestrictcompliance.

Ifthetenantcontinuestooccupytherentalinviolationofanoticetoleave,thelandlordmustthengotocourttobeginwhatiscalledan“unlawfuldetainer”action.


LandLord-Tenant Law

Ifthecourtrulesinfavorofthelandlord,thesheriffwillbeinstructedtomovethetenantoutoftherentalifthetenantdoesnotleavevoluntarily.Theonlylegalwayforalandlordtophysicallymoveatenantoutisbygoingthroughthe courts and the sheriff’s office.

Abandonment Underthelaw,abandonmentoccurswhenatenanthasbothfallenbehindinrentANDhasclearlyindicatedbywordsoractionsanintentionnottocontinuelivingintherental.Whenarentalhasbeenabandoned,thelandlordmayentertheunitandremoveanyabandonedproperty.Itmustthenbestoredinareasonablysecureplace.Anoticemustbemailedtothetenantsayingwherethepropertyisbeingstored,andwhenitwillbesold.Ifthelandlorddoesnothaveanewaddressforthetenant,thenoticeshouldbemailedtotherentaladdress,soitcanbe forwarded by the post office.

Howlongdoesthelandlordwaitbeforesellingtheabandonedpropertydependsonthevalueofthegoods?

Ifthetotalvalueofthepropertyislessthan$50,thelandlordmustmailanoticeofthesaletothetenantandthenwaitsevendays.Familypictures,keepsakes,andpersonalpaperscannotbesolduntil45daysafterthelandlordmailsthenoticeofabandonment.

Ifthetotalvalueofthepropertyismorethan$50,thelandlordmustmailanoticeofthesaletothetenantandthenwait45days.Personalpapers,familypicturesandkeepsakescanbesoldatthesametimeasotherproperty.

Ifthetenantdemandsthereturnofthepropertybeforeitissoldordisposedof,thelandlordmustreturnit,butmayforcethetenanttopaymovingandstoragecosts.Thelandlordmaynotforcethetenanttopayanybackrentorotherdamagespriortoreturningtheproperty.

Ifthepropertyissold,themoneyraisedbythesaleofthepropertygoestocovermoneyowedtothelandlord,suchasbackrentandthecostofstoringandsellingthegoods.Ifthereisanymoneyleftover,thelandlordmustkeepitforthetenantforoneyear.Ifitisnotclaimedwithinthattime,itbelongstothelandlord.

Ifalandlordtakesatenant’spropertyandacourtlaterdeterminestherehadnotactuallybeenabandonment,thelandlord


LandLord-Tenant Law

couldbeorderedtocompensatethetenantforlossoftheproperty,aswellaspayingcourtandattorneycosts.

Within14daysoflearningofabandonment,thelandlordisresponsibleforeitherreturningatenant’sdepositorprovidingastatementofwhythedepositisbeingkept.

Where to Go With Questions And Complaints

Role of the Attorney General’s OfficeIna1985decision(Statev.Schwab).theWashingtonSupremeCourtruledthatWashingtonState’sConsumerProtectionActdoesnotapplytoresidentialtenancies.Asaresult, the Attorney General’s Office Consumer ProtectionDivisiondoesnotprocesscomplaintsrelatedtoresidentiallandlord-tenantdisputes.

Ina2001AppellateCourtdecision(Ethridgev.Hwang,)thecourtheldthattheConsumerProtectionActappliestomobile/manufacturedhometenancies.Consequently,theAttorneyGeneral’s Office does accept and mediate complaintsconcerningtenanciesfromindividualswhoaremobile/manufacturedhomeownersandarerentingspacefortheirhomes.Asanaddednote,theseindividualsarecoveredbythestate’sManufactured/MobileHomeLandlord-TenantAct(RCW59.20)butarenotusuallycoveredbytheResidentialLandlord-TenantAct.


For further information on the law: Statewide Information:•TheAttorneyGeneral’sConsumerLineInformationServicehasrecordedtapesonlandlord-tenanttopics.InWashington,call1-800-692-5082.

•Thefollowingwebsitehasverygoodresourcesfortenants:www.washingtonlawhelp.org.

•YoumaybeeligibleforfreelegalassistancethroughNorthwestJusticeProject’s(NJP)CoordinatedLegalEducationAdviceandReferralService(CLEAR).Tolearnwhetheryouqualify,calltheNJPat(206)464-1519ifyouliveinKingCountyorcallCLEARat1-888-201-1014ifyouliveoutsideKingCounty.

Low income housing: Department of Housing and Urban Development 909FirstAve.Suite190Seattle,WA98104(206)220-5205www.hud.gov

For legal assistance in settling disputes: Ifyouneedlowcostlegalassistance,contacttheWashingtonStateBarAssociation,oryourcountybarassociationandaskaboutitslawyerreferralprogram.Manycommunitiesofferlowcostlegalclinics. Check with local service agencies to find theonenearestyou.

LandLord-Tenant Law

Complaints about discrimination: Washington State Human Rights Commission 1511ThirdAve.Suite921Seattle,WA98101(206)464-6500Toll-free:1-800-233-3247www.hum.wa.gov

Local Resources and Information:

Benton-Franklin Counties Benton-Franklin Community Action Committee(509)545-4042www.bfcac.org

Pierce County Housing Services - Pierce County Community Services(253)798-7038(incomelimitsmayapply)http://www.co.pierce.wa.us/pc/Abtus/ourorg/comsvcs/housing/html/1ll-t.htm

Pierce County Community Action (253)798-6937ext.5574

Dispute Resolution Center of Pierce County (253)572-3657

King County Bellevue Neighborhood Mediation Program (425)452-4091www.cityofbellevue.org

King County Dispute Resolution Center (206)443-9603www.kcdrc.org

King County Bar Association – Housing Justice Project(206)267-7090www.kcba.org

The Tenants Union (206)723-0500www.tenantsunion.org

Legal Action Center206–324-6890

Solid Ground206-694-6767

Seattle Department of Planning and Development206-684-7899

Skagit County Skagit County Office of Mediation Services (360)[email protected]

Snohomish County Dispute Resolution Center of Snohomish County (425)339-1335www.wshfc.org/managers/landlord-tenant.htm

SpokaneThe Dispute Resolution Center of Spokane (509)326-8029


LandLord-Tenant Law

Volunteers of America (509)[email protected]

Kennewick Columbia Basin Apartment Association (509)[email protected]

Whatcom County Whatcom County Opportunity Council (360)734-5121FromBellingham(360)384-1470County-Widewww.oppco.org

YakimaHousing Service Center (509)575-6101

Complaints and inquiries about housing codes: Callyourlocalcityorcountyzoningorbuildingdepartments.

Also,contactyourlocalHumanRightsCommissionorHousingDepartment.


Notes

Landlord-Tenant Law

The Attorney General’s Office provides informationandinformalmediationtoconsumersandbusinesses.Ifyouhaveaquestionorwantassistanceresolvingaproblem,pleasecontactoneoftheConsumerResourceCenterslisted.

TheAttorneyGeneralisprohibitedfromactingasaprivateattorneyonanisolatedcomplaint.Ifyourcomplaintdemandsimmediatelegalaction,youshouldconsiderprivatelegalactioninSmallClaimsCourt(noattorneynecessary)ifyourclaimisunder$4,000.Ifyourcomplaintinvolvesmorethan$4,000,youshouldseekaprivateattorney.Youmightalsoconsiderarbitration.

ProvidedcourtesyofRobMcKenna,AttorneyGeneraloftheStateofWashington

CONSUMERRESOURCECENTERSOFFICEOFTHEATTORNEYGENERAL

Website http://www.atg.wa.gov

Statewide (800)551-4636Bellingham (360)738-6185Seattle (206)464-6684Tacoma (253)593-2904Vancouver (360)759-2150

CONSUMERLINEhastapedinformationonanumberofconsumerrelatedissues.ResidentsinWashingtoncancall(800)692-5082.

FORFURTHERINFORMATIONThe Attorney General’s Office has a policy of providing equal access to its services. If you need to receive the informationinthisbrochureinanalternateformat,pleasecall(206)464-668

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