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Washington State Attorney General’s Office
A Citizens’ Rights Publication
Landlord- Tenant Law
LandLord-Tenant Law
Washington State Attorney General’s Office
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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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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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
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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
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•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.
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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.
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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.
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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.
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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.
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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
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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.
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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
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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.
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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
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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.
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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