RHAWA provides several different resources on local laws from a few different perspectives. Some start with a certain type of law and illustrate how they vary from city to city. Others start with a city, and list all the unique rental regulations they have adopted. We work hard to keep these resources up to date as cities propose or adopt new laws or revise existing codes, and we often rely on our members to inform us of new developments in their cities. Take a moment now to browse our Support Center to get up to speed on local laws. Please note, when state and local laws conflict, it is generally advisable to follow the law that is most favorable to the tenant.
WA State and Local Law Chart
First, the WA State and Local Law Chart covers several different types of laws such as registration and inspection, use of social security numbers, special tenant’s rights information required, amount of move-in fees and installment periods, rent increase notice periods, the regulation of late fees, and how tenancies can be ended by the landlord. This chart is useful if you manage properties in several areas and need a quick reference to see how much notice is needed for that rent increase in Issaquah, or if there is a cap on move-in fees in Burien. A link to the actual legal code is included for each city so you can check details as needed.
Good Cause to End Tenancy (Statewide Guide)
Another chart focuses in on one very complex area of the law usually referred to as “just cause eviction” or “good cause to end the tenancy.” Since the State law version and pre-existing Seattle, Auburn, Burien, and Federal Way versions were not difficult enough… King County, Kenmore, and SeaTac had to jump on the bandwagon and create their own version of “just causes” to terminate tenancies. Our article Good Cause to End Tenancy (Statewide Guide), and the form End of Tenancy Notice will help you make sense of how much notice to provide based on the circumstances and where the property is located.
“WHEN STATE AND LOCAL LAWS CONFLICT, IT IS GENERALLY ADVISABLE TO FOLLOW THE LAW THAT IS MOST FAVORABLE TO THE TENANT.”
Local Government Rental Law Codes
Seventeen different local governments have relevant rental regulations that go beyond registration and inspection. Eleven more have registration (some with inspection) but no other tenant protections. Most of the remaining cities now require having business licenses for each rental property. This article lists each of the cities, and so far, just one county (King) that have rental regulations. This article provides links to the actual municipal codes and any related law summary articles that we offer. Local Law Summary Articles For most of the seventeen (and counting) local governments that have adopted rental regulations (beyond registration/inspection), we have provided easy-to-read law summaries in the Support Center.
- Auburn
- Bellingham
- Burien
- Federal Way
- Issaquah
- Kenmore
- King County (Summary in progress)
- Kirkland
- Olympia
- Port Townsend
- Redmond
- SeaTac
- Seattle (Summary in progress)
- Shoreline
- Spokane
- Tacoma
- Tumwater
Note: While Vancouver, WA does have rental regulation codes, all regulations are now the same as or are superseded by state law.
Legal Forms
Legal Forms found at RHAwa.org/rental-forms-leases-notices include a few items designed to help you deal with all the local laws. First and foremost is the Leasing Requirements by Local Jurisdiction document. For each clause in the lease, it will list any special requirements by city or county. For instance, under clause 2, where you specify your late rent fee, there are several areas that limit the fee to either a percentage or in some cases only $10. These limitations are detailed by city or county. Make sure to follow this document closely when filling in your lease for any of the 17 areas listed above.
You will also find some notices that include different options based on the city or county, like the End of Tenancy Notice. This form provides a mechanism where you can copy and paste the appropriate “cause” for ending tenancy based on state and city laws. Other notice forms like Pay or Vacate, Comply or Vacate, or Notice to Quit, have different versions for various local governments that require specific disclosures on their notice forms. Make sure you select the correct version of these forms based on the location of your rental property.
While these laws create a complicated web of confusion, we hope that the tools we provide make it possible for our members to be in compliance when operating rental properties. But if this isn’t enough and you’re still confused, check out our free ONDEMAND education. We have several attorney-led classes that dive into various local laws. See the Education article on page 8 for more details.
Formal legal advice and review is recommended prior to selection and use of this information. RHAWA does not represent your selection or execution of this information as appropriate for your specific circumstance. The material contained and represented herein, although obtained from reliable sources, is not considered legal advice or to be used as a substitution for legal counsel.