Seattle Landlord-Tenant Laws

What are the obligations of landlords?

• Keeping the premises fit for human habitation and keeping common areas reasonably clean and safe;
• Controlling insects, rodents and other pests;
• Maintaining roof, walls and foundation and keep the unit weathertight;
• Maintaining electrical, plumbing, heating and other equipment and appliances supplied by the owner;
• Provide adequate containers for garbage and arranging for garbage pickup;
• When responsible for providing heat in rental units, from September through June maintaining daytime (7a.m. to 10:30 p.m.) temperatures at 65%F or above and nighttime temperatures at not less than 58%F;
• In non-transient accommodations, providing keys to unit and building entrance doors and, in most cases changing the lock mechanism and keys upon a change of tenants;
• Installing smoke detectors.
• Owners are not required to make cosmetic repairs after each tenancy, such as installing new carpets or a fresh coat of paint.

What are the obligations of renters?

• Properly disposing of garbage;
• Exercising care in use of electrical and plumbing fixtures;
• Promptly repairing any damages caused by them or their guests;
• Granting reasonable access for inspection, maintenance, repair and pest control;
• Maintaining smoke detectors in good working order; and
• Refraining from storing dangerous materials on the premises.

What is the Just Cause Eviction Ordinance?

1. The renter fails to pay rent within 3 days of a notice to pay rent or vacate.
2. The owner has notified the tenant in writing of overdue rent at least 4 times in a 12 month period.
3. The renter does not comply with a material term of a lease or rental agreement within 10 days of receiving a notice to comply or vacate.
4. The renter does not comply with a material obligation under the state Landlord-Tenant Act within 10 days of a notice to comply or vacate.
5. The owner has notified a tenant in writing at least 3 times in a 12 month period to comply within ten days with a material term of the lease or rental agreement or with an obligation under the State Landlord-Tenant Act.
6. The renter seriously damages the rental unit (causes "waste"), causes a nuisance, or maintains an unlawful business and does not vacate the premises within 3 days of a notice to do so.
7. The owner seeks to discontinue use of a unit not authorized under the Land Use Code, after receiving a Notice of Violation. The owner must pay relocation assistance to tenants who have to move so that the owner can correct the violation. Relocation assistance for low-income tenants is $2,000; for other tenants it is an amount equal to 2 months rent.
8. The owner wishes to evict a tenant who lives in the same unit with the owner.
9. The renter has been convicted of criminal activity in the building or on the premises.
10. The owner wishes to occupy the premises personally, or the owner's immediate family will occupy the unit, and no substantially equivalent unit is vacant and available in the same building. Immediate family includes the spouse, parents, grandparents, children, brothers and sisters of the owner or owner's spouse.
11. The renter's occupancy is conditioned upon employment on the property and the employment is terminated.
12. The owner plans major rehabilitation and has obtained required permits and a Tenant Relocation License. The owner must give a tenant who moves for this reason written notice, upon moving out, that the tenant has the first option to rent the renovated unit. When the unit is ready for reoccupancy, the owner must notify the tenant by mailing written notice to the last address provided by the tenant. The tenant has 30 days to exercise the option to rent the unit.
13. The owner decides to convert the building to a condominium.
14. The owner decides to demolish a building or to convert it to non-residential use and has obtained the necessary permits and a Tenant Relocation License under the Tenant Relocation Assistance Ordinance. For additional information on the Just Cause Eviction Ordinance, call the Department of Construction and Land Use at 684-7867.

What actions are considered to be harassment or retaliation?

1. Changing or tampering with locks on unit doors;
2. Removing doors, windows, fuse box, furniture or other fixtures;
3. Discontinuing utilities supplied by owner;
4. Removing a tenant from the premises except through the formal court eviction process;
5. Evicting, increasing rent or threatening a tenant for reporting housing code violations to DCLU or for exercising any legal rights arising out of the tenant's occupancy; or
6. Entering a tenant's unit, except in an emergency, or except at reasonable times with the tenant's consent after giving at least 2 days notice.

1. Changing or adding locks on unit doors.
2. Removing owner-supplied fixtures, furniture, or services.
3. Willfully damaging the building.

What other City Ordinances affect tenants and landlords?

• Rental Agreement Regulation Ordinance Under this law, landlords are not allowed to withhold deposits or impose other penalties when month-to-month renters move out before a minimum period of time that is longer than one rental period has passed since the start of the tenancy. In addition, landlords are required to give current and new renters this written information about Seattle and Washington state laws. Tenants can recover actual damages, legal costs and penalties through private civil action against landlords who violate this law. One duplicable master copy per customer is available from the DCLU Permit Center, 720 2nd Avenue, Suite 700, Seattle WA 98104-1703.
• Open Housing and Public Accommodations Ordinance The City of Seattle is committed to a policy of promoting the availability and accessibility of housing to all persons and prohibits discrimination on the basis of race, color, creed, religion, ancestry, national origin, age, sex, marital status, parental status, sexual orientation, political ideology or disability. Inquiries about this ordinance and complaints of violations should be directed to the Seattle Human Rights Department at 684-4500.
• Condominium Conversion Ordinance When an apartment building is being converted to condominiums the Condominium Conversion Ordinance requires a housing code inspection and that tenants receive a 90 day written notice of the conversion. Tenants have a 60 day option to purchase their own unit before it can be offered for sale to the public. If the tenant decides not to buy his or her unit the tenant may be eligible to receive $500.00 relocation assistance. To be eligible, the tenant's income cannot exceed 80% of median income. The relocation assistance is paid at the time that the unit is vacated. For further information, call DCLU at 684-7867.
• Tenant Relocation Assistance Ordinance This ordinance applies when tenants are displaced by housing demolition, change of use, substantial rehabilitation, and by removal of use restrictions from subsidized housing. All tenants must receive a 90 day notice of the activity that will require them to move. Eligible low income tenants, whose income cannot exceed 50% of median income, receive cash relocation assistance. Call DCLU at 684-7979 or 684-7867 for more information.
• Repair and Maintenance - Housing and Building Maintenance Code This ordinance requires owners to meet certain minimum standards and keep buildings in good repair. After first requesting the owner to make repairs, a tenant can report needed repairs by calling the Department of Construction and Land Use at 684-7899. If an inspector finds code violations, the owner will be required to make needed corrections.