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Landlord-Tenant Resources

Many of us have rented an appartment or house at some point or another in our lives; generally, this is an equitable alternative to being a homeownwer, but they both have their own set of advantages and disadvantages. The most common type of tenancy is a “Month-to-Month”, which usually involves a “Rental Agreement” between the Landlord and Tenant(s). Other forms of tenancies are for longer periods, one year or more, these generally involve a “Lease” agreement; both have their distinctive advantages and disadvantages, conditions/terms, or even legal procedures that outline the duties and responsibilities of both the Landlord and Tenant(s).

Although the terms “Rental Agreement” and “Lease” are often considered interchangable, there are differences between them...
Click in this box to just a see a few of them.
Rental Agreement Lease
Change Terms of Tenancy Yes1 No2
Notice to Pay/Quit 3-Day 3 ~ 10 Day3
Renewals -Automatic Yes Optional4
Rent Increases Yes1 No2
Set period of Tenancy No Yes
Termination(s)
by Landlord Yes1 Yes5
by Tenant Yes1 Yes6
Written Agreement/Contract Required
Weekly/Monthly Recommended N/A
Up to 1 Year (when Tenancy Period is fixed) N/A Yes
More than One Year N/A Yes7
1 Generally at end of 30-Day period or upon 30-Day notice
2 Not without all parties being in agreement, otherwise when lease expires
3 10-Day Notice if RCW 59.04.040 applies to your lease/situation
4 If specified within the terms of the lease; this is not generally common
5 Landlord may terminate a lease through “Due Process” after notice (e.g. Notice to Correct Default) has been given and Tenant(s) fails to correct the default
6 Tenant could be held financially liable to the Landlord for the remainder of the lease
7 Lease Agreements/Contracts must be notarized (RCW 59.18.210)

REMEMBER, you have certain rights under the law that cannot be diminished by the terms of any rental/lease agreement; if you have questions regarding the terms of a rental/lease agreement, the best thing to do is ask for clarification from the Landlord and/or seek the advice of an Attorney that specializes in Landlord-Tenant Law.

DISCLAIMER: Although we can aid you with Landlord-Tenant matters, we are NOT a Law Firm and cannot offer you “legal advice”; notwithstanding, we still felt it prudent to put this page together for your reference. Under no circumstances does any information that we exchange with you considered “legal advice”, nor does it establish a privledged “Attorney-Client” relationship; exchanges between you (the user) and our organization are considered confidential only to the extent of our Privacy Policy.

Washington State Law Click on Header Titles to Open or Close panels...
Title 59 RCW - Landlord and Tenant
Chapter 59.04 RCW - Tenancies
  • RCW 59.04.010 : Tenancies from year to year abolished except under written contract
  • RCW 59.04.020 : Tenancy from month to month -- Termination
  • RCW 59.04.030 : Tenancy for specified time -- Termination
  • RCW 59.04.040 : Ten-day notice to pay rent or quit premises
  • RCW 59.04.050 : Tenancy by sufferance -- Termination
  • RCW 59.04.900 : Chapter inapplicable to rental agreements under landlord-tenant act
    • Click here to see entire Chapter Text
    Chapter 59.08 RCW - Default in rent of forty dollars or less
  • RCW 59.08.010 : Summons and complaint as notice -- Acceptance of rent after default
  • RCW 59.08.020 : Venue
  • RCW 59.08.030 : Complaint
  • RCW 59.08.040 : Order for hearing -- Notice
  • RCW 59.08.050 : Continuance
  • RCW 59.08.060 : Hearing -- Writ of restitution
  • RCW 59.08.070 : Recall of writ -- Bond
  • RCW 59.08.080 : Complaint as notice to quit
  • RCW 59.08.090 : Sheriff's fee
  • RCW 59.08.100 : Indemnity bond not required -- Liability for damages
  • RCW 59.08.900 : Chapter inapplicable to rental agreements under landlord-tenant act
    • Click here to see entire Chapter Text
    Chapter 59.12 RCW - Forcible entry and forcible and unlawful detainer
  • RCW 59.12.010 : Forcible entry defined
  • RCW 59.12.020 : Forcible detainer defined
  • RCW 59.12.030 : Unlawful detainer defined
  • RCW 59.12.032 : Unlawful detainer action -- Compliance with RCW 61.24.040 and 61.24.060
  • RCW 59.12.035 : Holding over on agricultural land, effect of
  • RCW 59.12.040 : Service of notice -- Proof of service
  • RCW 59.12.050 : Jurisdiction of proceedings
  • RCW 59.12.060 : Parties defendant
  • RCW 59.12.070 : Complaint -- Summons
  • RCW 59.12.080 : Summons -- Contents -- Service
  • RCW 59.12.090 : Writ of restitution -- Bond
  • RCW 59.12.091 : Writ of restitution under landlord-tenant act -- RCW 59.12.090, 59.12.100, 59.12.121, and 59.12.170 inapplicable
  • RCW 59.12.100 : Service of writ -- Bond to stay writ
  • RCW 59.12.110 : Modification of bond
  • RCW 59.12.120 : Judgment by default
  • RCW 59.12.121 : Pleading by defendant
  • RCW 59.12.130 : Jury -- Actions given preference
  • RCW 59.12.140 : Proof in forcible entry and detainer
  • RCW 59.12.150 : Amendment to conform to proof
  • RCW 59.12.160 : Amendments
  • RCW 59.12.170 : Judgment -- Execution
  • RCW 59.12.180 : Rules of practice
  • RCW 59.12.190 : Relief against forfeiture
  • RCW 59.12.200 : Appellate review -- Stay bond
  • RCW 59.12.210 : Effect of stay bond
  • RCW 59.12.220 : Writ of restitution suspended pending appeal
  • RCW 59.12.230 : Forcible entry and detainer -- Penalty
    • Click here to see entire Chapter Text
    Chapter 59.16 RCW - Unlawful entry and detainer
  • RCW 59.16.010 : Unlawful detainer defined
  • RCW 59.16.020 : Pleadings, requirements
  • RCW 59.16.030 : Issues -- Trial
  • RCW 59.16.040 : Parties defendant -- Trial of separate issues
    • Click here to see entire Chapter Text
    Chapter 59.18 RCW - Residential Landlord-Tenant Act
  • RCW 59.18.010 : Short title
  • RCW 59.18.020 : Rights and remedies -- Obligation of good faith imposed
  • RCW 59.18.030 : Definitions
  • RCW 59.18.040 : Living arrangements exempted from chapter
  • RCW 59.18.050 : Jurisdiction of district and superior courts
  • RCW 59.18.055 : Notice -- Alternative procedure -- Court's jurisdiction limited -- Application to chapter 59.20 RCW
  • RCW 59.18.060 : Landlord -- Duties
  • RCW 59.18.063 : Landlord -- Provide written receipt upon request
  • RCW 59.18.070 : Landlord -- Failure to perform duties -- Notice from tenant -- Contents -- Time limits for landlord's remedial action
  • RCW 59.18.075 : Seizure of illegal drugs -- Notification of landlord
  • RCW 59.18.080 : Payment of rent condition to exercising remedies -- Exceptions
  • RCW 59.18.085 : Rental of condemned or unlawful dwelling -- Tenant's remedies -- Relocation assistance -- Penalties
  • RCW 59.18.090 : Landlord's failure to remedy defective condition -- Tenant's choice of actions
  • RCW 59.18.100 : Landlord's failure to carry out duties -- Repairs effected by tenant -- Procedure -- Deduction of cost from rent -- Limitations
  • RCW 59.18.110 : Failure of landlord to carry out duties -- Determination by court or arbitrator -- Judgment against landlord for diminished rental value and repair costs -- Enforcement of judgment -- Reduction in rent under certain conditions
  • RCW 59.18.115 : Substandard and dangerous conditions -- Notice to landlord -- Government certification -- Escrow account
  • RCW 59.18.120 : Defective condition -- Unfeasible to remedy defect -- Termination of tenancy
  • RCW 59.18.130 : Duties of tenant
  • RCW 59.18.140 : Reasonable obligations or restrictions -- Tenant's duty to conform
  • RCW 59.18.150 : Landlord's right of entry -- Purposes -- Searches by fire officials -- Conditions
  • RCW 59.18.160 : Landlord's remedies if tenant fails to remedy defective condition
  • RCW 59.18.170 : Landlord to give notice if tenant fails to carry out duties
  • RCW 59.18.180 : Tenant's failure to comply with statutory duties -- Landlord to give tenant written notice of noncompliance -- Landlord's remedies
  • RCW 59.18.190 : Notice to tenant to remedy nonconformance
  • RCW 59.18.200 : Tenancy from month to month or for rental period -- Termination -- Armed Forces exception -- Exclusion of children -- Conversion to condominium -- Notice
  • RCW 59.18.210 : Tenancies from year to year except under written contract
  • RCW 59.18.220 : Termination of tenancy for a specified time -- Armed forces exception
  • RCW 59.18.230 : Waiver of chapter provisions prohibited -- Provisions prohibited from rental agreement -- Distress for rent abolished -- Detention of personal property for rent -- Remedies
  • RCW 59.18.240 : Reprisals or retaliatory actions by landlord -- Prohibited
  • RCW 59.18.250 : Reprisals or retaliatory actions by landlord -- Presumptions -- Rebuttal -- Costs
  • RCW 59.18.253 : Deposit to secure occupancy by tenant -- Landlord's duties -- Violation
  • RCW 59.18.257 : Screening of tenants -- Costs -- Notice to tenant -- Violation
  • RCW 59.18.260 : Moneys paid as deposit or security for performance by tenant -- Written rental agreement to specify terms and conditions for retention by landlord -- Written checklist required
  • RCW 59.18.270 : Moneys paid as deposit or security for performance by tenant -- Deposit by landlord in trust account -- Receipt -- Claims
  • RCW 59.18.280 : Moneys paid as deposit or security for performance by tenant -- Statement and notice of basis for retention -- Remedies for landlord's failure to make refund
  • RCW 59.18.285 : Nonrefundable fees not to be designated as deposit -- Written rental agreement required
  • RCW 59.18.290 : Removal or exclusion of tenant from premises -- Holding over or excluding landlord from premises after termination date
  • RCW 59.18.300 : Termination of tenant's utility services -- Tenant causing loss of landlord provided utility services
  • RCW 59.18.310 : Default in rent -- Abandonment -- Liability of tenant -- Landlord's remedies -- Sale of tenant's property by landlord
  • RCW 59.18.312 : Writ of restitution -- Storage and sale of tenant's property -- Use of proceeds from sale -- Service by sheriff, form
  • RCW 59.18.315 : Mediation of disputes by independent third party
  • RCW 59.18.320 : Arbitration -- Authorized -- Exceptions -- Notice -- Procedure
  • RCW 59.18.330 : Arbitration -- Application -- Hearings -- Decisions
  • RCW 59.18.340 : Arbitration -- Fee
  • RCW 59.18.350 : Arbitration -- Completion of arbitration after giving notice
  • RCW 59.18.352 : Threatening behavior by tenant -- Termination of agreement -- Written notice -- Financial obligations
  • RCW 59.18.354 : Threatening behavior by landlord -- Termination of agreement -- Financial obligations
  • RCW 59.18.360 : Exemptions
  • RCW 59.18.363 : Unlawful detainer action -- Distressed home, previously
  • RCW 59.18.365 : Unlawful detainer action -- Summons -- Form
  • RCW 59.18.370 : Forcible entry or detainer or unlawful detainer actions -- Writ of restitution -- Application -- Order -- Hearing
  • RCW 59.18.375 : Forcible entry or detainer or unlawful detainer actions -- Payment of rent into court registry -- Writ of restitution -- Notice
  • RCW 59.18.380 : Forcible entry or detainer or unlawful detainer actions -- Writ of restitution -- Answer -- Order -- Stay -- Bond
  • RCW 59.18.390 : Forcible entry or detainer or unlawful detainer actions -- Writ of restitution -- Service -- Defendant's bond
  • RCW 59.18.400 : Forcible entry or detainer or unlawful detainer actions -- Writ of restitution -- Answer of defendant
  • RCW 59.18.410 : Forcible entry or detainer or unlawful detainer actions -- Writ of restitution -- Judgment -- Execution
  • RCW 59.18.415 : Applicability to certain single family dwelling leases
  • RCW 59.18.420 : RCW 59.12.090, 59.12.100, 59.12.121, and 59.12.170 inapplicable
  • RCW 59.18.430 : Applicability to prior, existing or future leases
  • RCW 59.18.440 : Relocation assistance for low-income tenants -- Certain cities, towns, counties, municipal corporations authorized to require
  • RCW 59.18.450 : Relocation assistance for low-income tenants -- Payments not considered income -- Eligibility for other assistance not affected
  • RCW 59.18.500 : Gang-related activity -- Legislative findings, declarations, and intent
  • RCW 59.18.510 : Gang-related activity -- Notice and demand the landlord commence unlawful detainer action -- Petition to court -- Attorneys' fees
  • RCW 59.18.550 : Drug and alcohol free housing -- Program of recovery -- Terms -- Application of chapter
  • RCW 59.18.570 : Victim protection -- Definitions
  • RCW 59.18.575 : Victim protection -- Notice to landlord -- Termination of rental agreement -- Procedures
  • RCW 59.18.580 : Victim protection -- Limitation on landlord's rental decisions
  • RCW 59.18.585 : Victim protection -- Possession of dwelling unit -- Exclusion of others -- New lock or key
  • RCW 59.18.900 : Severability -- 1973 1st ex.s. c 207
  • RCW 59.18.910 : Severability -- 1989 c 342
  • RCW 59.18.911 : Effective date -- 1989 c 342
  • RCW 59.18.912 : Construction -- Chapter applicable to state registereddomestic partnerships -- 2009 c 521
    • Click here to see entire Chapter Text
    Chapter 59.20 RCW - Manufactured/Mobile Home Landlord-Tenant Act
  • RCW 59.20.010 : Short title
  • RCW 59.20.020 : Rights and remedies -- Obligation of good faith required
  • RCW 59.20.030 : Definitions
  • RCW 59.20.040 : Chapter applies to rental agreements regarding mobile home lots, cooperatives, or subdivisions -- Applicability of and construction with provisions of chapters 59.12 and 59.18 RCW
  • RCW 59.20.045 : Enforceability of rules against a tenant
  • RCW 59.20.050 : Written rental agreement for term of one year or more required -- Waiver -- Exceptions -- Application of section
  • RCW 59.20.060 : Rental agreements -- Required contents -- Prohibited provisions
  • RCW 59.20.070 : Prohibited acts by landlord
  • RCW 59.20.073 : Transfer of rental agreements
  • RCW 59.20.074 : Rent -- Liability of secured party with right to possession
  • RCW 59.20.075 : Presumption of reprisal or retaliatory action
  • RCW 59.20.080 : Grounds for termination of tenancy or occupancy or failure to renew a tenancy or occupancy -- Notice -- Mediation
  • RCW 59.20.090 : Term of rental agreements -- Renewal -- Nonrenewal -- Termination -- Armed forces exception -- Notices
  • RCW 59.20.100 : Improvements
  • RCW 59.20.110 : Attorney's fees and costs
  • RCW 59.20.120 : Venue
  • RCW 59.20.130 : Duties of landlord
  • RCW 59.20.135 : Maintenance of permanent structures -- Findings and declarations -- Definition
  • RCW 59.20.140 : Duties of tenant
  • RCW 59.20.145 : Live-in care provider -- Not a tenant -- Agreements -- Guest fee
  • RCW 59.20.150 : Service of notice on landlord or tenant
  • RCW 59.20.155 : Seizure of illegal drugs -- Notification of landlord
  • RCW 59.20.160 : Moneys paid as deposit or security for performance by tenant -- Written rental agreement to specify terms and conditions for retention by landlord
  • RCW 59.20.170 : Moneys paid as deposit or security for performance by tenant -- Deposit by landlord in trust account -- Receipt -- Claims
  • RCW 59.20.180 : Moneys paid as deposit or security for performance by tenant -- Statement and notice of basis for retention
  • RCW 59.20.190 : Health and sanitation standards -- Penalties
  • RCW 59.20.200 : Landlord -- Failure to carry out duties -- Notice from tenant -- Time limits for landlord's remedial action
  • RCW 59.20.210 : Landlord -- Failure to carry out duties -- Repairs effected by tenant -- Bids -- Notice -- Deduction of cost from rent -- Limitations
  • RCW 59.20.220 : Landlord -- Failure to carry out duties -- Judgment by court or arbitrator for diminished rental value and repair costs -- Enforcement of judgment -- Reduction in rent
  • RCW 59.20.230 : Defective condition -- Unfeasible to remedy defect -- Termination of tenancy
  • RCW 59.20.240 : Payment of rent condition to exercising remedies
  • RCW 59.20.250 : Mediation of disputes by independent third party
  • RCW 59.20.260 : Arbitration -- Authorized -- Selection of arbitrator -- Procedure
  • RCW 59.20.270 : Arbitration -- Application -- Hearings -- Decisions
  • RCW 59.20.280 : Arbitration -- Fee
  • RCW 59.20.290 : Arbitration -- Completion of arbitration after giving notice
  • RCW 59.20.300 : Manufactured/mobile home communities -- Notice of sale
  • RCW 59.20.305 : Manufactured/mobile home communities -- Good faith negotiations
  • RCW 59.20.900 : Severability -- 1977 ex.s. c 279
  • RCW 59.20.901 : Effective date -- 1999 c 359
  • RCW 59.20.902 : Construction -- Chapter applicable to state registered domestic partnerships -- 2009 c 521
    • Click here to see entire Chapter Text
    Chapter 59.21 RCW - Mobile home relocation assistance
  • RCW 59.21.005 : Declaration -- Purpose
  • RCW 59.21.006 : Declaration -- Intent -- Purpose -- 1995 c 122
  • RCW 59.21.010 : Definitions
  • RCW 59.21.021 : Relocation assistance--Eligibility after December 31, 1995 -- Amounts of assistance -- Priority for distribution of assistance
  • RCW 59.21.025 : Relocation assistance -- Sources other than fund -- Reductions
  • RCW 59.21.030 : Notice -- Requirements
  • RCW 59.21.040 : Relocation assistance -- Exemptions
  • RCW 59.21.050 : Relocation fund -- Administration -- Tenant's application -- Form
  • RCW 59.21.055 : Fee imposed on transfer of title -- Circumstances -- Deposit -- Rules
  • RCW 59.21.070 : Rental agreement -- Covenants
  • RCW 59.21.100 : Tenants -- Waiver of rights -- Attorney approval
  • RCW 59.21.105 : Existing older mobile homes -- Forced relocation -- Code waiver
  • RCW 59.21.110 : Violations -- Penalty
  • RCW 59.21.904 : Severability -- 1995 c 122
  • RCW 59.21.905 : Effective date -- 1995 c 122
  • RCW 59.21.906 : Construction -- Chapter applicable to state registered domestic partnerships -- 2009 c 521
    • Click here to see entire Chapter Text
    Chapter 59.22 RCW - Office of manufactured housing -- Resident-owned mobile home parks
  • RCW 59.22.010 : Legislative findings
  • RCW 59.22.020 : Definitions
  • RCW 59.22.030 : Mobile home park purchase account
  • RCW 59.22.032 : Loans for mobile home park conversion costs -- Resident eligibility -- Flexible repayment terms
  • RCW 59.22.034 : Loan duration -- Rate of interest -- Security -- Administration of loan
  • RCW 59.22.036 : Requirements for financing approval -- Department's duties
  • RCW 59.22.038 : Eligibility for loans -- Amount of loans -- Determining factors
  • RCW 59.22.039 : Technical assistance for mobile home park conversion
  • RCW 59.22.050 : Office of manufactured housing -- Duties
  • RCW 59.22.070 : Manufactured housing account
  • RCW 59.22.080 : Transfer of title -- Fee -- Department of licensing -- Rules
  • RCW 59.22.085 : Transfer of title -- Fee supersedes other fee
  • RCW 59.22.090 : Manufactured housing task force -- Duties -- Membership
  • RCW 59.22.901 : Construction -- Chapter applicable to state registered domestic partnerships -- 2009 c 521
    • Click here to see entire Chapter Text
    Chapter 59.24 RCW - Rental security deposit guarantee program
  • RCW 59.24.010 : Legislative findings
  • RCW 59.24.020 : Program established -- Grants -- Eligible participants
  • RCW 59.24.030 : Contracts required -- Terms
  • RCW 59.24.040 : Authority of grant recipients
  • RCW 59.24.050 : Rules
  • RCW 59.24.060 : Sources of funds
  • RCW 59.24.900 : Severability -- 1988 c 237
    • Click here to see entire Chapter Text
    Chapter 59.28 RCW - Federally assisted housing
  • RCW 59.28.010 : Legislative findings -- Purpose
  • RCW 59.28.020 : Definitions
  • RCW 59.28.030 : Contracts -- Expiration or termination -- Notice -- Applicability
  • RCW 59.28.040 : Notice of expiration or prepayment -- Owner's duty
  • RCW 59.28.050 : Owner's rights -- Public regulatory powers -- Applicability
  • RCW 59.28.060 : Notice of expiration or prepayment -- Contents -- Location -- Requests for information
  • RCW 59.28.070 : Removal of tenants -- Notice of expiration or prepayment -- Timing
  • RCW 59.28.080 : Rent increase -- Notice of expiration or prepayment -- Timing
  • RCW 59.28.090 : Modification of rental agreement -- Notice of expiration or prepayment -- Timing
  • RCW 59.28.100 : Violations -- Civil actions -- Parties
  • RCW 59.28.120 : Department of community, trade, and economic development -- Develop and provide information and technical assistance
  • RCW 59.28.130 : Eviction of tenant -- Restriction
  • RCW 59.28.900 : Severability -- 1989 c 188
  • RCW 59.28.901 : Severability -- 2000 c 255
  • RCW 59.28.902 : Effective date -- 2000 c 255
    • Click here to see entire Chapter Text
    Chapter 59.30 RCW - Manufactured/mobile home communities -- Dispute resolution and registration
  • RCW 59.30.010 : Findings -- Purpose -- Intent
  • RCW 59.30.020 : Definitions
  • RCW 59.30.030 : Dispute resolution program -- Purpose -- Attorney general duties
  • RCW 59.30.040 : Dispute resolution program -- Complaint process
  • RCW 59.30.050 : Registration process, fees
  • RCW 59.30.060 : Database
  • RCW 59.30.070 : Manufactured/mobile home dispute resolution program account
  • RCW 59.30.080 : Immunity from suit
    • Click here to see entire Chapter Text
    Links to other Resources...

    Is your Landlord a Real Estate Management Company?
    Verify they are licensed in Washington State:

    Here are some other useful links (in alphabetical order):

    †Please note that the AG's Office does not handle Landlord-Tenant matters (re State v Schwab, 1985); however, their Web Site does provide resource links regarding residential Landlord-Tenant matters.
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