RENTER'S HANDBOOK Renting in Seattle - JANUARY 2021 - Avenue One Residential
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Renting in Seattle
RENTER’S HANDBOOK
JANUARY 2021
1
YOUR VOICE
VOTE!
DON’T FORGET TO REGISTER TO
MATTERS!
www.kingcounty.gov/depts/elections
WELCOME HOME!
There’s a lot to do when moving to a
new home. Updating your voter BALLOTS
registration is one of those important
tasks to remember.
ALREADY REGISTERED?
Here are 5 easy ways to update your address:
• If you have a current Washington State driver license or
state ID card, go online!
• Mail the registration form included with this
Renter’s Handbook.
• E-mail elections@kingcounty.gov with your name, date
of birth, old residential and mailing address, and your
new residential and mailing address. REMEMBER TO
CHANGE YOUR
• Call 206-296-VOTE (8683). Services are available in ADDRESS AT LEAST 29
120 languages. DAYS BEFORE
ELECTION DAY.
• Go in-person to King Coutny Election headquarters in CHECK THE VOTER’S
Renton or the Voter Registration Annex in Seattle. CALENDAR.
NEED TO REGISTER?
There are 3 ways to register to vote:
• If you have a current Washington State driver license or state ID card, go online!
• Mail the registration form included in this Renter’s Handbook. (See center pull-out.)
• Go in-person to King County Election headquarters in Renton or the Voter
Registration Annex in Seattle.
2Welcome! Table of Contents
Finding a Home 6
What Is the Renter’s Handbook? What to Look For 8
Minimum Standards 8
Welcome to Renting in Seattle. Your landlord is required to Rental Registration Inspection Ordinance 10
Fair Housing Laws 11
provide you with this Renter’s Handbook when you apply to rent,
Get Ready to Rent 14
sign a rental agreement, renew a rental agreement or whenever
Rental Applications 14
the City of Seattle updates information in it.
First in Time 16
Holding Deposits 18
The Renter’s Handbook gives you a broad overview of both your
Renting and Disability Rights 18
renter rights and obligations and provides tips and helpful Moving In 20
resources to make renting in Seattle a great experience. You The Rental Agreement 22
should keep this handbook where you can easily reference it. Move-In Charges 24
Installment Payments 25
Remember, there is help available when your handbook does not Utility Accounts 26
have the answer to your question or specific situation. The Rent- While You Rent 30
ing in Seattle Helpline (206) 684-5700 is open Monday – Friday Landlord/Tenant Duties 32
during business hours so you can talk to someone for information Adding Roommates 34
and guidance. Language assistance is available Notices From Your Landlord 36
Rent Pledges 42
This handbook is not intended as legal advice. You can also visit Moving Out 44
our web site www.seattle.gov/rentinginseattle. Ending the Rental Agreement 46
Just Cause Termination 46
Eviction 50
Security Deposit Return 51
Final Thoughts 52
Index 53FINDING A HOME
in in the ri ht p ace or you is not an e act science an peop e fin their ho es in ots o i erent
ways. any istin s are avai a e or ree on ine. o eti es rivin or wa in aroun a nei h or-
hoo can yie resu ts where or Rent si ns are poste . eware o on ine sca s that as or oney
or wire trans ers. ever a ree to rent a p ace e ore you see it. a ea ee s too oo to e true it
pro a y is ou can report suspecte renta sca s to the e era Tra e o ission at
www.consumer.ftc.gov.
or a e housin can ean a ot o i erent thin s. enera y it is housin that is tie to your
inco e eve o ten ut not a ways ase on area rents. o e ow inco e housin is e era y
un e an or provi e y non profit housin or ani ations. The ity s ce o ousin aintains a
list of search sites at www.seattle.gov/housing/renters/find-housing.
ten there are wait ists or these a or a e housin options. eatt e ousin uthority oth
owns ow inco e housin units an has a rent su si y pro ra ca e ousin hoice ouchers .
ou can fin out ore a out at www.seattlehousing.org or you can visit their o ce
ocation in owntown eatt e at ueen nne venue orth. ou can ca the o unity
n or ation ine at or a ist o a or a e housin provi ers over the phone i you on t have
access to a co puter.What to Look for in Your Potential Home Fire and Safety
Stairs must be safely constructed and have appropriate handrails. Smoke and
carbon monoxide detectors are required. An exterior door or properly sized window
or e er ency e it nown as e ress is require in a roo s use or s eepin .
There are lots of additional requirements for larger, multi-unit buildings.
Security
It’s important to know what to look for in a potential Entry doors must have a deadbolt and have a peep hole or window so you can see
home besides your personal preferences. Seattle has rules who is at the door. Locks must be changed when there is a change of tenancy.
Buildings must be secure enough to reasonably prevent criminal actions to residents
for minimum safety and maintenance standards that and their belongings.
housing must meet to be a rental. The rules are in the
City’s Housing and Building Maintenance Code. The
following is a basic explanation of those standards.
Space and Occupancy WELCOME
This category covers the minimum size of housing units and includes dimensions of
sleeping rooms. It also covers light and ventilation requirements, like windows, fans,
and sanitation. For example, a sleeping room must be at least 70 square feet with
Good to Know!
an additional 50 square feet for each person in excess of two.
Other general safety things to watch out for in older buildings and homes
Structural are the potential hazards of peeling lead paint and asbestos when it is
ria e cru in an not containe . a unit has e roo s e ow roun
Elements such as foundations, chimneys, and roofs must be solid and stable. The like basement rooms, are there large enough windows or exterior doors? If
building needs to be weathertight, damp-free, rodent-proof, and maintained in not, those rooms should not be advertised nor used as bedrooms, as they
good repair. do not meet safety standards
Mechanical
All housing units must have a permanently installed heating source (space heaters
a one are not su cient . ectrica equip ent inc u in wirin an app iances
must be properly installed and safely maintained. The unit must be safely lit and
have su cient e ectrica out ets.
8 9Is the Unit Registered?
As of 2014, all rental properties in Seattle must be registered with the City in
accordance with the Rental Registration and Inspection Ordinance. There are some
exemptions such as housing owned by Seattle Housing Authority or licensed facilities
such as assisted living homes. This helps the City ensure your housing is safe and
Seattle’s Fair Housing Laws
complies with minimum standards. Inspections are required every 5-10 years. You
can check if your home is registered at www.seattle.gov/rrio Seattle’s Fair Housing Laws are designed to ensure everyone has equal access to
housing. It is illegal to discriminate in the rental of housing because of:
• Race National origin
?
•
• Color • Marital status
• Ancestry • Political ideology
• Sex • Parental status
• Disability • Sexual orientation
• Creed • Gender identity
• Religion • Use of a service animal
• Age • Use of a Housing Choice Voucher or
• Retaliation other subsidy programs
• Alternative sources • Military status or veteran
of income • Criminal history
Rental Housing Ads
It is illegal for a housing provider to, intentionally or otherwise, steer certain
renters to or from a rental listing. A listing that says ‘will suit a quiet couple’ is
potentially discriminatory because it appears to exclude applicants based on their
‘parental status,’ for example.
an or s ust inc u e specific in or ation when a vertisin a unit or rent.
Advertisements must:
• Include the criteria that will be used for screening and the minimum
standard to move forward in the application process
• Describe all information and documents the landlord will use
in screening
• Provide information explaining how you can request additional time
to complete an application for things like interpretation or a
reasonable accommodation for a disability
10 11Source of Income Protections The following are some of the factors informing a landlord’s consideration:
Seattle has protections for renters with a source of income other than ature an severity o the o ense
employment. Housing providers cannot deny you a rental unit or treat you
i erent y ecause your inco e co es ro socia security a i ony retire ent u er an types o convictions
isa i ity etc. or i you are re yin on a renta su si y pro ra i e a ousin
Choice Voucher. If your landlord has a rent to income ratio requirement they • Age at time of conviction
ust su tract any su si y you receive e ore a in the ca cu ation. See pg. 17
for more on income-to-rent ratio. • Evidence of good tenant history
• Time since date of conviction
• Supplemental information
o eowners rentin units on the property where they ive i e an attache
apart ent or ac yar cotta e are e e pt ro these screenin restrictions.
If you see rental housing advertising that does not comply with Fair Chance
housin aws you can ca the e p ine at to report it.
Fair Chance Housing
Seattle’s Fair Chance Housing Ordinance o ers protections to a ress ias an
arriers peop e with cri ina ac roun s ace when atte ptin to secure renta
housing.
vertisin o renta units cannot an app icants with a cri ina history.
pp icants cannot e screene or a cri ina history or e as e a out cri ina
history on the application.
u t app icants ay e screene a ainst the se o en er re istry. an or
could potentially disqualify an applicant on the registry only if:
. The o ense was co itte as an a u t.
. e iti ate usiness reason e ists. connection wou nee to e e on-
strate etween the po icy practice an the sa ety o resi ents property.
12 13GET READY TO RENT
Rentin can e a co petitive usiness especia y or the ost a or a e units. ein prepare in
a vance can rea y he p.
now your cre it score an any potentia issues that i ht show in a screenin report.
ou can ana e that in or ation with your app ication an e p ain the circu stances
to support your app ication. ou can access your cre it report at
www.annualcreditreport.com
now your ri hts e ore you su it an app ication.
ave the o owin in or ation rea y or your app ication
urrent an previous a ress inc u in an or in or ation
a es an irth ates o a occupants
p oy ent an inco e in or ation an verification
• Vehicle information
Re erences oth persona an housin re ate
• Pet information
ousin provi ers ust a e c ear in a vance the criteria they wi use to screen your app ication
an the reasons that wou resu t in enyin your app ication. ou are entit e to a copy o the
screenin report.
ou can on y e char e the actua cost o the app ication screenin . The custo ary cost in eatt e is
appro i ate y per a u t.
your app ication is enie the housin provi er ust ive you a written notice statin the reasons.
This is ca e an a verse action notice an is require y oth ity an tate aw.
14 15Income to Rent Ratio
s entione e ore a an or cannot eny you housin ecause your inco e
co es ro a source or sources other than e p oy ent. part o the e i i i ity
require ent is a rent to inco e ratio an your inco e is ro other sources or
First in Time
su si ies your an or ust o ow these steps in a in the ca cu ation
The First-in-Time Ordinance requires an or s to o er a renta a ree ent to the first
qua ifie app icant who su its a co p ete app ication. ousin provi ers ust
cooperate u y with app icants usin a housin su si y such as co p etin require
paperwor etc.
STEP 1 STEP 2 STEP 3
an or s ust
eter ine tenant eter ine tenant a cu ate tenant
tota onth y portion o rent y require inco e y
ate an ti e sta p app ications in the or er receive inco e y a in su tractin a u tip yin tenant
a verifia e sources verifia e su si ies rent portion y your
creen app ications in chrono o ica or er one at a ti e o inco e. receive ro the ratio. eter ine
onth y rent. qua ifications y
ive app icants a ini u o hours or a itiona in or ation on su tractin tenant
an otherwise co p ete app ication tota inco e ro
tenant required
rovi e hours or a response to an o er o a renta a ree ent a ter Monthly
inco e.
which ti e the an or can procee screenin the ne t app icant in ine Income Rent:
$1200
?
ocia ecurity eteran ssistance In 3:1 ratio
u si y tenant required
income is $600
ne ti e eteran
tipen Tenant rent
portion: $200 eteran ssistance
u si y
hi upport
Tenant meets
the 3:1 Income
Requirement
Tenant Total
Income: $900
16 17Holding Deposit reasona e o ification a ows you to a e physica chan es to the property that
(Deposit to Secure Occupancy) are necessary to make the rental property accessible. You are responsible for paying
or reasona e o ifications un ess the an or receives e era un s. n e a p e
When you apply to rent a unit, the housing provider may want to o a reasona e o ification is as in per ission to wi en the athroo oorway
charge you a deposit to hold the unit while screening your application. to accommodate a large scooter.
• The maximum holding deposit a landlord may charge is 25% of one you have questions or want to fi e a co p aint contact the Rentin in eatt e
month's rent. A receipt explaining the terms is required. he p ine .
you are o ere the unit an eci e you on t want it you wi
almost certainly lose your holding deposit. The deposit is fully
refundable if your application is not successful or the unit fails a housing
inspection connected to a rental subsidy program.
• If you sign a rental agreement for the unit, the holding deposit must be
app ie to the first onth s rent or ove in costs security eposit an
pet deposit).
Service Animals
OPEN
HOUSE
ervice ani a s are roa y efine in eatt e an inc u e e otiona support
companion, therapy animals, and more. Fair housing rules require reasonable
accommodations for service animals.
housin provi er can as or verification o the isa i ity re ate nee
or your service ani a ro a qua ifie thir party such as a e ica
Renting and Disability Rights provi er or so eone qua ifie to veri y the connection.
Accessibility ervice ani a s are not consi ere pets an cannot e prohi ite ro
renta units. o et po icies o not app y to service ani a s.
Housing accessibility allows renters with disabilities to live independently. Grab
bars, ramps, extra width for wheelchairs, designated parking are some examples. If Trainin or certification o a service ani a is not require .
you have a isa i ity you can as or a reasona e acco o ation or o ification.
• A housing provider cannot charge a deposit, fee, or additional rent for a
An accommodation is a change in rules, policies, practices, or services to allow you service animal.
the equal opportunity to use and enjoy a rental unit. An example of reasonable
accommodation is to make an exception to a parking policy so a person using a ou are responsi e or your service ani a s ehavior an any a a e
wheelchair can have a spot closest to their unit. it does to your rental unit and the property.
18 19MOVING IN
Moving is a busy and often stressful time. Things can easily be overlooked. It is
important to be careful and pay attention to the details at this stage as it sets the
tone for your entire tenancy.
The Move-in Checklist
This is an extremely important part of your rental agreement because it is connected
to your security deposit.
• It should accurately describe in detail the current condition of your
new home
• Discrepancies should be discussed immediately with your landlord so
you are not taking responsibility for damage that happened before
you moved in
• It should be signed and dated by you and your landlord. Your landlord
must provide you with a copy
• This checklist will be used by your landlord when it’s time for you to
move out to determine if you have caused any damage to the unit
Your landlord cannot legally take a security deposit from you without
a move-in checklist.
20 21?
The Rental Agreement
i erent es o ental gree ents
onth-to- onth
This type o a ree ent is ust i e it states it renews each onth. n eatt e a
an or ust have a e a reason or ust ause to ter inate a onth to onth
renta a ree ent an the notice perio require epen s on the specific ust cause
reason. Those reasons an the require notice a an or ust ive are on p . .
ou can ter inate the renta a ree ent with a ini u o ays written notice
e ore the en o the onth y renta perio . or e a p e i you want to ove out in
e ruary your an or wou have to receive your written notice no ater than
e ruary . ou i ht appreciate the e i i ity o this arran e ent ut e aware
hen you are o ere a renta a ree ent rea it thorou h y e ore si nin .
that the ter s o your renta a ree ent inc u in the a ount o rent can chan e
Re e er it is a e a y in in contract.
with proper notice urin a onth to onth a ree ent.
ay attention to what costs you are responsi e or in
a ition to your rent such as uti ities an how they er inating ease
are i e
This type o renta a ree ent has a specific en ate an o ers no auto atic ri ht
a ine the ru es care u y to a e sure you un erstan the to renew when it en s. are u y consi er e ore si nin a ter inatin a ree ent
po icies aroun uests pets par in etc ecause you ay nee to ove at the en o the ease perio i the an or
chooses not to renew . The ter s re ain fi e or the uration o the ease un ess
et he p un erstan in your renta a ree ent i you nee chan e y utua a ree ent etween you an the an or .
to especia y i n ish is not your first an ua e
nitial ter onverting to onth-to- onth
This Renter s an oo is require to e provi e to you every ti e you app y to
rent a p ace when you enter into a renta a ree ent or whenever the han oo is This e ins as a ease or a specific perio that auto atica y renews to a
up ate . onth to onth a ree ent at the en . ou have a ri ht to re ain a ter the initia
ter en s un ess the an or has a ust cause to en the renta a ree ent.
o rental agree ent
t is never a oo i ea to ove into a renta unit without a written a ree ent. you
fin yourse in that situation you are consi ere a onth to onth tenant y
ver a a ree ent an have renter protections. owever the efinition o a tenant is
so eone entit e to occupy a renta unit un er a renta a ree ent. hi e ver a
a ree ents are not un aw u it ay e i cu t to prove you are a tenant without a
written renta a ree ent i a ispute arises.
22 23Move-In Charges Installment Payments
n eatt e there are strict i its to what you can e char e or ove in costs. t can e i cu t to pay what typica y a ounts to three onths rent or ovin into
ove in char es cover the security eposit ees an pet eposit. a new p ace. n eatt e you have a ri ht to pay your ove in costs eposit an
ees ast onth s rent an pet eposit in insta ents. an or cannot re use to
The security eposit an ees co ine cannot equa ore than one rent to you ecause you eci e to use insta ent pay ents. t is i portant to
onth s rent re e er that in a ition to your onth y rent insta ent pay ents ust e
a e on ti e or you can ris ettin a 14 Day Pay or Vacate Notice. The insta ent
ees can on y e char e or screenin ac roun chec when you pay ent sche u e is ase on the en th o your tenancy.
app y to rent an or c eanin
Deposits & Fees Last Month’s Rent
ees are char e or c eanin at the e innin o the a ree ent you
cannot e char e a ain or c eanin upon ove out ays si onth tenancy our i onth tenancy si equa
equa consecutive insta ents o consecutive onth y insta ents
Tota ees cannot e cee o one onth s rent equa uration.
ays si onth tenancy our
The a i u you can e char e or a pet eposit is o one onth to onth two equa pay ents o equa uration
onth s rent re ar ess o how any pets equa insta ents
o ees pena ties interest ay e
Examples: o insta ents or eposit ees i char e or insta ent pay ents
a i an ati a with their two
the tota oes not e cee o
chi ren are a our person househo .
Rent is per onth. one onth s rent ai ure to pay insta ents as a ree
Tracy is a sin e
is a reach o the renta a ree ent
person househo
with a o . The rent et eposit three equa insta ents an you can receive a 14 Day Pay or
or the unit she s Vacate Notice
ovin into is
per onth. ternative y you an your an or
can a e a pay ent sche u e y
uta a ree ent. et it in writin .
Tracy s an or can char e
screenin ee Their an or can char e
c eanin ee screenin ee
security eposit c eanin ee
pet eposit security eposit
Tracy s tota ove in costs can equa The a i y s tota ove in costs can
up to a a i u o . equa up to a a i u o .
24 25Utility Accounts Failure to pay your utility bill Failure to report leaks, running
on time can result in eviction. toilets, and other service issues to
the landlord promptly can make
you responsible for some or all of
the cost.
Food scraps and recyclable items are not
eattle it ight a owe in the ar a e. ui in s shou
have separate containers for those items. Puget Sound Energy
Seattle City Light (SCL) is the City department responsible for electricity accounts. Puget Sound Energy (PSE) is the
You can open an account in your own name. You are responsible for letting SCL natural gas provider for the city.
know when you move out. Failure to pay your bill to the utility or the landlord on You can open an account in your
ti e can resu t in a shuto notice ro the uti ity an or a 14 Day Notice to Pay or own name. PSE has information
Vacate by your landlord. on their website about programs
to assist with bills, visit
www.pse.com or
call 1(888) 225-5773.
SCL also has discount programs and payment assistance for
qua ifie custo ers. isit their we site at www.seattle.gov/
light/assistan e/ or call (206) 684-3000.
Utility Billing Protections
eattle u li tilities The City's Third Party Billing Ordinance protects renters who pay a landlord or a billing
company for water, sewer, garbage, or electrical services in residential buildings
Seattle Public Utilities (SPU) is the City department responsible for water, sewer, with 3 or more units. If you do not get the required billing information or you think
and garbage accounts. Since 2011, new tenants cannot open accounts in their own you are char e i proper y you shou first ta to your an or or the
names. The landlord is responsible for the overall account. You may be responsible billing company.
for paying the cost of the utility charges if provided in your rental agreement. You
should be provided with a copy of the actual bill if the landlord charges you directly. Complaints of violations are made to the: BILL
ai ure to pay your i on ti e can resu t in a shut o notice an or a 14 Day Pay or
Vacate Notice by your landlord as utilities are treated like rent for eviction purposes. e o the earing a iner
eattle uni i al ower $250.00
#Bank
th ve 0000 0000 0000 0000
00/00
ever ush anythin esi es toi et paper. voi ettin rease hair an ar e Suite 4000
User Name
ite s own the rain. p u in c o is e pensive to repair an your an or eattle
can char e you the entire cost i you or so eone in your househo ushes
something other than toilet paper. Don't believe the marketing claims on
You can contact the hearing examiner at (206) 684-0521 or
pro ucts or usha e wipes etc.
e-mail earing. a iner seattle.gov
Good to Know! Learn more about the code:
SPU has programs to help with utility discounts and payment assistance for htt //www.seattle.gov/ o u ents/ e art ents/ earing a in-
qua ifie custo ers. isit www.seattle.gov/utilities or call (206) 684-3000. er/ esidential hird art illing uestionsand nswers. d
26 27What should a tenant’s utility bill include? Common Examples of Utility Billing
In some rentals, you pay for utilities (such as water) to the landlord or a billing The way your utilities are billed should be explained in your rental agreement. Here
company, rather than directly to the utility. The City's Third Party Billing Ordinance are some common ways tenants pay for utilities.
protects renters who pay a landlord or a billing company for water, sewer, garbage,
or electrical services in residential buildings with 3 or more units.
What should a tenant’s utility bill include? Renting a single-family home with gas, electric, and water/sew-
er/garbage accounts not included in rent.
• The name, business address, and telephone number of the landlord or
third-party billing agent, whichever one sent the bill to the tenant Electric: Tenant has bill in their name, and pays the bill directly to SCL
Gas: Tenant has bill in their name, and pays the bill directly to PSE
• The basis for each separate charge, including service charges and late
fees, if any, as a line item, and the total amount of the bill
Water, Sewer, Garbage: Bill is in property owner’s name, but a copy of the bill
is sent to the tenant, and the tenant pays the bill directly to SPU
• If the units are sub-metered (each unit has its own meter), the current
and previous meter readings, the current read date, and the
amount consumed
• The due date, the date upon which the bill becomes overdue, the
amount of any late charges or penalties that may apply, and the date
upon which such late charges or penalties may be imposed
• Any past-due dollar amounts
• The name, mailing address, and telephone number for billing inquiries
and disputes, the business hours and days of availability, and the
process used to resolve disputes related to bills
• When billing separately for utilities, Landlords must: provide an
explanation how the bill is calculated and common area utility costs are
Unit in an apartment building with utilities not included in rent.
distributed; notify residents of changes to billing practices; make a copy
of the building’s utility bill available to tenants
Electric: Tenant has the bill in their name and pays the bill directly to SCL
Water, Sewer, Garbage: A third party company uses the information on the
building’s SPU bill and divides it proportionally to building units based on the
number of people on the lease. The tenant pays their portion of the bill to the third
party company.
28 29WHILE YOU RENT
Both you and your landlord have rights and responsibilities according to your rental
agreement, City regulations and State laws. Most of these are common sense things
and require all parties to act in good faith. In addition, State law requires that your
landlord provide you with information from the Department of Health about mold
an in or ation a out fire sa ety. ar er u ti a i y ui in s ust have a ia ra
showing emergency evacuation routes.
TIP: Keep in mind you have a business relationship with your landlord where both
o you can e si nificant y i pacte y the actions o the other person. o ow these
important guidelines.
• Maintain your important documents such as the rental agreement,
ove in chec ist an your Renter s an oo
• Keep communication clear and respectful
• Document important communication in writing
30 31Landlord Duties Repairs
Your rental agreement should state clearly who you contact for emergencies and
repair requests. Reporting needed repairs promptly is important as you could be
he financia y responsi e or the a a e cause y e aye repairs you ai e to
report. State law requires you make a repair request in writing. It’s a good practice
to create a record of the repair request which then obliges the landlord to respond.
• Maintain the building and its structural components
You can also call the landlord if it helps expedite the issue, but make sure there is a
• Make timely repairs written request as well.
• Maintain common areas such as lobbies, stairs, and hallways
The landlord is required to start repairs within:
• Control pests
• Provide operating smoke and carbon monoxide detectors • 24 hours if you are without water, electricity, or heat during the winter,
• Provide secure entry locks and keys or if there is a life/safety issue
• 72 hours if your appliances are not working or you have a major
• Provide common garbage, recycle, and food waste containers
plumbing issue with your sink or bathtub
• 10 days for any other repair request
Tenant Duties If your landlord does not respond or refuses to make a necessary repair, you can
contact the Renting in Seattle Helpline at (206) 684-5700.
• For emergencies like no power or water, an inspector will try to inspect
your unit on the same day or next business day and contact the
• Pay rent on time and follow the rules of the rental agreement landlord immediately
• Keep the rental unit clean and sanitary • For other issues, an inspector will call to make an appointment with
you to inspect your unit or housin vio ations usua y within five to ten
• Maintain smoke and carbon monoxide detectors business days
• Prevent illegal or hazardous activity in the rental unit • The inspector will then prepare a notice directing the landlord to make
• Observe quiet hours the repairs
• Operating plumbing, electrical, and heating systems properly hi e it ay see ustifie to withho rent when your an or is not responsive
• Dispose of garbage, recycle, and food waste properly nor making necessary repairs, it is not advisable. Though the State’s Residential
Landlord Tenant Act discusses repair and deduct remedies for tenants, it is a very
specific process an a i ris to withho rent ecause the an or i ht choose to
Good to know! TIP: evict for non-payment. Make a complaint to the City by calling the helpline and
Your landlord has to provide an alternative payment Remember to get a consult an attorney before exercising any rights that potentially jeopardize
method if you are unable to pay your rent electronically. receipt for your rent! your tenancy
32 33Adding Roommates There are important steps and timelines you must follow to bring in a roommate.
You must inform your landlord in writing within 30 days of adding someone to your
household. Your landlord can screen the new household member using the same
screening criteria originally used for your rental application. · A non-family room-
mate (a) can be screened and (b) can be denied occupancy based on screening
eatt e housin can e e pensive an fin in an a or a e p ace to ca ho e in the
• Immediate family (a) can be screened and (b) cannot be denied
city can be a real challenge. You can add roommates to your household which may
occupancy. Screening charges are allowed in compliance with the
he p i you fin yourse stru in to eet your housin costs. e cautious when
Rental Agreement Regulation Ordinance (SMC 7.24) and the state
a in a new roo ate it cou prove co p icate an i cu t re ovin the i
landlord tenant act.
the arrangement does not go well. Remember everyone who pays rent has rights.
Additionally, your housing could be jeopardized if the landlord decides to evict your
• The landlord can require a non-family roommate to join the rental
roommate. It’s good practice to work with your landlord when you want to bring in a
agreement with 30-days written notice.
roommate.
• If the roommate does not join the rental agreement in 30 days, they
You can add:
must vacate within 15 days. (45 days total)
• Immediate family
• Immediate family cannot be required to join a rental agreement nor be
denied occupancy.
• One additional non-family roommate
Except for a screening fee, no other move-in charges can be applied to the added
• Immediate family of the additional roommate
household member. All original terms of the rental agreement remain the same.
• Any other roommates that the landlord agrees to
• Not to exceed legal occupancy standards
ediate a il is roadl defined to in lude
Spouses, domestic partners, former spouses, former domestic partners, adult
persons related by marriage, siblings, persons 16 years of age or older who are
presently residing together or who have resided together in the past and who have
or have had a dating relationship, and persons who have a parent-child relation-
ship, including parents, stepparents, grandparents, adoptive parents, guardians,
oster parents or custo ians o inors. or purposes o this efinition atin
re ationship eans a socia re ationship o a ro antic nature. actors a court ay
consider in determining the existence of a dating relationship include: (a) the length
of time the relationship has existed; (b) the nature of the relationship; and (c) the
frequency of interaction between the parties.
34 35Notices from Your Landlord Notice of a Housing Cost Increase
"Housing costs" include rent and any monthly fees you pay your landlord, like
There are several kinds of notices you can storage or parking. Utility charges based on usage are not included in this type of
receive from your landlord, some more notice. An exception is if your landlord was previously responsible for paying them
urgent than others. and now wants to charge utilities directly to you. In that case, the landlord is
• Consider any written notice from the landlord important and worth your required to give you notice of this type of housing cost increase. If you already pay
immediate attention. Review it right away and take quick action if necessary. or uti ities ut there is oin to e a chan e in the i in i e payin a i erent
company, for example, your landlord is required to provide you with a 30-day notice
• Notices requiring action usually provide a short window of time to comply. Not to change your rental terms.
responding in time may lead to serious consequences, such as eviction.
you have a ease a ree ent or a specific ter the an or cannot chan e your
• Notices from your landlord must comply with both State and City regulations. housing costs for the duration of that term. If your rental agreement gives you the
choice to stay as a month-to-month tenant at the end of the term, and the landlord
• Notices that impact tenants’ rights such as: wants to increase your housing costs at that time, the landlord must send you a
housing cost increase notice before the term expires.
• Notices to terminate, quit, comply and/or vacate
• The landlord must give you written notice a minimum of 60 days prior to a
• Notice to increase housing costs (rent etc.) housing cost increase not to include the day of service.
• Notices to enter must include the following language: • The notice must include language about how to contact the Renting in Seattle
Helpline and web site for information about your renter rights. Notices that do
If you need help understanding this notice or information not include this information cannot be enforced in Seattle.
about your renter rights, call the Renting in Seattle
Helpline at (206) 684- 5700 or visit the web site at • It is important to contact the Renting in Seattle Helpline at the time you receive
www.seattle.gov/rentinginseattle.
the notice o increase i it is eficient. ayin the new increase i e y eans you
agreed to it.
Your landlord must have registered your rental unit with the City before they can
issue a notice unless the unit is exempt.
• Increases can only begin at the start of a rental period. For example, if your rent
Call the Renting in Seattle Helpline (206) 684-5700 if you would like assistance is due on the 1st of the month and your landlord gives you a 60-day notice of
reviewing a notice. You can also call 2-1-1 for information about free or low-cost rent increase on anuary th the ear iest the increase cou ta e e ect wou e
legal services. The following are the most common types of notices. April 1st as there would not be a minimum of 60 days before March 1st .
o increase can ta e e ect i your renta unit oes not eet the ini u
housing code requirements under the Rental Registration and Inspection
Ordinance. See www.seattle.gov/rrio and search under rental registration.
You must notify your landlord in writing and contact the Renting in Seattle
e p ine to sche u e an inspection prior to when the increase oes into e ect.
36 37If the date or time does not work for you and you have a valid reason for not
Notice of Changes to the Terms of Your Rental Agreement
wanting to give the landlord access, you should provide dates and times that will
work. A valid reason might be that you have already planned a family event in your
If you signed a lease , the terms cannot change until the lease expires unless both
home at that time or you want to be there during the access and need more notice
you and your landlord agree otherwise. If you have a month-to-month rental
to ta e ti e o wor .
agreement, the landlord can change the terms with a notice 30 days before the start
of a new rental period. Changes might include rules around smoking, guests, or pets
Your landlord could issue you a 10 Day Notice to Comply if you fail to grant
to name some examples. Any changes that increase your housing costs must comply
reasonable access.
with the housing cost increase notice requirements.
TIP:
The law requires both parties to be reasonable and act in good faith. You and
your an or shou a e every e ort to have c ear respect u co unication.
onsi er the other person s nee s an fin a ree ent on the reason ti e an
manner to enter your home. Make sure you document the communication to
show you have been co-operative.
In cases of an emergency, a landlord can enter the tenant's unit without notice.
Notice of Intent to Enter Examples of an emergency may include:
Your rental agreement gives you the right to control access to your home. That • A major plumbing leak
means the landlord cannot enter without proper notice unless there is an emergen-
cy situation. The landlord has a right to seek access for making repairs, inspections, fire
or showing the unit to prospective tenants or contractors. Your landlord needs to
give you: • Police wellness check of the
tenant (that requires the
• At least 2 days' notice for agreed upon or necessary repairs an or to a ow o cers to
or inspections enter the unit)
In cases of abandonment, a landlord can enter if they have given notice to enter and
• At least 1 days’ notice for showing the unit received no response after several attempts and evidence exists to reasonably
indicate abandonment.
Notices to enter must include:
Evidence of abandonment include two or more of the following:
• The date the landlord wants to come in
• Your landlord has not received a rent payment
• The earliest and latest time that they may arrive
• Your mail has not been collected
• A telephone number you can call in case you do not wish to allow them
entry on the date or time in the notice • Your utilities have been disconnected for non-payment
38 39Notice to Comply or Vacate (10 Days) Notice to Quit for Waste or Nuisance (3 Days)
A landlord will use a 10-day notice when you violate the rental agreement. A landlord will use this 3-day notice in very serious situations, like when criminal
Examples might include: activity occurs on the property or severe damage is caused to the rental unit. There is
no cure for this notice; the only way to comply is to move out or secure an attorney
• Smoking in a non-smoking unit/building immediately to defend you in an eviction lawsuit. Landlords must provide a copy of
• Keeping a pet when no pets are allowed notices for criminal activity to the Seattle Department of Construction and Inspec-
• Creating loud noise during quiet hours tions. There needs to be clear evidence that this type of notice is appropriate for the
circumstances.
The notice needs to state clearly what you have done to violate the rental agreement
and what you need to do to comply with the notice. The 10-day period for compli- Notice to Terminate Tenancy for Just Cause
ance includes weekends. If you are a month-to-month tenant, receiving 3 or more
10-day notices in a 12-month period can be a just cause reason for the landlord to There are specific ust cause reasons a an or can use to ter inate a
terminate your rental agreement. month-to-month rental agreement in Seattle. The notice period required depends
on the just cause.
Notice to Pay or Vacate (14 Days)
The Just Cause Eviction Ordinance is discussed under the ‘Moving Out’ section pg. 46.
A landlord will use a 14-day notice when rent, utilities, or installment payments are
late. Those are the only charges permitted on this type of notice. It allows a very
small window of time to pay what you owe.
• You should do whatever you can to pay within that time.
• If you anticipate not being able to pay your rent on time, it is usually best to let
your landlord know beforehand. Your landlord may even consider agreeing to a
payment plan. You have nothing to lose by asking the landlord to work with you;
the worst that can happen is that your landlord says no. Often, your landlord will
appreciate you being proactive when you have an issue paying your rent if it is
not an ongoing problem.
• If you need help with paying your rent, call 2-1-1 for a list of resources that may
be able to help. See pledges of rent assistance on pg. 42. If you can secure some
financia he p ro a thir party it ay a so ive you a itt e e tra ti e.
Pay attention to the date rent is due on your rental agreement. Rent is usually due
on the first o the onth. t s co on to see ate ees assesse on the thir or fi th
day. This does not mean you get a "grace period" which is a common misconception
so e renters have. t ust eans you can t e char e a ate ee unti then. ou can
receive a 14-day notice any time after midnight of the day the rent is due.
40 41Pledges of Rent Assistance Domestic Violence Victim Protection
If you are behind on rent and receive a 14-day notice to pay • Tenants experiencing domestic violence cannot be held liable for damages to
or vacate, your landlord must accept a written pledge of their rental unit caused by their abuser.
payment from a third party. A third party can be a
church or a non profit. • The tenant must provide documentation to the landlord that they or an occupant
was a victim of domestic violence and the perpetrator caused the damage.
• The pledge must be in writing
The ocu entation ust e si ne y a qua ifie r party eatt e o ice
• The pledge must be received before the Department, Licensed mental health professionals, domestic violence program
14-day notice expires advocates, clergy, social service case managers.
The source ust co it to payin the p e e within ays
• The source must not commit the landlord to anything other than providing
information for payment
• The payment must be enough to allow you to become current on all costs on
its own or in combination with other sources of income or subsidies
Good to know!
There are additional state laws that require landlords accept pledges of
assistance even after a 14- day notice expires right up through the
eviction court process. These protections are not enforced by the City.
ee R . .
42 43MOVING OUT
Most rental agreements will state how you must give notice to your landlord when
you want to move out. If you are a month-to- month tenant, you need to inform your
landlord in writing a minimum of 20 days before the end of the month you want to
leave. For example, if you wanted to move out by July 31, the landlord must be in
receipt of your notice not later than July 11.
Remember if you don’t provide proper notice, you may be responsible for rent for
the next monthly rental period.
44 45• Habitual failure to comply with your rental agreement. You have received 3 or
more 10-day notices to comply or vacate in the most recent 12-month period for
failure to comply with the rules of your rental agreement.
• Your landlord or a member of their immediate family needs to move into your
Ending the Rental Agreement unit. This requires a 90-day notice. Your landlord can be required by the City to
certify (sign a sworn declaration) if they use this just cause and you suspect they
If your landlord unexpectedly issues you a notice to terminate your rental o not inten to occupy your unit or ove a qua ifie a i y e er in when
agreement, review it right away. Notices given in the City of Seattle must comply with you move out.
both State and City regulations. If you need help to review the notice and to
understand if it complies with City regulations, you can call the Renting in Seattle • Your landlord wants to sell the unit you rent. This requires a 90-day notice and
Helpline at (206) 684-5700. on y app ies to sin e a i y we in units efine y ity co e as etache
structures that contain one dwelling unit. If you live in a condo, apartment,
• If you are a month-to- month tenant or you have a lease that automatically duplex, triplex, or townhome, your landlord cannot use this as a just cause
converts to a month-to-month agreement your landlord must give you a just reason to end your rental agreement.
cause reason to terminate your tenancy.
• Your occupancy of a unit depends on being employed on the property and your
• If you have a terminating lease, check where it says how the employment is terminated. This would typically apply to property managers who
agreement will end. The landlord may not have to give notice for this type of live on site.
rental agreement.
Just Cause Eviction Ordinance • Your landlord rents a portion of their own home or an accessory dwelling unit to
their own home and no longer wishes to share with you.
Seattle’s Just Cause Eviction Ordinance is an important protection for renters because it
prevents arbitrary eviction. It requires landlords to have a legal reason or just cause if • Your landlord wants to substantially remodel your unit or the building where you
they want to end your month-to-month rental agreement. Your landlord must give live displacing you permanently. This requires your landlord to apply to the City
you a written notice commonly called a Notice to Terminate Tenancy and state the for a relocation license which is approximately a 6-month process. The license
specific just cause. The a ount o a vance notice epen s on the specific cause. requirements include giving you an information packet and paying you relocation
Unless otherwise stated, a minimum of 20 days’ notice before the end of the rental assistance if your income is at or below 50% of the median income for King
period is required. The following are the only just cause reasons your landlord can County. For more details, read the Tenant Relocation Assistance webpage at
terminate your month by month rental agreement. www.seattle.gov/rentinginseattle.
• Late rent: you receive a 14-day notice to pay or vacate and fail to comply. • Your landlord wants to demolish the property where you live or change the use
to non-residential. This requires a relocation license the same as displacement
• Habitual failure to pay rent on time. You receive 4 or more 14-day pay or vacate from a substantial remodel. See above.
notices in the most recent 12-month period for late rent.
• Your landlord wants to change the use of the building to non-residential. This
• Violation of your rental agreement: You receive a 10-day notice to comply with requires a relocation license the same as displacement from a substantial
the rules of your rental agreement or vacate and you fail to comply. remodel. See above.
46 47• Your landlord wants to convert your unit to a condo or a co-op. These
conversions require their own procedure under the Condominium Conversion Good to Know!
Ordinance and Co-operative Conversion Ordinance SMC 22.903.030 and Your just cause rights cannot be waived. Any rental agreement that attempts
SMC 22.903.035. to do so cannot be enforced. If you are a month-to- month tenant for any
period of time in your rental unit you have just cause rights.
• Your landlord receives a notice of violation for housing standards in a permitted
accessory dwelling unit and wants to discontinue renting it. The landlord must It is a violation of the Just Cause Eviction Ordinance for a landlord to rely on a just cause
pay you relocation assistance in the amount of $2,000 or the equivalent of 2 reason to end a rental agreement and fail to follow through, whether that means not
months' rent two weeks before you move out. moving into the unit, not listing it for sale, etc. Fines and penalties will apply, and
renters have the right to sue for $2,000 in damages in
• Your landlord receives a notice of violation for an unauthorized housing unit, Small Claims Court.
commonly called an "illegal unit," and must discontinue renting your unit. The
landlord must pay you relocation assistance of either $2,000 or the equivalent of otices to ter inate a tenancy ust inc u e specific an ua e
2 months' rent 2 weeks before you move out. and information. If you receive a notice, contact the Renting
in Seattle Helpline at (206) 684-5700 for help to determine
• Your landlord must reduce the number of renters in a dwelling unit to comply if it is a proper notice.
with the legal limit. This requires a 30-day notice and payment of relocation Winter Eviction
assistance of $2,000 or the equivalent of 2 months' rent 2 weeks prior to
move out. The winter eviction bill exists to protect vulnerable renters in Seattle from being
made homeless during the coldest weather months. Between December 1st and
• Your landlord is issued an emergency order by the City to vacate and close your March 1st moderate income households can use the bill as a defense to eviction
housing unit due to hazardous conditions. The notice requirement depends on except for the following:
the specific circu stances o the e er ency ut it is a ways a very short perio
of time. You may get relocation assistance if the emergency condition is found to • The landlord owns less than four rental units within the City of Seattle.
be the landlord's responsibility. Relocation assistance is adjusted for cost of
living each year. • The owner or a member of their immediate family needs to occupy
the rental unit
• Your landlord issues you a 3 Day Notice to Quit for engaging in criminal activity on
the property. The landlord must specify the crime and facts supporting the • The owner wishes to sell the rental unit
allegation in the notice of termination and provide a copy to the City.
• The owner is required to discontinue renting the unit by the City
• Drug-related or criminal activity
• Unlawful business and or unsafe conduct that poses an imminent threat to the
health and safety of other renters and or the landlord
If you need help with rent assistance call 2-1-1 for a comprehensive referral list to
agencies with funds and other resources.
48 49Return of Your Security Deposit
When you move out, you must return the rental unit to the same condition you
rented it except for reasonable wear and tear. Reasonable wear and tear naturally
occurs over ti e throu h nor a usa e. a p es are paint a in scu ar s on
linoleum, wear patterns on carpet, etc. Damage, on the other hand, generally occurs
suddenly and as a result of negligence, misuse, or by accident. Examples are holes
?
EVICTION
NOTICE
in the wa ro en win ows or urn ar s on sur aces.
our an or ust use the chec ist you oth si ne at the ti e you ove in to
determine if you are responsible for damage to the unit. The landlord is not
require to o an e it wa throu h with you ut you can as or one i you thin it s
use u . t s a ways a oo i ea to ta e pictures o the unit to ocu ent the con ition
you returned it in, including cleanliness. If your landlord charged you for cleaning
when you moved in, you cannot be charged for cleaning at move out. If you owe
outstanding utility charges, your deposit may be used to cover those.
Unlawful Detainer Eviction our an or has ays ro your ove out to return your eposit an or
provide you with a statement specifying the basis for retaining any portion of
n eviction or un aw u etainer is the e a process a an or ust o ow to as a your eposit. e sure to return a eys to c ear y si na that you are restorin
court to restore their possessory right to a rental unit. It is illegal for a landlord to possession to the owner.
attempt to evict a tenant without going through the unlawful detainer process.
ctions i e chan in the oc s re ovin tenant s e on in s or isconnectin the an or nee s a itiona ti e to et quotes or repair or or a fina uti ity
utilities are all strictly prohibited. i to arrive they ust noti y you within the ay perio .
e ore the court process can e in the an or ust first ive you a notice. The • Your landlord must consider depreciated value when calculating deductions for
notice may attempt to end your rental agreement for just cause, collect late rent, or a a e. or e a p e the a e con ition an use u i e re ainin o oorin
enforce the rules of your rental agreement. See types of notices pg. 36 If you fail to appliances etc. must be factored into assessing charges for damage.
comply with a valid notice, the landlord can then proceed with an unlawful detainer,
which is an eviction lawsuit. The landlord must attempt to serve you a court t s your responsi i ity to provi e your an or a correct ai in a ress or your
ocu ent ca e a u ons an o p aint that e p ains they are as in the eposit re un . you on t the an or ust use your ast nown
court to evict you in an "unlawful detainer" lawsuit and states the reasons why. It is mailing address.
e tre e y i portant that you see a vice ro a qua ifie attorney i e iate y
after receiving a "Summons and Complaint." The document will contain a deadline
for your response. If you do not respond by that deadline, you might be evicted by
e au t. ontact an attorney throu h the o unity n or ation ine or visit
the Housing Justice Project at www.kcba.org.
50 51Final Thoughts
Index
Our homes are fundamental to our sense of security and quality of life.
Regulations and fair housing laws exist to protect your right to a safe and
healthy environment where you are entitled to the quiet enjoyment of your
home.
Having a positive business-like relationship with your landlord contributes
to the sta i ity o your renta a ree ent. o eti es when con icts arise Accessibility pg.18 he list
you ay have reason to see in or ation ui ance an even intervention. Adverse action pg.14 Moving in pg.21
The Renting in Seattle Helpline (206) 684-5700 is your valuable resource for
help whether you are just looking for information or you are ready to make Advertising pg.11-13 Deposit return pg.51
a complaint. orda le housing pg.7 Cleaning
Application Move-in charges pg.24
The City protects your ability to exercise your renter rights. Your landlord
cannot prevent you from communicating and organizing with other tenants Rental housing ads pg.11 Deposit return pg.51
in your ui in istri utin ea ets or ho in eetin s. Reta iation y
Fair Chance Housing pg.12 Common areas pg.32
your landlord for exercising your housing rights is strictly prohibited and
cou resu t in fines pena ties an or investi ation. Get ready to rent pg.14 ri inal histor pg.12-13
First in time pg.16 Disability
We hope this Renter’s Handbook is a useful reference tool. Being informed
about your rights and responsibilities is important for the success of your Income to rent ratio pg.17 Source of income protection pg.11-12
renting experience. Everyone deserves a happy and healthy home. Holding deposit pg.18 Accessibility pg.18
Service Animals pg.19 Service animals pg.19
Adding roommates pg.35 Eviction
Asbestos pg.9 Just cause pg.41, 46-49
a ground he Winter eviction pg.49
Fair chance housing pg.12 Unlawful detainer pg.50
Screening report pg.24
Carbon monoxide detectors
Minimum standards pg.9
Landlord/tenant duties pg.32
52 53air ousing ini u standards pg.8-9 easona le odifi ations pg.18 reening
Discrimination pg.11 onth-to- onth Receipt Report pg.11-14
Service animals pg.19 Types of rental agreements pg.23 Holding deposit to secure occupancy pg.18 First in time pg.16
Fees Notices from your landlord pg.37-41 Landlord/tenant duties pg.33 Holding deposit to secure occupancy pg.18
Move-in pg.24-25 Moving out pg.44 Rental Agreement Fees pg.24
Late fees pg.28, 40 Just Cause Eviction pg.46-49 Renter’s Handbook pg.3 Adding roommates pg.35
First-in-time pg.16 ove- n harges First in time pg.16 eattle it ight pg.26
Garbage Limits pg.24 Holding deposit to secure occupancy pg.18 eattle ousing uthorit
Billing pg.26-29 Installment payments pg.25 Moving-in pg.21 or a e housin p .
Landlord/tenant duties pg.32 Adding roommates pg.35 Types of pg.22-23 Is the unit registered pg.10
Holding Deposit pg. 18 Notices pg.36-41 Utility billing pg.26-27 eattle u li tilities pg.26
ousing uilding and aintenan e u an Landlord/tenant duties pg.30-33 e urit de osit
ode Minimum standards pg.10 Notices from your landlord pg.37-41 Holding deposit to secure occupancy pg.18
- see Minimum standards Adding roommates pg.34-35 Just cause eviction pg.44-49 Move-in checklist pg.21
ousing hoi e ou her Pests pg.32 Unlawful detainer pg.50 Move-in charges pg.24
Seattle Housing Authority pg.6 Pet deposit pg.24-25 Rental registration Installment payments pg.25
Discrimination pg.11 uget ound nerg pg.27 Requirements pg.10 Return pg.51
Source of income protections pg.12 Reasonable Accommodations Housing cost increase pg.37 ervi e ani als pg.19
Income to Rent Ratio Rental housing ads pg. 11 Repairs o e dete tors
Source of income protections pg.12 Accessibility pg.18 Landlord/tenant duties pg.32-33 Minimum standards pg.9
Calculation pg.17 Service animals pg.19 Notice to enter pg.38 Landlord/tenant duties pg.32
Installment Payments pg.25 ights our e o n o e rote tions pg.12
andlord uties pg.32 Renter’s Handbook pg.5 hird art illing pg.27-28
Lead paint pg.9 Tenant organizing pg.52 tilities pg.26-29
Lease
- see Rental agreement
54 55R
HELPLINE: (206) 684-5700
www.seattle.gov/rentinginseattle
56Fold and seal, or use an envelope
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