Renting in Seattle

RENTER’S HANDBOOK

JANUARY 2021
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 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.
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 Welcome! 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 53
 FINDING A HOME
Finding the right place for you is not an exact science and people find their homes in lots of different
ways. Many listings are available for free online. Sometimes, driving or walking around a neighbor-
hood can yield results where ‘For Rent’ signs are posted. Beware of online scams that ask for money
or wire transfers. Never agree to rent a place before you see it. If a deal feels too good to be true, it
probably is! You can report suspected rental scams to the Federal Trade Commission at
www.consumer.ftc.gov.

Affordable housing can mean a lot of different things. Generally, it is housing that is tied to your
income level, often, but not always, based on area rents. Some low-income housing is federally
funded and/or provided by non-profit housing organizations. The City’s Office of Housing maintains a
list of search sites at www.seattle.gov/housing/renters/find-housing.

Often there are waitlists for these affordable housing options. Seattle Housing Authority (SHA) both
owns low-income housing units and has a rent subsidy program called ‘Housing Choice Vouchers’.
You can find out more about SHA at www.seattlehousing.org, or you can visit their office
location in downtown Seattle at 190 Queen Anne Avenue North. You can call the Community
Information Line at 2-1-1 for a list of affordable housing providers over the phone if you don’t have
access to a computer.
 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
for emergency exit (known as egress) is required in all rooms used for sleeping.
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
friable (crumbling and not contained). If a unit has bedrooms below ground
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
alone are not sufficient). Electrical equipment, including wiring, and appliances
must be properly installed and safely maintained. The unit must be safely lit and
have sufficient electrical outlets.

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 Is 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

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•
• 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.

Landlords must include specific information when advertising a unit for 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

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 Source 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 • Nature and severity of the offense
employment. Housing providers cannot deny you a rental unit or treat you
differently because your income comes from social security, alimony, retirement, • Number and types of convictions
disability etc. or if you are relying on a rental subsidy program like a Housing
Choice Voucher. If your landlord has a rent to income ratio requirement they • Age at time of conviction
must subtract any subsidy you receive before making the calculation. See pg. 17
for more on income-to-rent ratio. • Evidence of good tenant history

• Time since date of conviction

• Supplemental information

Homeowners renting units on the property where they live like an attached
apartment or backyard cottage are exempt from these screening restrictions.

If you see rental housing advertising that does not comply with Fair Chance
housing laws, you can call the Helpline at (206) 684-5700 to report it.

Fair Chance Housing

Seattle’s Fair Chance Housing Ordinance offers protections to address bias and
barriers people with criminal backgrounds face when attempting to secure rental
housing.

Advertising of rental units cannot ban applicants with a criminal history.

Applicants cannot be screened for a criminal history or be asked about criminal
history on the application.

Adult applicants may be screened against the sex offender registry. A landlord
could potentially disqualify an applicant on the registry only if:

1. The offense was committed as an adult.

2. A legitimate business reason exists. A connection would need to be demon-

strated between the policy/practice and the safety of residents/property.

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 GET READY TO RENT
Renting can be a competitive business, especially for the most affordable units. Being prepared in
advance can really help.

• Know your credit score and any potential issues that might show in a screening report.
You can manage that information with your application and explain the circumstances
to support your application. You can access your credit report at
www.annualcreditreport.com
• Know your rights before you submit an application.
• Have the following information ready for your application:
• Current and previous address including landlord information
• Names and birth dates of all occupants
• Employment and income information and verification
• Vehicle information
• References, both personal and housing related
• Pet information

Housing providers must make clear in advance the criteria they will use to screen your application
and the reasons that would result in denying your application. You are entitled to a copy of the
screening report.

You can only be charged the actual cost of the application screening. The customary cost in Seattle is
approximately $25-$45 per adult.

If your application is denied, the housing provider must give you a written notice stating the reasons.
This is called an ‘adverse action’ notice and is required by both City and State law.

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 Income to Rent Ratio

As mentioned before, a landlord cannot deny you housing because your income
comes from a source or sources other than employment. If part of the eligibility
requirement is a rent to income ratio, and your income is from other sources or
First in Time
subsidies, your landlord must follow these steps in making the calculation:
The First-in-Time Ordinance requires landlords to offer a rental agreement to the first
qualified applicant who submits a complete application. Housing providers must
cooperate fully with applicants using a housing subsidy such as completing required
paperwork, etc.
STEP 1 STEP 2 STEP 3
Landlords must:
Determine tenant Determine tenant Calculate tenant
total monthly portion of rent by required income by
• Date and time stamp applications in the order received income by adding subtracting all multiplying tenant
all verifiable sources verifiable subsidies rent portion by your
• Screen applications in chronological order one at a time of income. received from the ratio. Determine
monthly rent. qualifications by
• Give applicants a minimum of 72 hours for additional information on subtracting tenant
an otherwise complete application total income from
tenant required
• Provide 48 hours for a response to an offer of a rental agreement after Monthly
income.
which time the landlord can proceed screening the next applicant in line Income Rent:
$1200

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Social Security: $400 Veteran Assistance In 3:1 ratio
Subsidy: $1000 tenant required
income is $600
One-time Veteran
Stipend: $300 Tenant rent
portion: $200 Veteran Assistance
Subsidy: $1000

Child Support: $200

Tenant meets
the 3:1 Income
Requirement
Tenant Total
Income: $900

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 Holding Deposit A reasonable modification allows you to make physical changes to the property that
(Deposit to Secure Occupancy) are necessary to make the rental property accessible. You are responsible for paying
for reasonable modifications unless the landlord receives federal funds. An example
When you apply to rent a unit, the housing provider may want to of a reasonable modification is asking permission to widen the bathroom doorway
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 If you have questions or want to file a complaint, contact the Renting in Seattle
month's rent. A receipt explaining the terms is required. helpline (206) 684-5700.

• If you are offered the unit and decide you don’t want it, you will
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
applied to the first month’s rent or move-in costs (security deposit and
pet deposit).
Service Animals
OPEN
HOUSE
Service animals are broadly defined in Seattle and include emotional support,
companion, therapy animals, and more. Fair housing rules require reasonable
accommodations for service animals.

• A housing provider can ask for verification of the disability-related need

for your service animal, from a qualified third party such as a medical
Renting and Disability Rights provider or someone qualified to verify the connection.

Accessibility • Service animals are not considered pets and cannot be prohibited from
rental units. ‘No Pet’ policies do not apply to service animals.
Housing accessibility allows renters with disabilities to live independently. Grab
bars, ramps, extra width for wheelchairs, designated parking are some examples. If • Training or certification of a service animal is not required.
you have a disability, you can ask for a reasonable accommodation or modification.
• 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 • You are responsible for your service animal’s behavior and any damage
wheelchair can have a spot closest to their unit. it does to your rental unit and the property.

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 MOVING 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.

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 ?
The Rental Agreement
Different Types of Rental Agreements
Month-to-Month

This type of agreement is just like it states, it renews each month. In Seattle, a
landlord must have a legal reason or ‘Just Cause’ to terminate a month-to-month
rental agreement and the notice period required depends on the specific just cause
reason. Those reasons and the required notice a landlord must give are on pg. 46.

You can terminate the rental agreement with a minimum of 20 days’ written notice
before the end of the monthly rental period. For example, if you want to move out in
February, your landlord would have to receive your written notice no later than
February 8. You might appreciate the flexibility of this arrangement but, be aware
When you are offered a rental agreement, read it thoroughly before signing.
that the terms of your rental agreement, including the amount of rent, can change
Remember, it is a legally binding contract.
with proper notice during a month-to-month agreement.
• Pay attention to what costs you are responsible for in
addition to your rent, such as utilities, and how they Terminating Lease
are billed
This type of rental agreement has a specific end date and offers no automatic right
• Examine the rules carefully to make sure you understand the to renew when it ends. Carefully consider before signing a terminating agreement
policies around guests, pets, parking, etc because you may need to move at the end of the lease period if the landlord
chooses not to renew . The terms remain fixed for the duration of the lease unless
• Get help understanding your rental agreement if you need changed by mutual agreement between you and the landlord.
to, especially if English is not your first language
Initial term converting to month-to-month
This Renter’s Handbook is required to be provided to you every time you apply to
rent a place, when you enter into a rental agreement, or whenever the handbook is This begins as a lease for a specific period that automatically renews to a
updated. month-to-month agreement at the end. You have a right to remain after the initial
term ends unless the landlord has a just cause to end the rental agreement.
No rental agreement?

It is never a good idea to move into a rental unit without a written agreement. If you
find yourself in that situation, you are considered a month-to-month tenant by
verbal agreement and have renter protections. However, the definition of a tenant is
someone entitled to occupy a rental unit under a rental agreement. While verbal
agreements are not unlawful, it may be difficult to prove you are a tenant without a
written rental agreement if a dispute arises.

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 Move-In Charges Installment Payments

In Seattle, there are strict limits to what you can be charged for move-in costs. It can be difficult to pay what typically amounts to three months’ rent for moving into
Move-in charges cover the security deposit, fees, and pet deposit. a new place. In Seattle, you have a right to pay your move-in costs (deposit and
fees), last month’s rent, and pet deposit in installments. A landlord cannot refuse to
• The security deposit and fees combined cannot equal more than one rent to you because you decide to use installment payments. It is important to
month’s rent remember that in addition to your monthly rent, installment payments must be
made on time or you can risk getting a 14 Day Pay or Vacate Notice. The installment
• Fees can only be charged for screening (background check when you payment schedule is based on the length of your tenancy.
apply to rent) and/or cleaning
Deposits & Fees Last Month’s Rent
• If fees are charged for cleaning at the beginning of the agreement, you
cannot be charged again for cleaning upon move-out • 30 days - six-month tenancy = four • Six-month+ tenancy = six equal,
equal consecutive installments of consecutive, monthly installments
• Total fees cannot exceed 10% of one month’s rent equal duration.
• 60 days - six-month tenancy = four
• The maximum you can be charged for a pet deposit is 25% of one • Month to month = two equal payments of equal duration
month’s rent regardless of how many pets equal installments
• No fees, penalties, interest may be
Examples: • No installments for deposit/fees if charged for installment payments
Hamid and Fatima with their two
the total does not exceed 25% of
children are a four-person household.
Rent is $2,200 per month. one month’s rent • Failure to pay installments as agreed
Tracy is a single-
is a breach of the rental agreement
person household
with a dog. The rent • Pet deposit = three equal installments and you can receive a 14 Day Pay or
for the unit she’s Vacate Notice
moving into is
$1200 per month. • Alternatively, you and your landlord
can make a payment schedule by
mutal agreement. Get it in writing.

Tracy’s landlord can charge:

• $45 screening fee Their landlord can charge:
• $75 cleaning fee • $90 ($45 x 2) screening fee
• $1080 security deposit • $130 cleaning fee
• $300 pet deposit • $1980 security deposit

Tracy’s total move-in costs can equal The family’s total move-in costs can
up to a maximum of $1,500. equal up to a maximum of $2,200.

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 TIP: TIP:
Utility 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
TIP: the cost.
Food scraps and recyclable items are not
Seattle City Light allowed in the garbage. All buildings should
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
time can result in a shutoff notice from the utility and/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
TIP: call 1(888) 225-5773.
SCL also has discount programs and payment assistance for
qualified customers. Visit their web site at www.seattle.gov/
light/assistance/ or call (206) 684-3000.
Utility Billing Protections

Seattle Public Utilities 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 charged improperly, you should first talk to your landlord 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

Failure to pay your bill on time can result in a shut-off notice and/or a 14 Day Pay or
Vacate Notice by your landlord as utilities are treated like rent for eviction purposes. Office of the Hearing Examiner
Seattle Municipal Tower $250.00

TIP:
#Bank

700 5th Ave 0000 0000 0000 0000

00/00

Never flush anything besides toilet paper. Avoid getting grease, hair, and large Suite 4000
User Name

items down the drain. A plumbing clog is expensive to repair and your landlord Seattle, WA 98104
can charge you the entire cost if you or someone in your household flushes
something other than toilet paper. Don't believe the marketing claims on
You can contact the hearing examiner at (206) 684-0521 or
products for ‘flushable' wipes, etc.
e-mail Hearing.Examiner@seattle.gov

Good to Know! Learn more about the code:

SPU has programs to help with utility discounts and payment assistance for http://www.seattle.gov/Documents/Departments/HearingExamin-
qualified customers. Visit www.seattle.gov/utilities or call (206) 684-3000. er/ResidentialThirdPartyBillingQuestionsandAnswers.pdf

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 What 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.

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 WHILE 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
and information about fire safety. Larger multi-family buildings must have a diagram
showing emergency evacuation routes.

TIP: Keep in mind you have a business relationship with your landlord where both
of you can be significantly impacted by the actions of the other person. Follow these
important guidelines.

• Maintain your important documents such as the rental agreement,

move-in checklist, and your Renter’s Handbook

• Keep communication clear and respectful

• Document important communication in writing

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Landlord 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
held financially responsible for the damage caused by delayed repairs you failed 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 for housing violations, usually 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 While it may seem justified to withhold rent when your landlord 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 and a big risk to withhold rent because the landlord might 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
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 Adding 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
Seattle housing can be expensive and finding an affordable place to call home 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
help if you find yourself struggling to meet your housing costs. Be cautious when
Rental Agreement Regulation Ordinance (SMC 7.24) and the state
adding a new roommate, it could prove complicated and difficult removing them if
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

Immediate family is broadly defined to include:

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,
foster parents, or custodians of minors. For purposes of this definition, "dating
relationship" means a social relationship of a romantic nature. Factors a court may
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.
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 Notices 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. for utilities, but there is going to be a change in the billing, like paying a different
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.
If you have a lease agreement for a specific term, the landlord cannot change 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 of increase if it is deficient. Paying the new increase likely means 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 January 5th, the earliest the increase could take effect would be
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 .

• No increase can take effect if your rental unit does not meet the minimum
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
Helpline to schedule an inspection prior to when the increase goes into effect.

36 37
 If 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 take time off work.
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 landlord should make every effort to have clear, respectful communication.
Consider the other person’s needs, and find agreement on the reason, time, and
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, • A 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 landlord to allow officers 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 39
 Notice 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 just cause reasons a landlord can use to terminate 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
financial help from a third party, it may also give you a little extra time.

Pay attention to the date rent is due on your rental agreement. Rent is usually due
on the first of the month. It's common to see late fees assessed on the third or fifth
day. This does not mean you get a "grace period" which is a common misconception
some renters have. It just means you can't be charged a late fee until then. You can
receive a 14-day notice any time after midnight of the day the rent is due.
40 41
 Pledges 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 documentation must be signed by a qualified 3rd party – Seattle Police
• 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 must commit to paying the pledge within 5 days

• 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.
(See RCW 59.18.410)

42 43
 MOVING 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 do not intend to occupy your unit or move a qualified family member 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. only applies to single-family dwelling units, defined by City code as detached
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 amount of advance notice depends 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 Notices to terminate a tenancy must include specific language
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 circumstances of the emergency, but it is always a very short period
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 49
 Return 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 time through normal usage. Examples are paint fading, scuff marks 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 wall, broken windows, or burn marks on surfaces.

Your landlord must use the checklist you both signed at the time you moved in to
determine if you are responsible for damage to the unit. The landlord is not
required to do an exit walk-through with you, but you can ask for one if you think it's
useful. It's always a good idea to take pictures of the unit to document the condition
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 • Your landlord has 21 days from your move-out to return your deposit and/or
provide you with a statement specifying the basis for retaining any portion of
An eviction, or unlawful detainer, is the legal process a landlord must follow to ask a your deposit. Be sure to return all keys to clearly signal that you are restoring
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.
Actions like changing the locks, removing tenant's belongings, or disconnecting • If the landlord needs additional time to get quotes for repair or for a final utility
utilities are all strictly prohibited. bill to arrive, they must notify you within the 21-day period.

Before the court process can begin, the landlord must first give 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 damage. For example, the age, condition and useful life remaining of flooring,
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 • It's your responsibility to provide your landlord a correct mailing address for your
document called a "Summons and Complaint" that explains they are asking the deposit refund. If you don’t, the landlord must use your last known
court to evict you in an "unlawful detainer" lawsuit and states the reasons why. It is mailing address.
extremely important that you seek advice from a qualified attorney immediately
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
default. Contact an attorney through the 2-1-1 Community Information Line or visit
the Housing Justice Project at www.kcba.org.

50 51
 Final 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 stability of your rental agreement. Sometimes when conflicts arise, Accessibility pg.18 Checklist
you may have reason to seek information, guidance and 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. Affordable 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 building, distributing leaflets or holding meetings. Retaliation by
Fair Chance Housing pg.12 Common areas pg.32
your landlord for exercising your housing rights is strictly prohibited and
could result in fines, penalties and/or investigation. Get ready to rent pg.14 Criminal history 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
Background check 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 53
 Fair Housing Minimum standards pg.8-9 Reasonable Modifications pg.18 Screening
Discrimination pg.11 Month-to-Month 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 Move-In Charges First in time pg.16 Seattle City Light pg.26
Garbage Limits pg.24 Holding deposit to secure occupancy pg.18 Seattle Housing Authority (SHA)
Billing pg.26-29 Installment payments pg.25 Moving-in pg.21 Affordable housing pg.6
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 Seattle Public Utilities pg.26
Housing Building and Maintenance Occupancy Landlord/tenant duties pg.30-33 Security deposit
Code (HBMC) 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
Housing Choice Voucher 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 Puget Sound Energy pg.27 Requirements pg.10 Return pg.51
Source of income protections pg.12 Reasonable Accommodations Housing cost increase pg.37 Service animals pg.19
Income to Rent Ratio Rental housing ads pg. 11 Repairs Smoke detectors
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 Rights Source of Income Protections pg.12
Landlord Duties pg.32 Renter’s Handbook pg.5 Third Party Billing pg.27-28
Lead paint pg.9 Tenant organizing pg.52 Utilities pg.26-29
Lease
- see Rental agreement

54 55
 HELPLINE: (206) 684-5700
www.seattle.gov/rentinginseattle

56
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