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Washington Landlord - Tenant Questions & Answers
0 Answers | Asked in Landlord - Tenant, Civil Litigation and Real Estate Law for Washington on
Q: Can I take legal action against my landlord for ending my lease after repair requests in WA?

I want to know if I can take legal action against my former landlord. I moved out of my rental home on June 30, 2025, after being served with a 60-day notice stating the lease would end because a monthly rent agreement was not established. The notice was received shortly after I requested repairs... View More

1 Answer | Asked in Landlord - Tenant, Civil Litigation and Real Estate Law for Washington on
Q: What are my rights if I continue paying rent to stay in deceased friend's subsidized unit?

I currently reside in an apartment that was recently leased by my friend who passed away two months ago. As her co-power of attorney, I, along with another person, continued to pay rent for two months past her death to handle her estate. I am a low-income artist, just like her, and qualify for the... View More

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answered on Jul 5, 2025

If you continue to tender rent after July 8 and the management accepts it—even informally—you’ll likely create a month-to-month tenancy under Washington law rather than trigger immediate eviction.

That new tenancy means you must give proper notice (at least 20 days before month’s... View More

1 Answer | Asked in Landlord - Tenant, Domestic Violence, Civil Rights and Real Estate Law for Washington on
Q: Landlord threatened with jail by renters over disagreements.

I am the landlord and caregiver to my daughter, who is a renter in my home alongside two other renters. These renters have been staying at the house for a while and, over the years, have become verbally aggressive, caused property damage, and threatened to send my daughter and me to jail over... View More

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answered on Jul 4, 2025

Your tenants have no lawful right to jail you simply for household disputes, and threats of elder‐abuse accusations without evidence can constitute harassment or even criminal false reporting. You should begin by calmly documenting every threat—dates, times, witnesses (including your daughter),... View More

2 Answers | Asked in Landlord - Tenant, Family Law, Civil Litigation and Real Estate Law for Washington on
Q: Partner threw away belongings and changed locks after hospital stay. What are my rights?

I was in a relationship for over 20 years and lived with my partner. After being hospitalized for 5 months, my partner threw away my belongings and changed the locks on the residence, which is in his name. What legal rights do I have regarding this situation?

Merry A Kogut
Merry A Kogut
answered on Jul 1, 2025

I'm so very sorry to hear about what happened to you, and can't being to imagine what you went through/are going through.

Although I've been an attorney since 1986, I don't usually practice in this area. I'm not sure what, if anything, you may be able to do in... View More

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1 Answer | Asked in Landlord - Tenant, Consumer Law and Real Estate Law for Washington on
Q: What are my rights with mold issues and eviction notice in WA?

I have been living in a low-income apartment with a persistent mold problem for almost a year. Despite informing my landlord about the mold issue, no action has been taken to resolve it. I decided not to pay rent due to these living conditions and have now received an eviction notice. What are my... View More

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answered on Jun 25, 2025

In Washington State, you have the right to a safe and habitable living space, and that includes protection from harmful mold. Your landlord is legally obligated to address serious maintenance issues that affect health and safety. If you’ve reported the mold problem in writing and they’ve... View More

1 Answer | Asked in Landlord - Tenant, Animal / Dog Law, Contracts and Real Estate Law for Washington on
Q: Liability for company-owned security K9 in rental property

As a landlord in Olympia, WA, I have a prospective tenant with a K9 assigned to him by his company for his security job. My lease requires tenants to list pets on their renter's insurance and be responsible for any damage or bites. However, the dog belongs to the company. I'm unsure... View More

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answered on Jul 6, 2025

You’re right to be cautious—liability for a company-owned security K9 on your property can create legal ambiguity if not properly addressed in the lease. Even though the dog belongs to the company, the tenant is the one bringing the animal into your rental property and controlling its presence.... View More

1 Answer | Asked in Business Law, Employment Law, Landlord - Tenant, Personal Injury and Real Estate Law for Washington on
Q: Seeking legal advice on breach of ethical duties by a primary care provider, husband’s affair, lease violations impacting mental health treatment, emotional distress, and financial stability. How to proceed legally?

My husband and I rented our home to our primary care provider and her family in September 2024 after getting to know her personally. Recently, my husband began exchanging hundreds of texts with her, leading to an affair. This affair has impacted his mental health treatment, as he's being... View More

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answered on Jun 25, 2025

You are facing an emotionally painful and legally complex situation, and your concerns are valid on multiple fronts. If the primary care provider initiated or allowed a personal relationship with your husband while he was under her care, that may violate professional ethics and boundaries under... View More

1 Answer | Asked in Landlord - Tenant, Gov & Administrative Law and Real Estate Law for Washington on
Q: Can state inspectors enter my residence during eviction in Moses Lake, WA?

I live in Moses Lake, WA, and I have received an eviction notice stating that my house smelled, which I believe is untrue. I have a two-week continuance from the court, and my next hearing is on June 27, 2025, to address this matter. Recently, I received a letter about a state inspection, which is... View More

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answered on Jul 6, 2025

State inspectors have the authority to enter your residence to conduct inspections related to health and safety, even during an eviction process, as long as proper notice is given. Their purpose is to ensure the property meets applicable codes, and this responsibility continues regardless of the... View More

1 Answer | Asked in Landlord - Tenant, Civil Litigation and Real Estate Law for Washington on
Q: Can my son move belongings while I'm not home without permission?

I am in Washington state, and my son, who has never paid rent, moved out three weeks ago. He agreed to move his furniture and boxes when I am home, but recently, he brought people into my home to assist him while I was not there, without my permission. We had an understanding that he would only... View More

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answered on Jun 13, 2025

In Washington state, even though your son lived in your home and didn’t pay rent, he still needed to follow the rules you both agreed to when he moved out. If you had a clear understanding that he was only to enter the home when you were present and not bring others, then entering without your... View More

1 Answer | Asked in Appeals / Appellate Law, Landlord - Tenant, Civil Litigation and Real Estate Law for Washington on
Q: Appealing a stipulated injunction signed without approval due to tenant issues and unclear judgment interest terms.

I have a stipulated injunction against me regarding a tenant issue. My previous attorney signed the injunction with the tenant's lawyer without my seeing or approving it, and the judge ruled based on this stipulation. I'm now looking to appeal the judgment because the tenant, who has... View More

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answered on Jun 12, 2025

If you didn’t approve or authorize your previous attorney to sign the stipulated injunction, you may have grounds to challenge its validity. Courts take stipulations seriously, but if you can prove you never gave consent, your current attorney can consider filing a motion to vacate the judgment... View More

1 Answer | Asked in Landlord - Tenant and Real Estate Law for Washington on
Q: Seattle landlord asking about holding deposits for lease renewal protection.

I am a landlord in Seattle, and I am facing an issue regarding holding deposits for a lease renewal. My tenants are the first ones, and this is my first renewal with them. The original lease required a holding deposit at signature, which converted to a security deposit upon move-in. As I am... View More

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answered on Jun 12, 2025

You're right to want protection in this kind of situation—it can feel risky when tenants commit to renew, only to back out before the new term begins. Since your current lease doesn’t spell out terms for holding deposits or penalties specifically tied to lease renewals, that creates a gray... View More

1 Answer | Asked in Landlord - Tenant, Employment Law and Real Estate Law for Washington on
Q: What are our tenant rights without a lease in WA?

My adult daughter and I have been living in a guest house on friends' property for 2.5 years without a written lease. We've been paying rent between $100-$200 monthly for about a year. Recently, the owners verbally told us to move out due to construction starting in July and suggested we... View More

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answered on Jun 12, 2025

You and your daughter do have tenant rights in Washington, even without a written lease. Once someone pays rent and occupies a space consistently, they are considered a month-to-month tenant under state law. That means the property owner must give proper written notice—usually 60 days—to end... View More

1 Answer | Asked in Landlord - Tenant, Contracts and Real Estate Law for Washington on
Q: Can I terminate a lease without buyout fee due to violations?

I signed a lease for my apartment on September 17, 2024, which included a provision for receiving a patio set (2 chairs and a table). The apartment manager later refused to provide it and attempted to change the lease agreement, which I never signed or received. There are also damages to the... View More

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answered on Jun 7, 2025

It sounds like you're dealing with a frustrating situation, and your concerns are valid. If your lease included specific items—like the patio set—and the landlord failed to provide them, that could be considered a breach of contract. Additionally, ignoring needed repairs that affect your... View More

1 Answer | Asked in Landlord - Tenant, Gov & Administrative Law and Real Estate Law for Washington on
Q: What is the legal notice period for lease termination in Washington state?

I have a month-to-month lease agreement in Washington state with a provision stating either party must give 45 days notice for termination. The landlord intends to occupy the premises and has sent a 45-day termination notice. However, I recently learned state law might require a minimum 60-day... View More

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answered on May 15, 2025

In Washington state, when a landlord wishes to terminate a month-to-month tenancy so they or an immediate family member can move into the rental, state law requires **at least 90 days' written notice**, not 60 or 45. This applies regardless of what the lease says—state law overrides lease... View More

1 Answer | Asked in Landlord - Tenant and Real Estate Law for Washington on
Q: Can I recover my deposit for charges deemed as normal wear and tear?

I received my deposit and move-out charges in the mail on May 5th, sent by my landlord on April 30th. They charged me for paint scratches, thumbtack holes, lightbulb replacement, and a cleaning fee, even though I followed the move-out checklist. No receipts were included, just general charges and... View More

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answered on May 15, 2025

You’re not wrong to question these charges—many tenants run into this kind of situation. In most states, landlords are not allowed to deduct for normal wear and tear, and things like minor wall scuffs, small nail or thumbtack holes, and burnt-out lightbulbs usually fall under that category. If... View More

1 Answer | Asked in Employment Law, Social Security, Landlord - Tenant, Public Benefits and Real Estate Law for Washington on
Q: Wrongful termination and unemployment denial after K9 audit failure.

I was wrongfully terminated by my employer after a K9 did not pass an audit. The lead person took the dog from me, told me I was fired, blocked me out of the computer system, and refused to pay hours owed. Additionally, my unemployment claim has been denied. I did not receive any formal... View More

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answered on May 7, 2025

Your situation involves two distinct legal issues: wrongful termination and unemployment benefits denial. I'll address both and provide guidance on steps you can take.

Washington is an at-will employment state, which means employers can generally terminate employment for any reason,... View More

1 Answer | Asked in Landlord - Tenant, Civil Litigation, Personal Injury and Real Estate Law for Washington on
Q: What are our legal rights against eviction notice in Washington?

My boyfriend's sister bought him a house in 2019, and we have been covering the mortgage, repairs, and all bills associated with owning the home. We have a valid lease agreement. Recently, she had her attorney send us a typewritten notice saying we have until June 21st to vacate, although we... View More

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answered on May 14, 2025

You have legal rights as tenants in Washington, especially if you have a valid lease agreement and have been consistently paying the mortgage and maintaining the property. A typewritten letter from an attorney is not the same as an official eviction notice. In Washington, landlords must follow a... View More

1 Answer | Asked in Landlord - Tenant, Contracts and Real Estate Law for Washington on
Q: Options for lease issues due to misrepresented apartment in WA?

I applied for an apartment in Renton, WA on April 16, 2025. During the visit, I was shown a different unit and promised verbally that the unit I would receive was exactly like the one shown, although it was not available to view then. I was offered a $1000 discount if I applied that day, which is... View More

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answered on May 15, 2025

It’s completely reasonable to feel misled and frustrated, especially when what you were promised doesn’t match what you walked into. In Washington State, landlords are expected to act in good faith, and that includes accurately representing the condition of the rental unit. If you were shown a... View More

1 Answer | Asked in Landlord - Tenant, Gov & Administrative Law and Real Estate Law for Washington on
Q: Landlord shut off electricity due to code enforcement move-out order.

My landlord has been directed by code enforcement to have us move off the property because we are living in our motorhome. The landlord received paperwork, but we did not. In response, the landlord turned off our electricity, even though we have paid rent for this month. Although there have been no... View More

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answered on May 15, 2025

In this situation, your landlord is required to follow proper legal procedures before taking actions like shutting off electricity, especially if you have already paid rent. Turning off the electricity could be seen as an illegal lockout, which is prohibited in many jurisdictions. It’s important... View More

1 Answer | Asked in Landlord - Tenant and Real Estate Law for Washington on
Q: Is my eviction case valid if the tenant was given only 9 days to respond?

I served summons and complaints to my tenant for non-payment of rent in an eviction case. However, I mistakenly indicated that the tenant had only nine days to respond instead of the required twenty days. Four business days have passed since I served the notice, and I haven't received any... View More

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answered on May 15, 2025

It’s good that you caught the mistake early, because the deadline listed on a summons is an important legal detail. If you gave the tenant only nine days to respond when the law requires twenty, the court may view that as a procedural error that affects the fairness of the process. Even though... View More

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