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Washington Landlord - Tenant Questions & Answers
1 Answer | Asked in Contracts, Real Estate Law and Landlord - Tenant for Washington on
Q: Moving out after our lease is up.

Hello,

Our 6-month lease ends May 31st, we notified our landlord, on May 2nd, that we would be out by the 31st (end of lease).

He claimes that we did not give him enough time to find a new tenant so we have to stay and pay for the month of June.

Is this correct?

Bruce Alexander Minnick
Bruce Alexander Minnick answered on May 6, 2019

Your written lease controls the answer to your question. If the written lease you signed says you have to give the landlord a longer notice than the customary 30 days, then whatever the lease says answers this question.

1 Answer | Asked in Landlord - Tenant for Washington on
Q: Hello ,my 5 yr old son and. I rent room .while we were gone my landlord went through window and went through the room.

Is this burglary?

Ali Shahrestani, Esq.
Ali Shahrestani, Esq. answered on Jan 24, 2019

Why did he do that? You can report that to the police as possible breaking and entering, and you may have a case for breach of contract to sue the landlord for damages. More details are necessary to provide a professional analysis of your issue. The best first step is an Initial Consultation with... Read more »

1 Answer | Asked in Landlord - Tenant for Washington on
Q: Is it legal for your landlord to come over without giving notice& unlock the door and let himself in?

Once a landlord gives you a three day notice but the reason you’re not paying rent is because of on habitable conditon

On the third day of the notice to your landlord comes over for some unknown On the third day of the notice to your landlord comes over for some unknown reason knocks on... Read more »

Ali Shahrestani, Esq.
Ali Shahrestani, Esq. answered on Jan 3, 2019

Typically landlords must give reasonable notice prior to entering a home for a valid reason. This may have been properly effectuated, but your facts are a bit vaguely stated. The bigger issue seems to be the delayed repairs to the home during a mold infestation. Why are you still in the home rather... Read more »

1 Answer | Asked in Landlord - Tenant for Washington on
Q: Does your landlord legally have to tell you if you are responsible for extra utilities outside of your unit?

My landlord didn't tell me who was responsible for the porch and landing lights that can be used by two separate apartments. I have lived here two years and never once used the lights. After seeing them left on again by the neighbor, I asked the landlord who pays for the lights. She didn't even... Read more »

Ali Shahrestani, Esq.
Ali Shahrestani, Esq. answered on Dec 26, 2018

You should not be paying your neighbor's utility bill, and you can request a full refund of the bills you've paid (acquire invoice copies) and fix of this situation. The utility company may need to come to the home to fix this too. More details are necessary to provide a professional analysis of... Read more »

1 Answer | Asked in Libel & Slander and Landlord - Tenant for Washington on
Q: Recording private conversation and who must I allow in my home.

I knew daughter's unemployed boyfriend would be a problem so I made a very simple 1 page agreement with her that she only, could live in my Seattle condo, and pay just half the normal rent. When I would come from out of state to work on condo as planned, I was never allowed in because boy who... Read more »

Ali Shahrestani, Esq.
Ali Shahrestani, Esq. answered on Dec 26, 2018

Even if your daughter is breaching your contract by allowing others to live there, there is legal process for evictions that must be followed. A landlord cannot enter a unit at will. As for being recorded in someone's home, see: http://www.dmlp.org/legal-guide/washington/washington-recording-law.... Read more »

1 Answer | Asked in Landlord - Tenant for Washington on
Q: If two applicants are applying for a 1 bedroom apartment, do I have to take both of their incomes into consideration?

Two applicants over 18 not legally married looking for a 1 bedroom apartment and want to use both of their incomes combined to income qualify

Ali Shahrestani, Esq.
Ali Shahrestani, Esq. answered on Dec 26, 2018

Yes, as they would both be jointly and severably liable for rent. Why would you not want to do that? Are there other factors that disqualify them? More details are necessary to provide a professional analysis of your issue. The best first step is an Initial Consultation with an Attorney such as... Read more »

1 Answer | Asked in Landlord - Tenant for Washington on
Q: My landlord raised my tent without notice didn't tell me till the day I was paying that I owed three hundred more.

Also the landlord decided she wanted a new lease and only put me and my son on it not my boyfriend even though we all have been living at the same place for almost a year and after wards pointed out that my boyfriend is a guest and him being there longer than two days now broke the lease.

Ali Shahrestani, Esq.
Ali Shahrestani, Esq. answered on Dec 24, 2018

Your lease should be reviewed re: the terms of having visitors over. More details are necessary to provide a professional analysis of your issue. The best first step is an Initial Consultation with an Attorney such as myself. You can read more about me, my credentials, awards, honors, testimonials,... Read more »

1 Answer | Asked in Landlord - Tenant for Washington on
Q: My stepfather owns his home, but the electric bill is in my mother's name, she also pays the electric bill, and has been

staying their for a year and three months now, do he have the rights to call the police and have them to put her out even without an eviction notice?

Mark David Nusz
Mark David Nusz answered on Sep 1, 2018

No. If she's there and has utilities in her name then she probably had a right to be there at some point. She would have to be removed with proper notice and due process.

Additionally, if your mother has any ownership rights to the house, it is unlikely that she could be removed at all...
Read more »

1 Answer | Asked in Landlord - Tenant for Washington on
Q: After given a 3 day to pay or vacate notice, how long do I actually have to vacate?

I saw on the "Tenates Rights" web pages that I actually have 21 days before the sheriff would come and start putting stuff out of the house. Is that correct?

Mark David Nusz
Mark David Nusz answered on Sep 1, 2018

It generally takes several weeks before the sheriff will come and actually evict / put you stuff out on the curb. The answer to your question is: it depends on several factors, one of which is which city / county you live in. While the laws that pertain to tenant evictions are set out in... Read more »

1 Answer | Asked in Landlord - Tenant for Washington on
Q: What does it mean for landlord to attempt to mitigate damages resulting from abandonment. see details for quote.

PROVIDED, That upon learning of such abandonment of the premises the landlord shall make a reasonable effort to mitigate the damages resulting from such abandonment:

Brent Bowden
Brent Bowden answered on May 15, 2018

It means, usually, that you try to find a new tenant. If a tenant abandons the premises or breaks the lease 3 months into a one year lease, you can't just do nothing and then demand the next 9 months of rent. You have to make reasonable efforts to find a new tenant.

That is a pretty generic...
Read more »

1 Answer | Asked in Landlord - Tenant for Washington on
Q: Does a tenant need to state an exact move out date on a 20 day notice, and also can a text be considered a 20 day notice
Brent Bowden
Brent Bowden answered on Apr 3, 2018

It is very difficult to give any detailed answers regarding your specific situation without reviewing the lease and getting more of the details, but in general, the point of giving notice is to let the landlord know when you will be ending the lease. I am not aware of any specific case law or... Read more »

1 Answer | Asked in Landlord - Tenant for Washington on
Q: Can my landlord move into my home to bypass Notice of Entry requirements?

My landlords (married) have been conducting themselves with complete disregard for the law and I have insisted that they stop entering without notice (they do it daily, they live across the street).

They were enraged and declared on the phone that they would "fix the problem" by moving... Read more »

Brent Bowden
Brent Bowden answered on Mar 24, 2018

Your landlord cannot move into an area that you have the exclusive right to possess.

However, your landlord could potentially move into a portion of the house if it isn't part of your lease. For example, if your house is rented room by room and you only rent one of the rooms they could...
Read more »

1 Answer | Asked in Landlord - Tenant for Washington on
Q: If I have a landlord that wants me to pay my last months nths rent of my lease in full, when she knows I’m only gonna

Be here until the 12. Then wants to keep my deposit until one month later because of damage or cleaning. She lives in the same house as me, so she can see that there are no damages or cleanliness no to be done. She has threatened to kind close me out and lock the doors, take my clothes out throw... Read more »

Brent Bowden
Brent Bowden answered on Mar 6, 2018

Depending on how your lease is structured, you may owe the full months rent even if you move out on the 12th. That is a difficult question to answer without seeing the lease. There are specific laws dictating how long your landlord can keep your deposit. RCW 59.18.280... Read more »

1 Answer | Asked in Car Accidents, Landlord - Tenant and Traffic Tickets for Washington on
Q: My leasing office towed my car from apartment parking. The reason was expired tabs. Is it legal?
Peter N. Munsing
Peter N. Munsing answered on Dec 12, 2017

Look at your agreement. If it says residents can only park registered vehicles that means fully registered. It's a little persnickety of them but they can tow if they want.

1 Answer | Asked in Landlord - Tenant for Washington on
Q: Do we need to disclose asbestos for rental if under 0.01

We had the popcorn ceiling removed by a general contractor but he contaminated the home. Then we hired a L&I approved asbestos abatement contractor to completely clean the home. They also did a air quality test after that to make sure the limit is less than 0.01.

Do we need to mention this... Read more »

Gregory Andrews Cade
Gregory Andrews Cade answered on Sep 9, 2017

No. While landlords are required by law to disclose the presence of asbestos which implies a health hazard on the property, notifying tenants in this regard is no longer necessary if the problematic materials were adequately removed from the building. Therefore, since asbestos was thoroughly abated... Read more »

1 Answer | Asked in Contracts, Criminal Law, Real Estate Law and Landlord - Tenant for Washington on
Q: In Seattle, WA, is marijuana a "controlled substance"?

In my lease agreement: "Tenant and/or Tenant's guests will not use, allow use, purchase, sell, or possess any controlled substance or drug paraphernalia ... [or firearms] ... on or near the premises." Since marijuana is legal in Washington state, would it still count as a "controlled substance"?... Read more »

Stan Glisson
Stan Glisson answered on May 23, 2017

Legally, yes; marijuana is still a controlled substance. And paraphernalia can be just about anything used to ingest or store drugs (the definition is: all equipment, products, and materials of any kind which are used, intended for use, or designed for use in planting, propagating, cultivating,... Read more »

1 Answer | Asked in Criminal Law, Federal Crimes, Landlord - Tenant and Military Law for Washington on
Q: What is the charge if you know someone is subletting in base housing?

The person in question is active duty in base housing but subletting to another service member and has not reported it.

Patrick Korody
Patrick Korody answered on Feb 13, 2017

There may not be a charge at all, depending on the circumstances. It's probably privatized housing based on a lease. Violating a lease is not normally a criminal offense, even in the military.

1 Answer | Asked in Landlord - Tenant for Washington on
Q: [ got a 20 day notice of termination of tenancy for no other reason butt spite what are my rights I have no rental

me and my common law wife have lived hear two years along with her niece and husband and two kids but I'm the target of this action the house is owned by the niece and her husband and my wife sister I ve had total access to the property garages etc. my rent is paid in full for the next month she... Read more »

Marjorie Simmons
Marjorie Simmons answered on Sep 13, 2016

You might find the tenants' rights articles at Washington Law Help to be informative: http://www.washingtonlawhelp.org/issues/housing/tenants-rights.

1 Answer | Asked in Landlord - Tenant and Small Claims for Washington on
Q: This issue pertains to tenant landlord law and the questions and situation are explained under more information

At the end of June me and a new roommate and her daughter moved into a new apartment in Bothell, WA. The apartment is leased to her and she is the only one that signed the contract. I am listed on this contract, along with her daughter, under "Occupants". Now that I am needing to move again, the... Read more »

Marjorie Simmons
Marjorie Simmons answered on Aug 25, 2016

Do you have a copy of what was signed? What does the fine print say? It sounds as if your former roommate may have had the expectation that you would contribute to the rent payment when the two of you entered into the rental arrangement. If so and if she would not have leased the apartment... Read more »

1 Answer | Asked in Landlord - Tenant and Personal Injury for Washington on
Q: The building where I live is trying to charge me for damage to the elevator when one of my friend's guests jumped

and the elevator stopped, there is a clause that says that I am responsible for my guests, but to what extent am I responsible for? this is outside of my reach, should I be charged for this?

Peter N. Munsing
Peter N. Munsing answered on Jul 20, 2016

Close one. Depending on the bill may be worth having an attorney give you an answer/write a letter to them.

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