HB 2699 — Landlord-tenant relations

Summary

Concerning landlord-tenant relations.

Bill Text

Compared against the Revised Code of Washington as published AI-generated reading aid — verify against the official bill.

This bill amends 8 section(s) of the Revised Code of Washington: RCW 59.18.650; RCW 59.18.370; RCW 59.18.380; RCW 59.18.640; RCW 59.18.057; RCW 59.18.365.

• RCW 59.18.650

  the landlord may end such a tenancy without cause upon expiration of the specified period only if: (i) At the inception of the tenancy, the landlord and tenant entered into a rental agreement of 12 months or more for a specified period, or the landlord and tenant have continuously and without interruption entered into successive rental agreements of six months or more for a specified period since the inception of the tenancy; (ii) The ; and (iii) The tenancy has not been for an indefinite period on a month-to-month or periodic basis at any point since the inception of the tenancy. However, for any tenancy of an indefinite period in existence as of May 10, 2021, if the landlord and tenant enter into a rental agreement between May 10, 2021, and three months following the expiration of the governor's proclamation 20-19.6 or any extensions thereof, the landlord may exercise rights under this subsection (1)(c) as if the rental agreement was entered into at the inception of the tenancy provided that the rental agreement is otherwise in accordance with this subsection (1)(c) The tenant continues in possession in person or by subtenant , and after requiring has remained uncomplied with for the period set forth in RCW 59.12.030(3) for tenants subject to this chapter The tenant continues in possession , and after the landlord has served specifying requiring remedied or the rental agreement will end, and the breach has not been which date must be at least 10 days after service of the notice The tenant continues in possession after having received at least three days' advance written notice to quit after he or she commits or permits The tenant continues in possession , and the owner has provided at least 90 days' advance written notice of the date the tenant's possession is to end The tenant continues in possession and the landlord has provided at least 90 days' advance written notice of the date the tenant's possession is to end dwelling single-family dwelling rental The tenant continues in possession of the premises after the landlord serves the tenant with advance written notice pursuant to RCW 59.18.200(2)(c) The tenant continues in possession The tenant continues in possession, after the landlord has provided at least 30 days' advance written notice to vacate that The tenant continues in possession after an owner or lessor, with whom , has served at least 20 days' advance written notice to vacate prior to the end of the rental term or, if a periodic tenancy, the end of the rental period The tenant continues in possession of a dwelling unit in transitional housing after having received at least 30 days' advance written notice to vacate in advance of The tenant continues in possession of a dwelling unit after The tenant continues in possession after having received at least 30 days' advance written notice to vacate due to made The tenant continues in possession after having received at least 60 days' advance written notice to vacate for other good cause prior to the end of the period or rental agreement and such The tenant continues in possession after having received at least 60 days' written notice to vacate prior to the end of the period or rental agreement and , other than ones for monetary damages, the tenant has remedied or cured the violation, has The tenant continues in possession after having received at least 60 days' advance written notice to vacate prior to the end of the rental period or rental agreement if to the property owner at the beginning of the tenancy The tenant continues in possession after having received at least 20 days' advance written notice to vacate prior to the end of the rental period or rental agreement if → (ii) The landlord has provided the tenant before the end of the initial lease period at least 60 days' advance written notice ending the tenancy, served in a manner consistent with RCW 59.12.040. (c) If a landlord and tenant enter into a rental agreement for a specified period in which the tenancy by the terms of the rental agreement does not continue for an indefinite period on a month-to- month or periodic basis after the end of the specified period, and the landlord has provided the tenant before the end of the specified period at least 60 days' advance written notice that the tenancy will be deemed expired at the end of such specified period, served in a manner consistent with RCW 59.12.040 , then a landlord may end such a tenancy at the end of the initial period of the rental agreement without cause (f) A tenant may end a tenancy for a specified time by providing notice in writing not less than 20 days prior to the ending date of the specified time. (2) The following reasons listed in this subsection constitute cause pursuant to subsection (1) of this section. The tenant continues in possession: (a) (i) After service of at least 14 days' written notice to pay or vacate as set forth in RCW 59.12.030(3), and after a default in the payment of rent . The written notice must require, in the alternative, the payment of the rent or the surrender of the detained premises . The written notice may be served at any time after the rent becomes due; (ii) Notwithstanding the 14-day notice period set forth in RCW 59.12.030(3), a landlord must provide a tenant in a covered dwelling unit with at least 30 days' advance written notice to vacate for evictions stemming from nonpayment of rent; (iii) For the purposes of this subsection, "covered dwelling unit" means a property that: (A) Participates in a covered housing program as defined in section 41411(a) of the violence against women act of 1994, 34 U.S.C. of the housing act of 1949, 42 U.S.C. Sec. 1490r; or (B) Has a federally backed mortgage loan, or federally backed multifamily mortgage loan; (b) After service of at least 10 days' written notice to comply or vacate, and after substantial breach of a material program requirement of subsidized housing, material term subscribed to by the tenant within the lease or rental agreement, or a tenant obligation imposed by law, other than one for monetary damages . The written notice must specify the acts or omissions constituting the breach, including the relevant date and time of the breach and the identities of the individuals involved, and require, in the alternative, that the breach be adequately remedied by the date specified in the notice, p. 3 HB 2699 ⟦INS⟧ or the rental agreement will end; (c) After service of at least three days' written notice to quit, and after committing or permitting waste or nuisance upon the premises, unlawful activity that affects the use and enjoyment of the premises, or other substantial or repeated and unreasonable interference with the health, safety, and welfare of, or use and enjoyment of the premises by, the landlord or neighbors of the tenant; (d) After service of at least 90 days' written notice to vacate, and after the landlord of a dwelling unit in good faith seeks possession so that the owner or his or her immediate family may occupy the unit as that person's principal residence and no substantially equivalent unit is vacant and available to house the owner or his or her immediate family in the same building . There is a rebuttable presumption that the owner did not act in good faith if the owner or immediate family fails to occupy the unit as a principal residence for at least 60 consecutive days during the 90 days immediately after the tenant vacated the unit pursuant to a notice to vacate using this subsection (2)(d) as the cause for the lease ending; (e) After service of at least 90 days' written notice to vacate, and after the owner elects to sell a single dwelling unit, which includes but is not

  amended

• RCW 59.18.650

  the landlord may end such a tenancy without cause upon expiration of the specified period only if: (i) At the inception of the tenancy, the landlord and tenant entered into a rental agreement of 12 months or more for a specified period, or the landlord and tenant have continuously and without interruption entered into successive rental agreements of six months or more for a specified period since the inception of the tenancy; (ii) The ; and (iii) The tenancy has not been for an indefinite period on a month-to-month or periodic basis at any point since the inception of the tenancy. However, for any tenancy of an indefinite period in existence as of May 10, 2021, if the landlord and tenant enter into a rental agreement between May 10, 2021, and three months following the expiration of the governor's proclamation 20-19.6 or any extensions thereof, the landlord may exercise rights under this subsection (1)(c) as if the rental agreement was entered into at the inception of the tenancy provided that the rental agreement is otherwise in accordance with this subsection (1)(c) The tenant continues in possession in person or by subtenant , and after requiring has remained uncomplied with for the period set forth in RCW 59.12.030(3) for tenants subject to this chapter The tenant continues in possession , and after the landlord has served specifying requiring remedied or the rental agreement will end, and the breach has not been which date must be at least 10 days after service of the notice The tenant continues in possession after having received at least three days' advance written notice to quit after he or she p. 11 HB 2699 commits or permits The tenant continues in possession , and the owner has provided at least 90 days' advance written notice of the date the tenant's possession is to end The tenant continues in possession and the landlord has provided at least 90 days' advance written notice of the date the tenant's possession is to end dwelling single-family dwelling rental The tenant continues in possession of the premises after the landlord serves the tenant with advance written notice pursuant to RCW 59.18.200(2)(c) The tenant continues in possession The tenant continues in possession, after the landlord has provided at least 30 days' advance written notice to vacate that The tenant continues in possession after an owner or lessor, with whom , has served at least 20 days' advance written notice to vacate prior to the end of the rental term or, if a periodic tenancy, the end of the rental period The tenant continues in possession of a dwelling unit in transitional housing after having received at least 30 days' advance written notice to vacate in advance of The tenant continues in possession of a dwelling unit after The tenant continues in possession after having received at least 30 days' advance written notice to vacate due to made The tenant continues in possession after having received at least 60 days' advance written notice to vacate for other good cause prior to the end of the period or rental agreement and such The tenant continues in possession after having received at least 60 days' written notice to vacate prior to the end of the period or rental agreement and , other than ones for monetary damages, the tenant has remedied or cured the violation, has The tenant continues in possession after having received at least 60 days' advance written notice to vacate prior to the end of the rental period or rental agreement if to the property owner at the beginning of the tenancy The tenant continues in possession after having received at least 20 days' advance written notice to vacate prior to the end of the rental period or rental agreement if → (c) If a landlord and tenant enter into a rental agreement for a specified period in which the tenancy by the terms of the rental agreement does not continue for an indefinite period on a month-to- month or periodic basis after the end of the specified period, and the landlord has provided the tenant before the end of the specified period at least 60 days' advance written notice that the tenancy will be deemed expired at the end of such specified period, served in a manner consistent with RCW 59.12.040 , then a landlord may end such a tenancy at the end of the initial period of the rental agreement without cause (2) The following reasons listed in this subsection constitute cause pursuant to subsection (1) of this section. The tenant continues in possession: (a) (i) After service of at least 14 days' written notice to pay or vacate as set forth in RCW 59.12.030(3), and after a default in the payment of rent . The written notice must require, in the alternative, the payment of the rent or the surrender of the detained premises . The written notice may be served at any time after the rent becomes due; (ii) Notwithstanding the 14-day notice period set forth in RCW 59.12.030(3), a landlord must provide a tenant in a covered dwelling unit with at least 30 days' advance written notice to vacate for evictions stemming from nonpayment of rent; (iii) For the purposes of this subsection, "covered dwelling unit" means a property that: (A) Participates in a covered housing program as defined in section 41411(a) of the violence against women act of 1994, 34 U.S.C. of the housing act of 1949, 42 U.S.C. Sec. 1490r; or (B) Has a federally backed mortgage loan, or federally backed multifamily mortgage loan; (b) After service of at least 10 days' written notice to comply or vacate, and after substantial breach of a material program requirement of subsidized housing, material term subscribed to by the tenant within the lease or rental agreement, or a tenant obligation imposed by law, other than one for monetary damages . The written notice must specify the acts or omissions constituting the breach, including the relevant date and time of the breach and the identities of the individuals involved, and require, in the alternative, that the breach be adequately remedied by the date specified in the notice, or the rental agreement will end; (c) After service of at least three days' written notice to quit, and after committing or permitting waste or nuisance upon the premises, unlawful activity that affects the use and enjoyment of the premises, or other substantial or repeated and unreasonable interference with the health, safety, and welfare of, or use and enjoyment of the premises by, the landlord or neighbors of the tenant; (d) After service of at least 90 days' written notice to vacate, and after the landlord of a dwelling unit in good faith seeks possession so that the owner or his or her immediate family may occupy the unit as that person's principal residence and no substantially equivalent unit is vacant and available to house the owner or his or her immediate family in the same building . There is a rebuttable presumption that the owner did not act in good faith if the owner or immediate family fails to occupy the unit as a principal residence for at least 60 consecutive days during the 90 days immediately after the tenant vacated the unit pursuant to a notice to vacate using this subsection (2)(d) as the cause for the lease ending; (e) After service of at least 90 days' written notice to vacate, and after the owner elects to sell a single dwelling unit, which includes but is not limited to a single-family residence , a condominium unit, a townhouse unit, or any other similar type of dwelling unit. For the purpos s to sell" when the own ing, at a minimum, lis alty agency or adverti ng it on the real e a rebuttable presumpti t if: 30 days after the ten (ii) Within 90 days after the date the tenant vacated or the date the property was listed f

  amended

• RCW 59.18.370

  read as follows: (1) The plaintiff, at the time of commencing an action of forcible entry or detainer or unlawful detainer, or at any time afterwards, upon filing the complaint, may apply to the superior court in which the action is pending for an order directing the defendant to appear and show cause, if any he or she has, why a writ of restitution should not issue restoring to the plaintiff possession of the property in the complaint described, and the judge shall by order fix a time and place for a hearing of the motion, which shall not be less than seven nor more than thirty days from the date of service of the order upon defendant. A copy of the order, together with a copy of the summons and complaint if not previously served upon the defendant, shall be served upon the defendant and the defendant's attorney, if the defendant has legal representation, or upon the defendant and the local legal aid organization that receives funding to provide legal representation to indigent tenants under RCW 59.18.640, if the defendant does not have legal representation (2) Where the basis for an unlawful detainer action is, in full or in part, a notice issued pursuant to RCW 59.18.650(2)(c), the plaintiff may apply ex parte to the court to request that the hearing described in RCW 59.18.380 be expedited. The application for the expedited hearing must detail justifications for the expedited hearing, including any health, safety, and welfare concerns related to the defendant's conduct along with any supporting facts. Notice of the request for the expedited hearing and notice of any court order granting the expedited hearing shall be served in a manner consistent with RCW 59.12.040 not less than one court day before the expedited hearing to the defendant and the defendant's attorney, if the defendant has legal representation, or to the defendant and the local legal aid organization that receives funding to provide legal representation to indigent tenants under RCW 59.18.640, if the defendant does not have legal representation. (3) The procedure for service of an order, summons and complaint, notice, or other document required under this section to a local legal aid organization may be established by local court rule. The legislature intends that service on legal aid organizations be performed according to best local practice.

  amended

• RCW 59.18.380

  At → read as follows: (1)(a) Except as provided in (b) of this subsection, at the time and place fixed for the hearing of plaintiff's motion for a writ of restitution, the defendant, or any person in possession or claiming possession of the property, may answer, orally or in writing, and assert any legal or equitable defense or set-off arising out of the tenancy. (b) If the defendant retains an attorney then the defendant shall provide an answer in writing prior to the first show cause hearing in accordance with deadlines found in the civil or local rules, whichever controls, and answer by: (i) Marking or documenting affirmative defenses; (ii) Submitting a plan for repayment, if the case involves nonpayment of rent; and (iii) Retaining the right to make affirmative defenses at the time of the hearing. (2) wit er, ore r d af ert tan ran in tin cou nti t s whi tte the nda on ren ng d ing by d: l j the ici nti all h h ng l a he (3) and provided for in this chapter, or that there is a genuine issue of a material fact pertaining to a legal or equitable defense or set-off raised in the defendant's answer, the court shall grant or deny so much of plaintiff's other relief sought and so much of defendant's defenses or set-off claimed, as may be proper.

  amended

• RCW 59.18.640

  s 59.12 and → read as follows: (1) Subject to the availability of amounts appropriated for this specific purpose, the court must appoint an attorney for an indigent tenant in an unlawful detainer proceeding under this chapter and chapter 59.20 RCW. The office of civil legal aid is responsible for implementation of this subsection as provided in RCW 2.53.050, and the state shall pay the costs of legal services provided by an attorney appointed pursuant to this subsection. In implementing this section, the office of civil legal aid shall assign priority to providing legal representation to indigent tenants in those counties in which the most evictions occur and to indigent tenants who are disproportionately at risk of eviction. (2) For purposes of this section, "indigent" means any person who, at any stage of a court proceeding, is: (a) Receiving one of the following types of public assistance: Temporary assistance for needy families, aged, blind, or disabled assistance benefits, medical care services under RCW 74.09.035, pregnant women assistance benefits, poverty-related veterans' benefits, food stamps or food stamp benefits transferred electronically, refugee resettlement benefits, medicaid, or supplemental security income; or (b) Receiving an annual income, after taxes, of 200 percent or less of the current federally established poverty level. (3) An organization that receives funding from the office of civil legal aid to provide legal services to an indigent tenant under this section must obtain and maintain a copy of a general rule 34 statement or other document certifying that the tenant is indigent and qualifies for legal representation under this section as a condition of receiving future funding from the office of civil legal aid.

  amended

• RCW 59.18.057

  Free or low-cost mediation services to assist in nonpayment of rent disputes before any judicial proceedings occur are also available at dispute resolution centers throughout the state. You can find your nearest dispute resolution center at https://www.resolutionwa.org. → (1) Every 14-day notice serve n substantially the following "TO: AND TO: ADDRESS: FOURTEEN-DAY NOTICE TO PAY RENT OR VACATE THE PREMISES (1) Monthly rent due for (list month(s)): $ (dollar amount) AND/OR (2) Utilities due for (list month(s)): $ (dollar amount) AND/OR (3) Other recurring or periodic charges identified in the lease for (list month(s)): $ (dollar amount) TOTAL AMOUNT DUE: $ (dollar amount) Note - payment must be made pursuant to the terms of the rental agreement or by nonelectronic means including, but not limited to, cashier's check, money order, or other certified funds. The Washington state Office of the Attorney General has this notice in multiple languages as well as information on available resources to help you pay your rent, including state and local rental assistance programs, on its website at www.atg.wa.gov/landlord- tenant. State law provides you the right to legal representation and the court may be able to appoint a lawyer to represent you without cost to you if you are a qualifying low-income renter. If you believe you are a qualifying low-income renter and would like an attorney appointed to represent you, please contact the Eviction Defense Screening Line at 855-657-8387 or apply online at https:// nwjustice.org/apply-online. For additional resources, call 2-1-1 or the Northwest Justice Project CLEAR Hotline outside King County (888) 201-1014 weekdays between 9:15 a.m. – 12:15 p.m., or (888) 387-7111 for seniors (age 60 and over). You may find additional information to help you at http://www.washingtonlawhelp.org. State law also provides you the right to receive interpreter services at court. WHERE TOTAL AMOUNT DUE IS TO BE PAID: ___(owner/landlord name)___ ___________(address)________

  amended

• RCW 59.18.365

  Free or low-cost mediation services to assist in nonpayment of rent disputes before any judicial proceedings occur are also available at dispute resolution centers throughout the state. You can find your nearest dispute resolution center at https://www.resolutionwa.org. → WRITTEN GET HELP: If you do not respond by the deadline above, you will lose your right to defend yourself or be represented by a lawyer if you cannot afford one in court and could be evicted. Screening Line at 855-657-8387 or apply online at https:// nwjustice.org/apply-online. For additional resources, you may call 2-1-1 or the Northwest Justice Project CLEAR Hotline outside King County (888) 201-1014 weekdays between 9:15 a.m. – 12:15 p.m., or (888) 387-7111 for seniors (age 60 and over). You may find additional information to help you at http://www.washingtonlawhelp.org. ⟦INS⟧HOW TO RESPOND: Phone calls to your Landlord or your Landlord's lawyer are not a response. WHERE TO RESPOND: COURT DATE: you must go to the hearing

  amended

• RCW 59.18.630

  but subject to any requirements under the eviction resolution pilot program established under RCW 59.18.660 (d) but subject to any requirements under the eviction resolution pilot program established under RCW 59.18.660 → read as follows: (1) The eviction moratorium instituted by the governor of the state of Washington's proclamation 20-19.6 shall end on June 30, 2021. (2) If a tenant has remaining unpaid rent that accrued between March 1, 2020, and six months following the expiration of the eviction moratorium or the end of the public health emergency, whichever is greater, the landlord must offer the tenant a reasonable schedule for repayment of the unpaid rent that does not exceed monthly payments equal to one-third of the monthly rental charges during the period of accrued debt. If a tenant fails to accept the terms of a reasonable repayment plan within 14 days of the landlord's offer, the landlord may proceed with an unlawful detainer action as set forth in RCW 59.12.030(3) . If the tenant defaults on any rent owed under a repayment plan, the landlord may apply for reimbursement from the landlord mitigation program as authorized under RCW 43.31.605(1) (c) or proceed with an unlawful detainer action as set forth in RCW 59.12.030(3) . The court must consider the tenant's circumstances, including decreased income or increased expenses due to COVID-19, and the repayment plan terms offered during any unlawful detainer proceeding. (3) Any repayment plan entered into under this section must: (a) Not require payment until 30 days after the repayment plan is offered to the tenant; (b) Cover rent only and not any late fees, attorneys' fees, or any other fees and charges; (c) Allow for payments from any source of income as defined in RCW 59.18.255(5) or from pledges by nonprofit organizations, churches, religious institutions, or governmental entities; and (d) Not include provisions or be conditioned on: The tenant's compliance with the rental agreement, payment of attorneys' fees, court costs, or other costs related to litigation if the tenant defaults on the rental agreement; a requirement that the tenant apply for governmental benefits or provide proof of receipt of governmental benefits; or the tenant's waiver of any rights to a notice under RCW p. 25 HB 2699 ⟦INS⟧59.12.030 or related provisions before a writ of restitution is issued. (4) It is a defense to an eviction under RCW 59.12.030(3) that a landlord did not offer a repayment plan in conformity with this section. (5) To the extent available funds exist for rental assistance from a federal, state, local, private, or nonprofit program, the tenant or landlord may continue to seek rental assistance to reduce and/or eliminate the unpaid rent balance.

  amended

• RCW 59.18.410

  By accepting such pledge of emergency rental assistance, the landlord is not required to enter into any additional conditions not related to the provision of necessary payment information and documentation. and 90 days If the payment p. 28 HB 2699 plan is to exceed 30 days, the total cumulative payments for each 30- day period following the order shall be no less than one month of the tenant's share of the rent, and the total amount of the judgment and all additional rent that is due shall be paid within 90 days → read as follows: (1) If at trial the verdict of the jury or, if the case is tried without a jury, the finding of the court is in favor of the landlord and against the tenant, judgment shall be entered for the restitution of the premises; and if the proceeding is for unlawful detainer after neglect or failure to perform any condition or covenant of a lease or agreement under which the property is held, or after default in the payment of rent, the judgment shall also declare the forfeiture of the lease, agreement, or tenancy. The jury, or the court, if the proceedings are tried without a jury, shall also assess the damages arising out of the tenancy occasioned to the landlord by any forcible entry, or by any forcible or unlawful detainer, alleged in the complaint and proved at trial, and, if the alleged unlawful detainer is based on default in the payment of rent, find the amount of any rent due, and the judgment shall be rendered against the tenant liable for the forcible entry, forcible detainer, or unlawful detainer for the amount of damages thus assessed, for the rent, if any, found due, and late fees if such fees are due under the lease and do not exceed $75 in total. The landlord is not entitled to a judgment for rent unless the basis for the unlawful detainer action was nonpayment of rent. entity, in which case the tenant has until the date of eviction, the tenant or any subtenant, or any mortgagee of the term, or other party interested in the continuance of the tenancy, may pay into court or to the landlord the amount of the rent due, any court costs incurred at the time of payment, late fees if such fees are due under the lease and do not exceed $75 in total, and attorneys' fees if awarded, in which event any judgment entered shall be satisfied and the tenant restored to his or her tenancy. If the tenant seeks to restore his or her tenancy after entry of a judgment, the tenant may tender the amount stated within the judgment as long as that amount does not exceed the amount authorized under subsection (1) of this section. If a tenant seeks to restore his or her tenancy and pay the amount set forth in this subsection with funds acquired through an emergency rental assistance program provided by a governmental or nonprofit entity, the tenant shall provide a copy of the pledge of emergency rental assistance provided from the appropriate governmental or nonprofit entity and have an opportunity to exercise such rights under this subsection, which may include a stay of judgment and provision by the landlord of documentation necessary for processing the assistance. The landlord shall accept any pledge of emergency rental assistance funds provided to the tenant from a governmental or nonprofit entity before the expiration of any pay or vacate notice for nonpayment of rent for the full amount of the rent owing under the rental agreement. The landlord shall accept any written pledge of emergency rental assistance funds provided to the tenant from a governmental or nonprofit entity after the expiration of the pay or vacate notice if the pledge will contribute to the total payment of both the amount of rent due, including any current rent, and other amounts if required under this subsection. The landlord shall suspend any court action for 14 court days after providing necessary payment information to the nonprofit or governmental entity to allow for payment of the emergency rental assistance funds. A governmental or nonprofit entity administering emergency rental assistance funds may not require a landlord to accept any conditions that conflict with this chapter in order to receive the emergency rental assistance funds. rights under this subsection shall pay an additional $50 for each time the tenant was reinstated after judgment pursuant to this subsection within the previous 12 months prior to payment. If payment of the amount specified in this subsection is not made within five court days after the entry of the judgment, the jud

  amended

Action History

1. January 28, 2026

   First reading, referred to Housing.

Sponsors

• (Richards) · Primary

Subjects