Seattle, Washington · City renter rules · Updated Oct 2026
Seattle Tenant Rights: Just Cause, Evictions (2026)
What is different for renters in Seattle compared with Washington state law: just cause for eviction, relocation payments, deposits and eviction protections. In plain English from official city sources.
Short answer
Seattle has no rent control of its own (state law bans it, and the state cap of 7% plus CPI, up to 10%, applies). But the city requires 180 days' notice before any rent increase, and if your rent goes up 10% or more and you earn 80% of area median income or less, you can get relocation money equal to three months' rent. Seattle also requires a just cause to end or not renew a tenancy, limits move-in costs and late fees, bans most winter and school-year evictions, and gives you a free lawyer if you are sued for eviction and cannot afford one.
- Rent control
- No city rent cap
- Just cause for eviction
- Required (city rule)
- Relocation payments
- In some cases
- Free lawyer in eviction cases
- Yes, for eligible tenants
Rent control in Seattle
Seattle has no rent control of its own. Washington law: Yes, statewide rent stabilization since May 7, 2025 (HB 1217). No increase in the first 12 months of a tenancy, and total increases in any 12-month period can't exceed 7% plus inflation or 10%, whichever is less. The cap for 2026 is 9.683% (Department of Commerce). Manufactured home lot rent: 5%. Exempt: buildings with a first certificate of occupancy 12 years old or less, many nonprofit and public housing units, and some owner-occupied homes and small multiplexes. If the landlord overcharges, you can demand a fix in writing, end the lease, and sue for the excess plus up to three months of the unlawful rent and attorney fees. RCW 59.18.700, 59.18.710. Expires July 1, 2040.
Just cause for eviction in Seattle
- The rule
- Your landlord needs a just cause to end a month-to-month tenancy or to refuse to renew a lease. Causes include: not paying rent within 14 days of a pay-or-vacate notice; 4 or more late-rent notices in 12 months; not fixing a lease violation within 10 days; serious damage, nuisance or criminal activity (criminal-activity notices must be recorded with SDCI with proof such as a police report); owner or immediate family move-in when no comparable unit is vacant in the building (90 days' notice); sale of a detached single-family house (90 days' notice); demolition, substantial rehab or change of use (after a Tenant Relocation License). The landlord must offer a lease renewal 60 to 90 days before your lease ends, and must give at least 60 days' notice with a just cause if not renewing.
Relocation payments in Seattle
- The rule
- Rent increase of 10% or more (EDRA): if your housing costs go up 10% or more within 12 months, your household earns 80% of Seattle area median income or less, and you give notice to move out, the City pays you three times your current monthly housing cost and bills the landlord. The landlord must attach an EDRA notice to any increase of 10% or more. Demolition, substantial rehab, change of use, or loss of rent or income restrictions (TRAO): households earning 50% of King County median income or less get $5,552 (amount in SDCI Tip 123, updated July 20, 2026; the owner pays $2,776 and the City pays $2,776). You have 30 days after getting the relocation packet to apply, and every household gets at least a 90-day notice of development before the landlord can end the tenancy. If the City orders an unauthorized unit closed or occupancy reduced, the landlord pays $2,000 or two months' rent, depending on your income, at least two weeks before the termination date.
Security deposits in Seattle
Your security deposit plus all move-in fees cannot be more than one month's rent. Non-refundable fees can only be for cleaning and screening and cannot exceed 10% of one month's rent. A pet deposit of up to 25% of one month's rent is allowed on top. You have the right to pay your deposit, fees and last month's rent in installments, with no interest charged.
Repairs and complaints in Seattle
Ask for repairs in writing. Your landlord must start within 24 hours for no water, electricity, or winter heat, or a life-safety problem, and within 72 hours for a broken fridge, stove or major plumbing. If repairs are not made, call the Renting in Seattle Helpline at (206) 684-5700 to have a Seattle Department of Construction and Inspections (SDCI) inspector come out. If your unit fails the Rental Registration and Inspection Ordinance (RRIO) standards, you can notify the landlord in writing and a rent increase cannot take effect until the problems are fixed.
Eviction protections in Seattle
Right to counsel: any renter served with an eviction summons who cannot afford a lawyer is entitled to free legal counsel through the King County Bar Association's Housing Justice Project: call (206) 267-7069, email [email protected], or go to the walk-in clinic at the King County Courthouse, Monday to Friday, 10 am to noon. Winter defense: from December 1 to March 1, households at or below 80% of AMI have a defense to most evictions (with exceptions, e.g. landlords with an ownership interest in fewer than 4 properties, owner move-in, sale of a single-family house, criminal activity). School-year defense: during the Seattle school year (September to June), households with children in school or with school employees have a defense to most no-fault evictions. Not registering the unit in RRIO is also a defense.
Other Seattle rules
- Every rent or housing-cost increase needs at least 180 days' written notice, and cannot happen during a lease or in the first 12 months. Landlords must give you the City's Renter's Handbook when you sign your first rental agreement.
- Late fees are capped at $10 per month, and landlords cannot charge fees for preparing or delivering notices (SMC 7.24.034, since June 6, 2023).
- Rentals must be registered under RRIO and pass periodic inspections.
- First-in-time: landlords must offer the unit to the first qualified applicant; fair chance housing limits use of criminal records.
Washington law that also applies
City rules add to state law. Where they differ, the stronger protection usually applies; if you are unsure, ask the city agency below.
- Deposit limit
- No statewide limit
- Deposit back within
- 30 days
- Notice for unpaid rent
- 14 days
- Notice before entry
- 2 days
- Rent increase notice
- At least 90 days' written notice before any rent increase, and the increase can't take effect before your lease term ends.
Where to get help in Seattle
Free tools
These tools use Washington state law. Seattle's rules above may give you more time or more money.
Deposit calculator
Check Washington's deadline to return your deposit.
Eviction notice timeline
See the dates under Washington law.
Repair request letter for Washington
Ask your landlord in writing to fix the problem by a date. A written, dated request is the first step in almost every state, and it is proof that the landlord knew. Check the problems, add dates, then download the letter as PDF or Word (or copy it). Sign it, keep a copy and photos, and send it in a way you can prove.
Questions about renting in Seattle
Is there rent control in Seattle?
Seattle has no rent control of its own. Washington law: Yes, statewide rent stabilization since May 7, 2025 (HB 1217). No increase in the first 12 months of a tenancy, and total increases in any 12-month period can't exceed 7% plus inflation or 10%, whichever is less. The cap for 2026 is 9.683% (Department of Commerce). Manufactured home lot rent: 5%. Exempt: buildings with a first certificate of occupancy 12 years old or less, many nonprofit and public housing units, and some owner-occupied homes and small multiplexes. If the landlord overcharges, you can demand a fix in writing, end the lease, and sue for the excess plus up to three months of the unlawful rent and attorney fees. RCW 59.18.700, 59.18.710. Expires July 1, 2040.
Does my landlord need a reason to evict me in Seattle?
Your landlord needs a just cause to end a month-to-month tenancy or to refuse to renew a lease. Causes include: not paying rent within 14 days of a pay-or-vacate notice; 4 or more late-rent notices in 12 months; not fixing a lease violation within 10 days; serious damage, nuisance or criminal activity (criminal-activity notices must be recorded with SDCI with proof such as a police report); owner or immediate family move-in when no comparable unit is vacant in the building (90 days' notice); sale of a detached single-family house (90 days' notice); demolition, substantial rehab or change of use (after a Tenant Relocation License). The landlord must offer a lease renewal 60 to 90 days before your lease ends, and must give at least 60 days' notice with a just cause if not renewing.
What eviction protections does Seattle have?
Right to counsel: any renter served with an eviction summons who cannot afford a lawyer is entitled to free legal counsel through the King County Bar Association's Housing Justice Project: call (206) 267-7069, email [email protected], or go to the walk-in clinic at the King County Courthouse, Monday to Friday, 10 am to noon. Winter defense: from December 1 to March 1, households at or below 80% of AMI have a defense to most evictions (with exceptions, e.g. landlords with an ownership interest in fewer than 4 properties, owner move-in, sale of a single-family house, criminal activity). School-year defense: during the Seattle school year (September to June), households with children in school or with school employees have a defense to most no-fault evictions. Not registering the unit in RRIO is also a defense.
Do I get relocation money if I have to move out in Seattle?
Rent increase of 10% or more (EDRA): if your housing costs go up 10% or more within 12 months, your household earns 80% of Seattle area median income or less, and you give notice to move out, the City pays you three times your current monthly housing cost and bills the landlord. The landlord must attach an EDRA notice to any increase of 10% or more. Demolition, substantial rehab, change of use, or loss of rent or income restrictions (TRAO): households earning 50% of King County median income or less get $5,552 (amount in SDCI Tip 123, updated July 20, 2026; the owner pays $2,776 and the City pays $2,776). You have 30 days after getting the relocation packet to apply, and every household gets at least a 90-day notice of development before the landlord can end the tenancy. If the City orders an unauthorized unit closed or occupancy reduced, the landlord pays $2,000 or two months' rent, depending on your income, at least two weeks before the termination date.
Are there city rules on security deposits in Seattle?
Your security deposit plus all move-in fees cannot be more than one month's rent. Non-refundable fees can only be for cleaning and screening and cannot exceed 10% of one month's rent. A pet deposit of up to 25% of one month's rent is allowed on top. You have the right to pay your deposit, fees and last month's rent in installments, with no interest charged.
How do I report repair problems in Seattle?
Ask for repairs in writing. Your landlord must start within 24 hours for no water, electricity, or winter heat, or a life-safety problem, and within 72 hours for a broken fridge, stove or major plumbing. If repairs are not made, call the Renting in Seattle Helpline at (206) 684-5700 to have a Seattle Department of Construction and Inspections (SDCI) inspector come out. If your unit fails the Rental Registration and Inspection Ordinance (RRIO) standards, you can notify the landlord in writing and a rent increase cannot take effect until the problems are fixed.
- Renting in Seattle — Just Cause Eviction Ordinance
- Renting in Seattle — Economic Displacement Relocation Assistance
- Renting in Seattle — Housing Cost Increases
- Renting in Seattle — Move-in Costs
- Renting in Seattle — Defenses to Eviction
- Renting in Seattle — Unlawful Detainer Eviction (right to counsel)
- Renting in Seattle — home (late fee cap, helpline)
- SDCI Tip 123 — Seattle's Tenant Relocation Assistance Ordinance (updated July 20, 2026)
Last checked: Oct 2026.