Washington Property Management — Quick Reference

Core Concepts

Residential Landlord-Tenant Act (RCW 59.18)

|---|---|---|

Security Deposit Rules

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Just Cause Eviction (RCW 59.18.650)

|---|---|---| Key rules:

• Applies to ALL residential tenancies (month-to-month and fixed-term)

• Cannot refuse to renew lease without just cause

• Landlord cannot just "want the unit back" — must have a listed reason

Commercial Lease Types

|---|---|---| CAM reconciliation: Annual true-up; tenant pays actual vs. estimated amount; can result in additional charge or credit.

Commercial vs. Residential Key Differences

|---|---|---|

Notice Type	When Used	Period
Pay-or-vacate	Non-payment of rent	14 days
Comply-or-vacate	Lease violation (non-payment)	10 days
Quit	Waste, nuisance, unlawful activity	3 days
End month-to-month	No-fault termination (if just cause exists)	20 days
Tenant ending tenancy	Tenant voluntary departure	20 days
Landlord access	Non-emergency entry notice	2 days
Rule	Requirement
Separate account	Must be held in trust account
Written checklist	Required at move-in
Return deadline	21 days after tenant vacates
Itemization	Written list of deductions required within 21 days
Failure to comply	Landlord may lose right to deduct; may owe full deposit back
Category	Examples	Relocation Assistance?
Tenant-fault	Non-payment, lease violation, illegal activity	NO
No-fault	Owner move-in, sale to occupying buyer, substantial rehab, demolition	YES — 1 month's rent
Lease Type	Tenant Pays	Landlord Pays
Gross	Base rent only	All operating expenses
Single Net (N)	Base rent + taxes	Insurance + CAM
Double Net (NN)	Base rent + taxes + insurance	CAM
Triple Net (NNN)	Base rent + taxes + insurance + CAM	Major structural only (varies)
Percentage	Base rent + % of gross sales above breakpoint	Varies
Aspect	Residential (RCW 59.18)	Commercial
Habitability warranty	Implied; cannot be waived	Does not apply
Security deposit rules	Strict (21-day return)	Negotiated
Just cause eviction	Required	Not required
Lease protections	Extensive	Party-negotiated
Personal guarantee	Uncommon	Common

Common Exam Traps

• 21 days for deposit return and itemization (not 30, not 14)

• 14-day pay-or-vacate is for non-payment; 10-day comply-or-vacate is for other lease violations

• Just cause applies to non-renewals too — can't let a lease expire and refuse to renew without just cause

• No-fault termination requires relocation assistance — 1 month's rent

• Triple Net = ALL THREE: taxes + insurance + CAM — single and double net have different scopes

• Percentage lease breakpoint — percentage kicks in only on sales ABOVE the breakpoint, not on total sales

• Commercial leases NOT covered by RCW 59.18 — no implied habitability, no statutory deposit rules, no just cause required

• 2-day landlord access notice — advance notice required for non-emergency entry (not 24 hours, not 1 day)