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Property Management Basics

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PROPERTY MANAGEMENT BASICS – CHEAT SHEET

WA Residential Landlord-Tenant Act (RCW 59.18) & Just Cause Eviction

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LANDLORD DUTIES

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TENANT DUTIES

  • Pay rent on time
  • Keep unit reasonably clean & sanitary
  • Dispose of garbage properly
  • Don't damage beyond normal wear and tear
  • Follow reasonable landlord rules

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SECURITY DEPOSITS

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EVICTION NOTICE REQUIREMENTS

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JUST CAUSE EVICTION LAW (RCW 59.18.650) – 2021

RULE: Landlord must have lawful just cause to terminate or refuse to renew ANY residential tenancy (month-to-month OR fixed-term).

PERMITTED JUST CAUSE REASONS

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Critical: No-fault terminations require 1 month's rent relocation assistance.

PROHIBITED

  • Evicting without just cause
  • Using lease expiration as automatic non-renewal basis without just cause
  • Retaliatory eviction (tenant complains about habitability, then evicted)

COMMON EXEMPTIONS

  • Owner-occupied (1–2 unit buildings where landlord lives on-site)
  • Single-family homes with owner move-in
  • Agricultural worker housing
  • Transitional housing

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HIGH-YIELD FORMULAS & DECISION RULES

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EASILY-CONFUSED PAIRS

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DutyDetails
HabitabilityMaintain structural components, heating, plumbing, electrical, weatherproofing (non-waivable)
Building CodesComply with all applicable codes
Access NoticeGive 2 days' advance notice before non-emergency entry
RuleDetails
Amount CapNo state maximum (some cities cap locally, e.g., Seattle)
ChecklistMust provide written move-in condition checklist
AccountMust hold in separate trust account (not commingled)
Return Deadline21 days after tenant vacates; include itemized deductions
PenaltyFail to return + itemize within 21 days = forfeit right to deduct; tenant may recover full deposit
ReasonNotice PeriodNext Step
Non-payment of rent14-day pay-or-vacateCourt: unlawful detainer if not cured
Lease violation (non-payment)10-day comply-or-vacateCourt: unlawful detainer if not cured
Waste/nuisance/illegal activity3-day vacateCourt: unlawful detainer if not vacated
Month-to-month (no cause)~~20 days~~ NOT ALLOWEDMust have just cause (see below)
Tenant-FaultNo-Fault
Non-payment (after 14-day notice)Owner or immediate family move-in
Lease violation (after 10-day notice)Sale + buyer intends to occupy
Waste/nuisance/illegal (after 3-day notice)Substantial rehab/demolition (requires permits)
Material breachConvert to non-residential use
Owner exiting rental business
ScenarioAnswer
Tenant moves out; no deposit return within 21 daysLandlord forfeits deduction rights; may owe full deposit + damages
Landlord wants to access unitMust give 2 days' notice (unless emergency)
Rent unpaidServe 14-day pay-or-vacate; only then file court action
Month-to-month endingMust cite just cause reason; cannot use 20-day notice alone
No-fault reason terminationProvide 1 month's rent relocation assistance
20-day tenant noticeEffective end = end of rental period following notice
✓ Correct✗ Incorrect
21-day security deposit return rule30-day return rule
2-day access notice requiredNo notice or 24-hour notice
14-day pay-or-vacate (non-payment)10-day notice for non-payment
10-day comply-or-vacate (violations)14-day notice for lease violations
Just cause required for month-to-month20-day notice is sufficient alone
No-fault = relocation assistance requiredNo-fault = no compensation owed
Trust account for depositsGeneral operating account OK
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KEY DEFINITIONS

  • RCW 59.18: Washington Residential Landlord-Tenant Act
  • Implied warranty of habitability: Non-waivable duty to maintain safe, habitable premises
  • Unlawful detainer: Court action to recover possession after proper notice & tenant default
  • Just cause: Lawful, specified reason for termination (RCW 59.18.650)
  • Relocation assistance: 1 month's rent paid by landlord for no-fault evictions
  • Trust account: Separate bank account for security deposits (not landlord's funds)
  • Retaliatory eviction: Illegal; evicting tenant for exercising legal rights (habitability complaints)

Aligned to the Washington DOL broker exam outline.

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Sections in this topic

Residential Landlord TenantJust Cause Eviction