Seattle and Washington State have enacted tenant protections covering eviction, rent increases, housing inspections, screening, relocation assistance, and the right to legal representation. This guide covers the current framework and the history of how these protections developed, plus where to find help.

~54% of Seattle households rent their homes, according to U.S. Census Bureau American Community Survey data. The city maintains the Renting in Seattle portal as a central resource for both renters and landlords. (seattle.gov/rentinginseattle)

Current protections

Just Cause Eviction Ordinance

Seattle’s Just Cause Eviction Ordinance (SMC 22.205) restricts landlords from ending a tenancy without one of 16 enumerated legal reasons. Landlords cannot issue no-cause eviction notices. (Seattle SDCI)

The just causes include:

• Failure to pay rent (after a 14-day pay-or-vacate notice)
• Habitual failure to pay rent (four or more notices in 12 months)
• Violation of the rental agreement (after a 10-day comply-or-vacate notice)
• Owner or immediate family member intends to occupy the unit (90-day notice required)
• Intent to sell a single-family home (90-day notice)
• Substantial rehabilitation or demolition (requires a Tenant Relocation License)
• Criminal activity on the premises

As of July 2021, landlords must also offer lease renewals to existing tenants unless they have a just cause reason not to. (Renting in Seattle)

Washington State enacted statewide just cause eviction protections through HB 1236 in 2021, codified at RCW 59.18.650.

Rent stabilization (statewide)

Washington’s HB 1217, signed by Governor Bob Ferguson on May 7, 2025, established statewide rent stabilization, following similar laws enacted by Oregon and California in 2019. (WA Legislature)

Key provisions:

The 2026 maximum rent increase is 9.683%. The Department of Commerce announces the annual cap each July. (Governor’s signing announcement | The Urbanist)

180-day rent increase notice

Seattle requires landlords to provide a minimum of 180 days’ advance written notice before any rent increase, longer than the state’s 90-day requirement. No rent increases are allowed during the first 12 months of a tenancy. (Renting in Seattle)

For increases of 10% or more in a 12-month period, landlords must hand-deliver or send the notice by both certified and regular mail and include information about Economic Displacement Relocation Assistance (EDRA).

Relocation assistance

Seattle provides relocation assistance to tenants displaced from their housing through the following programs.

Tenant Relocation Assistance Ordinance (TRAO, SMC 22.210): Requires landlords to pay relocation assistance to low-income tenants (below 50% AMI) who are displaced by demolition or substantial rehabilitation. It also applies to tenants displaced by a change of use or removal of use restrictions. The 2026 amount is $5,552 per eligible household, split 50/50 between the property owner and the City. Tenants receive 90 days’ notice before they must vacate. (Seattle SDCI)

Economic Displacement Relocation Assistance (EDRA, SMC 22.212): Effective July 1, 2022, EDRA covers tenants displaced by rent increases of 10% or more in a 12-month period. Eligible tenants (at or below 80% AMI) who vacate before the increase takes effect can receive up to three months of current housing cost. (Renting in Seattle)

Rental Registration and Inspection Ordinance (RRIO)

Since 2012, all rental property owners in Seattle must register their properties with the city and submit to periodic inspections to ensure units meet minimum housing safety standards (SMC 22.214). (Seattle SDCI)

• Properties are inspected at least once every 5 to 10 years
• Inspectors check structural soundness, heating, electrical safety, emergency egress, and hazardous materials
• Owners of multi-unit buildings may inspect a sample of 20% of units
• Registration must be renewed every two years

First-in-time screening rule

Seattle’s first-in-time rule (SMC 14.08.050) requires landlords to screen rental applicants in the chronological order applications are received and offer tenancy to the first qualified applicant. Landlords must publish their screening criteria before accepting applications. (Seattle Office for Civil Rights)

The rule took effect January 1, 2017 and is enforced by the Seattle Office for Civil Rights. Applicants have 48 hours to accept an offer. Landlords must move to the next qualified applicant if declined.

Source of income discrimination protections

Seattle prohibits landlords from discriminating against tenants based on their source of income, including Section 8 vouchers, Social Security, unemployment benefits, child support, disability benefits, and other non-employment income (SMC 14.08). When calculating income thresholds, landlords must subtract the subsidy amount from the rent and apply the income test only to the tenant’s portion. (Seattle Office for Civil Rights)

Washington State also provides statewide source of income protections under RCW 59.18.255, with penalties of up to 4.5 times the monthly rent.

Right to counsel

Since March 2021 (Ordinance 126082), all indigent tenants facing eviction in Seattle have a right to free legal representation. Washington State enacted statewide right to counsel through SB 5160 in April 2021. The Housing Justice Project at the King County Bar Association is the primary provider of eviction defense services. (Tenants Union)

Seasonal eviction protections

Winter eviction ban (Ordinance 126041): Passed in February 2020. It provides a defense to eviction between December 1 and March 1 for tenants at or below 80% AMI of landlords with an ownership interest in 4 or more properties in Seattle who face eviction for nonpayment. Courts can dismiss or stay proceedings until March 1. Exceptions exist for threats to health and safety and for criminal activity, as well as owner-occupancy.

School year eviction protection (Ordinance 126369): Passed in June 2021. During the Seattle Public Schools school year (approximately September through mid-June), the ordinance shields from eviction:

• Households with children in school, from daycare through high school
• School employees
• Anyone else enrolled in school

Together these seasonal protections mean most physical evictions in Seattle for nonpayment of rent occur between late June and November. (Renting in Seattle)

Additional protections

• Late fees are capped at $10 per month (SMC 7.24.034). (Seattle SDCI)
• Move-in costs: the combined security deposit and move-in fees cannot exceed one month’s rent. Tenants may request to pay in installments, with the number of payments scaling by lease length from two for month-to-month tenancies to six for tenancies of six months or longer. (Seattle SDCI)
• Algorithmic rent pricing is restricted under CB 121000 (effective July 31, 2025), limiting the use of software algorithms to set rental prices (Seattle City Council)
• Rental junk fees: CB 121254, effective July 1, 2027, prohibits most fees beyond base rent (pet fees, valet garbage fees, common area fees, and administrative fees) and requires landlords to disclose all mandatory and optional fees before a tenant signs a lease. (Seattle Mayor)
• Criminal record screening is governed by the Fair Chance Housing Ordinance (SMC 14.09). Landlords may not use advertising that categorically excludes people with arrest or conviction records, or require tenants or applicants to disclose their criminal history. The ordinance also bars adverse action based on criminal history.
• Following a Ninth Circuit court ruling, the Seattle Office for Civil Rights stopped enforcing the ban on landlords asking about criminal history as of June 2023. The remaining provisions continue to be enforced. (Seattle Office for Civil Rights)

History

1980: Just Cause Eviction Ordinance

Seattle passed the Just Cause Eviction Ordinance, one of the earliest in the country, restricting landlords from ending tenancies without enumerated legal reasons. The ordinance has been amended multiple times since. (Seattle SDCI)

1990: Tenant Relocation Assistance Ordinance

The City Council passed the Tenant Relocation Assistance Ordinance (SMC 22.210), requiring landlords to compensate low-income tenants displaced by demolition, rehabilitation, or change of use. (Seattle SDCI)

2012: Rental Registration and Inspection Ordinance

After a campaign led by the Tenants Union of Washington State, the City Council passed RRIO, requiring all rental properties to register with the city and submit to periodic safety inspections. (Seattle SDCI)

2016: Source of income protections expanded

Seattle expanded source of income discrimination protections in SMC 14.08 to cover all alternative sources of income, building on existing protections for Section 8 voucher holders that had been in place since the late 1990s. (Seattle Office for Civil Rights)

2017: First-in-time screening rule

The first-in-time rule took effect, requiring landlords to screen applicants chronologically and offer tenancy to the first qualified applicant. (Seattle Office for Civil Rights)

2020: Winter eviction ban and COVID-19 moratorium

In February, the City Council passed the winter eviction ban (December 1 through March 1). In March, Mayor Durkan declared a civil emergency and imposed an eviction moratorium that was extended multiple times through February 28, 2022. Washington State had a parallel moratorium from March 2020 through October 2021. (Cascade PBS)

2021: A wave of new tenant protections

A wave of tenant protection legislation passed at both levels:

• March 2021: Seattle enacted the right to counsel for indigent tenants facing eviction (Ordinance 126082)
• April 2021: Washington enacted statewide right to counsel (SB 5160) and statewide just cause eviction (HB 1236)
• June 2021: Seattle passed school year eviction protections (Ordinance 126369)
• November 2021: Seattle’s 180-day rent increase notice requirement took effect

2022: Economic Displacement Relocation Assistance

EDRA (SMC 22.212) took effect on July 1, extending relocation assistance to tenants displaced by rent increases of 10% or more. (Renting in Seattle)

2025: Statewide rent stabilization

Governor Ferguson signed HB 1217 on May 7, 2025, capping annual rent increases at 7% plus CPI (maximum 10%) statewide. The law ended a ban on rent caps that had been in place since 1981. (WA Legislature | The Urbanist)

How the city administers tenant protections

Multiple city departments and agencies share responsibility for renter protections:

Seattle Department of Construction and Inspections (SDCI): Enforces the Just Cause Eviction Ordinance, RRIO, TRAO, and EDRA. Operates the Renting in Seattle Helpline at (206) 684-5700 and maintains the Renting in Seattle portal. (seattle.gov/sdci)

Seattle Office for Civil Rights (SOCR): Enforces the first-in-time rule and source of income protections, plus fair housing laws and criminal record screening restrictions. Accepts discrimination complaints at (206) 684-4500 or discrimination@seattle.gov. (seattle.gov/civilrights)

Seattle Office of Housing: Administers the Housing Levy, Community Preference Policy, and publishes housing data and reports. (seattle.gov/housing)

Washington State Attorney General: Enforces HB 1217 rent stabilization under the Consumer Protection Act. Accepts complaints about unlawful rent increases. (atg.wa.gov/landlord-tenant)

Advocacy organizations

• Tenants Union of Washington State: Statewide, grassroots, membership-based housing justice organization. Free tenant counseling hotline: (206) 723-0500. Led campaigns for RRIO, Just Cause expansion, and statewide just cause eviction.
• Be:Seattle: Grassroots organization building power among renters and people experiencing homelessness to fight displacement and advocate for renter protections.
• Housing Justice Project (King County Bar Association): Provides free legal representation to low-income tenants facing eviction. Primary provider for Seattle’s right to counsel program.
• Tenant Law Center (Catholic Community Services): Free legal help for low-income tenants facing eviction or subsidy terminations, plus disputes with landlords.
• Solid Ground: Provides tenant education on rights and responsibilities across Seattle and King County.

Data sources

Renting in Seattle portal

The City of Seattle’s central resource for tenant rights, landlord obligations, and rental regulations. Available in 13 languages.

Access: seattle.gov/rentinginseattle

Office of Housing data and reports

Annual reports on affordable housing investments, MHA contributions, MFTE participation, and Housing Levy outcomes.

Access: Housing Data & Reports

WA Commerce HB 1217 landlord resource center

Department of Commerce resource center with annual rent cap calculations, compliance guidance, and landlord tools for rent stabilization law.

Access: HB 1217 Landlord Resource Center

WA Attorney General landlord-tenant resources

Complaint intake, enforcement actions, and educational materials for both tenants and landlords on state housing law.

Access: atg.wa.gov/landlord-tenant

Key statistics

Sources: Renting in Seattle | Seattle SDCI | WA Legislature: HB 1217

Related resources

• Housing & Zoning Glossary: Terms like displacement, affordable housing, MHA, and community preference policy
• Funding & Policy Glossary: AMI, Housing Levy, MFTE, and social housing
• Public Housing & the Seattle Housing Authority: SHA’s portfolio, Section 8 vouchers, and mixed-income strategy
• Environmental Justice & Equitable Development: Anti-displacement tools and equity frameworks

Last updated: September 2026