Seattle Municipal Code: Landlord Checklists

SMC 7.24.030: General Lease Provisions
 180-day notice for rent increase required.
 Leases cannot: require a minimum occupancy period of more than one month, impose a
penalty for not staying the minimum term if tenant only stays for one month, require
forfeiture of security deposit if tenant vacates early or fails to perform some obligation of
the lease.
 You can’t get a security deposit unless it’s in writing in the lease and you state in the lease
the terms on which it can be withheld; lease has to describe conditions of payment
schedule.
 Last month’s rent has to be identified as to amount and payment schedule if paid in
installments.
 Lease has to describe terms and conditions of any rent payments; receipts for rent paid in
cash must be provided.
 Lease must identify any pet-damage deposit.
 Parking fees have to be documented in a separate lease addendum, and tenant must be
able to elect not to be charged for parking if tenant does not want to park on the grounds.
 Damage caused by perpetrator of domestic violence cannot be charged to victim if tenant
notifies landlord that tenant was a victim of domestic violence;
 Landlord can’t prevent the tenant, tenant’s immediate family, and additional residents to
reside in rental unit. Lease can require notice of additional residents.
 Landlord must, 60-90 days before lease expires, offer current tenants first right of refusal
of new lease, unless landlord asserts just cause for not continuing tenancy.
 Federal law supersedes
 Any lease terms that violate this section are void.
7.24.031 Successors if tenant vacates early
 If tenant vacates early, tenant’s immediate family can assume lease.
 If tenant vacates early, additional non-family members who are tenants can assume lease.
 Landlord can require that holdovers become part of lease agreement

7.24.032 The above rules do not apply to sex offenders or where tenants live in owner’s house
or in ADU
7.24.033 Landlord mitigation program for damages caused by perpetrator of domestic violence,
sexual assault, harassment, stalking
7.24.034 Late Fees and Notices
 Maximum late fee = $10/month
 Can’t charge fee to issue notice to tenant
 Rights of tenants on website
7.24.035 Security Deposits, Move in fees
 The total amount of a security deposit and nonrefundable move-in fees may not exceed
the amount of the first full month’s rent.
 Only one-time fees allowed: security deposit, move-in fees, pet deposit, last month’s rent,
screening fees, cleaning fees.
 Tenants may pay security deposits and non-refundable move-in fees in installments
 Return of security deposits
 Written lease and move-in checklist required
 Trust account
 You can sue for more than security deposit if damage.
 Does not apply if tenant rents bedroom in owner’s house.
7.24.036 – Tenants can pay last month’s rent in installments
7.24.038 – Pet damage deposits
 You can ask for damage deposit up to 25% of first month’s rent
 “Assistance animals” exempt
 Specify in rental agreement or in addendum
 Only use for damage caused by pets
 No other pet fees allowed
7.24.050 – Defenses to an eviction for certain violations of this section
7.24.060 – Private right of action for landlords to sue tenants for violations of this section of the
code
7.24.070 -.080 – Landlords must deliver to tenant and prospective tenants the Tenant Information
Packet prepared by the City when a new or renewal rental agreement is offered, or annually to
month-to-month tenants, including tenants whose tenancy is based on oral agreement.
7.24.100 – Rental agreements may not waive provisions of this chapter except under specific
conditions set forth in this section.

7.24.110 – Landlords may not retaliate against tenants for exercising remedies set forth in SMC
7.24.
7.24.120-160 – Notice, citation, and enforcement provisions of this chapter.

In order to evict a tenant, even if there is a just cause:
□ The rental unit must be registered with the Seattle Department of Construction and
Inspections;
□ If landlord is terminating the tenancy at the end of a specified term by giving 60-day
notice, the landlord must offer the tenant the first right of refusal to renew the lease per
SMC 7.24.030(J);
□ It must not be in violation of SMC 22.205.080 or 22.205.110:
□ A cold weather eviction (Dec. 1 – March 1); and
□ Tenant is moderate income household; and
□ The landlord owns more than four rental units in Seattle; or
□ A school-year eviction when the tenant is a student, has children, or is an educator
(note the definition of educator is very broad under the SMC 22.205.080(C)(2):
“‘Educator’ means any person who works at a school in Seattle as an employee or
independent contractor of the school or its governing body, including but not
limited to all teachers, substitute teachers, paraprofessionals, substitute
paraprofessionals, administrators, administrative staff, counselors, social workers,
psychologists, school nurses, speech pathologists, custodians, cafeteria workers,
and maintenance workers.”

□ The eviction must be predicated on one of the just causes set forth in the SMC
22.205.010:
□ 14-day notice to pay rent or vacate or four or more late rent notices in 12-month
period;
□ 10-day notice to cure breach of lease or three or more such notices within a 12-
month period;
□ Owner intent to occupy with 90-day notice;
□ Owner intent to sell with 90-day notice;
□ Occupancy conditioned on employment when employment terminated;
□ Substantial rehabilitation;
□ Owner elects to demolish or convert building;
□ Owner seeks to discontinue housing after violation;
□ Maximum occupant code compliance;
□ Code violations of ADU;
□ Emergency order requiring housing unit be vacated;
□ Owner shares own housing unit with tenant;
□ Criminal / drug-related activity.
□ Notice in writing to all tenants. SMC 22.205.030.
□ Liabilities in private actions for violations of this Chapter up to $2,000 plus fees and
costs.