Federal Way Passes New Laws

Federal Way Passes Laws that Place New Burdens on Landlords

Federal Way voters recently passed new laws (effective November 26th) that bolster tenant protections in the city by placing a number of new requirements on landlords.

Whether you’re in the City of Federal Way or not, read the following breakdown to better understand what will be taking effect November 26th, and what we may see heading to other cities in our area.

Read the following and consider ways you can be better prepared for whatever may come your way as a landlord.

Requires “Just Cause” & Limits the Definition to:

Failure to pay rent

Breaking the rental agreement for a non-payment related reason

only after receiving appropriate notice, and not taking “reasonable steps to cure the breach”

Tenant has obstructed the enjoyment of the property by the landlord or neighbors

includes criminal activity and committing or allowing waste

A non-immediate family member takes over the property without owner permission

however, an immediate family member can & is generally defined as a “spouse, domestic partner, a partner in a committed intimate relationship, parents, grandparents, children, grandchildren, siblings, nieces, nephews”

Refuses to move out or renew lease agreement after it’s expired

more info on lease renew requirements below

Failure to vacate after a 30-day notice

must be due to a “chronic, unexcused, and unjustified failure to pay rent, with such pattern documented in the filing of numerous unlawful detainer actions over a twelve-month period”

The unit is part of a program for transitional housing

The landlord lives with the tenant and “no longer wishes to cohabitate”

The landlord plans to no longer rent the unit after a 120 day notice

must be “in good faith, without ulterior reasons and with honest intent”

The original tenant voluntarily or involuntary abandons unit and any remaining tenants refuse to take over the existing rental agreement

Be Better Prepared for Whatever Comes Your Way

• On-Demand Access

• In-Depth Case Review

• Provided Solutions

• Updates on New Laws

• and MORE

GET ON-DEMAND ACCESS

Be Better Prepared for Whatever Comes Your Way

• On-Demand Access

• In-Depth Case Review

• Provided Solutions

• Updates on New Laws

• and MORE

GET ON-DEMAND ACCESS

Increases Retaliatory Eviction Timeframe

Requires landlords to wait nine months from a tenant’s complaint or defense before they can evict them from the unit

this adds to the existing requirement by the Residential Landlord-Tenant Act which requires 90 days before an eviction

Requires New Lease Offer

Requires landlords to offer tenants with expiring lease agreements the chance to renew

unless the expiring lease agreement states it automatically become month-to-month

the landlord can only change the rent and length of the agreement, but no other terms

a lease with a new term must be served 60 to 90 days before current lease expires (the tenant has 30 days to accept or decline)

Requires Special Statement on Notices

Any notice issued concerning the new laws has to include the following in a 16 point, bolded font:

"If you are a veteran of the U.S. Military, you may be able to access housing resources by calling 211 or contacting the King County Veterans Program for assistance with rent, relocation, or other support services.”

Attempts to Restrict and Eliminate “Mutual Termination Agreements”

Often written by the property providers lawyer stating that there’s agreement between the landlord and tenant to terminate their tenancy on a specific date

allows the tenant to break the agreement by 1. sending a notice to the landlord within 10 days or 2. by appealing to a judge that the agreement should be terminated

Be Better Prepared for Whatever Comes Your Way

• On-Demand Access

• In-Depth Case Review

• Provided Solutions

• Updates on New Laws

• and MORE

GET ON-DEMAND ACCESS

Be Better Prepared for Whatever Comes Your Way

• On-Demand Access

• In-Depth Case Review

• Provided Solutions

• Updates on New Laws

• and MORE

GET ON-DEMAND ACCESS

Creates New Penalties & Procedures

Any tenant that claims they were injured because of a landlord’s violation of the new laws can bring a lawsuit against the landlord

if found guilty, the landlord is required to pay a fine of up to 4.5x the unit’s monthly rent 

the tenant or tenant organization can stop the process by request an injunction

November 22, 2019

Federal Way Passes Laws that Place New Burdens on Landlords

Requires “Just Cause” & Limits the Definition to:

Failure to pay rent

Breaking the rental agreement for a non-payment related reason

Tenant has obstructed the enjoyment of the property by the landlord or neighbors

A non-immediate family member takes over the property without owner permission

Refuses to move out or renew lease agreement after it’s expired

Failure to vacate after a 30-day notice

The unit is part of a program for transitional housing

The landlord lives with the tenant and “no longer wishes to cohabitate”

The landlord plans to no longer rent the unit after a 120 day notice

The original tenant voluntarily or involuntary abandons unit and any remaining tenants refuse to take over the existing rental agreement

Be Better Prepared for Whatever Comes Your Way

• On-Demand Access

• In-Depth Case Review

• Provided Solutions

• Updates on New Laws

• and MORE

Be Better Prepared for Whatever Comes Your Way

• On-Demand Access

• In-Depth Case Review

• Provided Solutions

• Updates on New Laws

• and MORE

Increases Retaliatory Eviction Timeframe

Requires landlords to wait nine months from a tenant’s complaint or defense before they can evict them from the unit

Requires New Lease Offer

Requires landlords to offer tenants with expiring lease agreements the chance to renew

Requires Special Statement on Notices

Any notice issued concerning the new laws has to include the following in a 16 point, bolded font:

Attempts to Restrict and Eliminate “Mutual Termination Agreements”

Often written by the property providers lawyer stating that there’s agreement between the landlord and tenant to terminate their tenancy on a specific date

Be Better Prepared for Whatever Comes Your Way

• On-Demand Access

• In-Depth Case Review

• Provided Solutions

• Updates on New Laws

• and MORE

Be Better Prepared for Whatever Comes Your Way

• On-Demand Access

• In-Depth Case Review

• Provided Solutions

• Updates on New Laws

• and MORE

Creates New Penalties & Procedures

Any tenant that claims they were injured because of a landlord’s violation of the new laws can bring a lawsuit against the landlord

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