Which notice would you like served? Please describe Please describe how the tenant is not complying with the lease Is your tenant using a Housing Authority Voucher or subsidy? * Case Worker contact information
Please provide the name, phone and email of case work to send a copy of the Notice.
Name of person(s) occuping unit and their relationship to you 2(d) The tenant continues in possession after the landlord of a dwelling unit in good faith seeks possession so that the owner or his or her immediate family may occupy the unit as that person's principal residence and no substantially equivalent unit is vacant and available to house the owner or his or her immediate family in the same building, and the owner has provided at least 90 days' advance written notice of the date the tenant's possession is to end. There is a rebuttable presumption that the owner did not act in good faith if the owner or immediate family fails to occupy the unit as a principal residence for at least 60 consecutive days during the 90 days immediately after the tenant vacated the unit pursuant to a notice to vacate using this subsection (2)(d) as the cause for the lease ending. RCW 59.18.650. 2(e) The tenant continues in possession after the owner elects to sell a single-family residence and the landlord has provided at least 90 days' advance written notice of the date the tenant's possession is to end. For the purposes of this subsection (2)(e), an owner "elects to sell" when the owner makes reasonable attempts to sell the dwelling within 30 days after the tenant has vacated, including, at a minimum, listing it for sale at a reasonable price with a realty agency or advertising it for sale at a reasonable price by listing it on the real estate multiple listing service. There shall be a rebuttable presumption that the owner did not intend to sell the unit if: (i) Within 30 days after the tenant has vacated, the owner does not list the single-family dwelling unit for sale at a reasonable price with a realty agency or advertise it for sale at a reasonable price by listing it on the real estate multiple listing service; or (ii) Within 90 days after the date the tenant vacated or the date the property was listed for sale, whichever is later, the owner withdraws the rental unit from the market, the landlord rents the unit to someone other than the former tenant, or the landlord otherwise indicates that the owner does not intend to sell the unit. RCW 59.18.650. (32) A "single-family residence" is a structure maintained and used as a single dwelling unit. Notwithstanding that a dwelling unit shares one or more walls with another dwelling unit, it shall be deemed a single-family residence if it has direct access to a street and shares neither heating facilities nor hot water equipment, nor any other essential facility or service, with any other dwelling unit. RCW 59.18.030. (f) The tenant continues in possession of the premises after the landlord serves the tenant with advance written notice pursuant to RCW 59.18.200(2)(c); (2)(c)(i) Whenever a landlord plans to demolish or substantially rehabilitate premises or plans a change of use of premises, the landlord shall provide a written notice to a tenant at least 120 days before the tenancy ends. This subsection (2)(c)(i) does not apply to jurisdictions that have created a relocation assistance program under RCW 59.18.440 and otherwise provide 120 days' notice. (ii) For purposes of this subsection (2)(c): (C) "Demolish" means the destruction of premises or the relocation of premises to another site that results in the displacement of an existing tenant. (D) "Substantially rehabilitate" means extensive structural repair or extensive remodeling of premises that requires a permit such as a building, electrical, plumbing, or mechanical permit, and that results in the displacement of an existing tenant. I understand that accepting or depositing rent after the terminate date will void my notice to terminate tenancy.
Consider turning-off online payments after you receive the last rent payment before the terminate date.
Eviction resolution pilot program (ERPP). (2) The eviction resolution pilot program must be used to facilitate the resolution of nonpayment of rent cases between a landlord and tenant before the landlord files an unlawful detainer action. (3) Prior to filing an unlawful detainer action for nonpayment of rent, the landlord must provide a notice as required under RCW 59.12.030(3) and an additional notice to the tenant informing them of the eviction resolution pilot program. The landlord must retain proof of service or mailing of the additional notice. The additional notice to the tenant must provide at least the following information regarding the eviction resolution pilot program: (a) Contact information for the local dispute resolution center; (b) Contact information for the county's housing justice project or, if none, a statewide organization providing housing advocacy services for low-income residents; (c) The following statement: "The Washington state office of the attorney general has this notice in multiple languages on its website. You will also find information there on how to find a lawyer or advocate at low or no cost and any available resources to help you pay your rent. Alternatively, you may find additional information to help you at http://www.washingtonlawhelp.org"; (d) The name and contact information of the landlord, the landlord's attorney, if any, and the tenant; and (e) The following statement: "Failure to respond to this notice within 14 days may result in the filing of a summons and complaint for an unlawful detainer action with the court." (4) At the time of service or mailing of the pay or vacate notice and additional notice to the tenant, a landlord must also send copies of these notices to the local dispute resolution center serving the area where the property is located. (5) A landlord must secure a certification of participation with the eviction resolution program by the appropriate dispute resolution center before an unlawful detainer action for nonpayment of rent may be heard by the court. (Expires July 1, 2023.) RCW 59.18.660. Right to Counsel - Indigent tenants. Subject to the availability of amounts appropriated for this specific purpose, the court must appoint an attorney for an indigent tenant in an unlawful detainer proceeding under this chapter and chapters 59.12 and 59.20 RCW. The office of civil legal aid is responsible for implementation of this subsection as provided in RCW 2.53.050, and the state shall pay the costs of legal services provided by an attorney appointed pursuant to this subsection. In implementing this section, the office of civil legal aid shall assign priority to providing legal representation to indigent tenants in those counties in which the most evictions occur and to indigent tenants who are disproportionately at risk of eviction. (2) For purposes of this section, "indigent" means any person who, at any stage of a court proceeding, is: (a) Receiving one of the following types of public assistance: Temporary assistance for needy families, aged, blind, or disabled assistance benefits, medical care services under RCW 74.09.035, pregnant women assistance benefits, poverty-related veterans' benefits, food stamps or food stamp benefits transferred electronically, refugee resettlement benefits, medicaid, or supplemental security income; or (b) Receiving an annual income, after taxes, of 200 percent or less of the current federally established poverty level. RCW 59.18.640. * I agree to appear at all court hearing via ZOOM. Does the unit have any deferred or incomplete maintenance? If yes, please describe Do you have a signed lease/rental agreement? * If no, explain Have you increased rent since March 2020? Effective date of most recent rent increase? Have you accepted cash? * Did you provide receipt(s)? Yes No Have you received current months' rent? * Has your tenant applied for rental assistance? * Have you accepted rental assistance? * Has your tenant signed a Repayment Plan Have you accepted rent for anyone who hasn't signed the lease/rental agreement? If yes, please explain Agreement for Services
AGREEMENT FOR SERVICES
THE UNDERSIGNED client hereby agrees to contract with LandlordSolutions, Inc. for assistance in tenant evictions. LandlordSolutions shall act as an agent for the client. The client agrees to provide LandlordSolutions with complete and accurate information with regard to the client’s tenant. The client agrees to keep LandlordSolutions informed of any issues or changes with regard to the tenant and the tenancy during the eviction process.
The client acknowledges that LandlordSolutions does not give legal advice. On your behalf LandlordSolutions, Inc. will consult with and retain an attorney to represent you. LandlordSolutions will pay for the attorney’s services pursuant to our agreement. LandlordSolutions may not interfere with the attorney’s professional judgment or the client-lawyer relationship and by signing our agreement you are giving informed consent pursuant to the Rules of Professional Conduct Rule 1.8(f) and RPC 5.4(d). The lawyer’s name, address and Washington State Bar number will be provided to you.
WHAT YOU NEED TO KNOW BEFORE YOU START AN UNLAWFUL DETAINER:
Prior to March 2020 unlawful detainers were procedural and summary in nature. With changes to local and state laws in 2020 and 2021, unlawful detainers have become more complicated with new procedures (ERPP, etc.) that have increased the amount of staff time, cost, and attorney fees. These changes require more time to review, compare, review and monitor local city ordinances (Seattle, etc.), state laws, proclamations and county standing orders.
You agree that should a show cause hearing be set, you must appear at the show cause hearing to avoid the risk of losing the case or incurring additional fees.
The amount of time required for staff to process an unlawful detainer and for the attorney to draft and represent you cannot be determined in advance. Rates quoted in the Agreement for Services do not apply to cases where the tenant(s) is represented by an attorney. By requesting to start the unlawful detainer process, you knowledge and agree that the cost and fees to proceed are not the same for cases represented by an attorney. Cases where the tenant(s) is represented by an attorney, a significant amount of time is required to prepare, research, and respond to opposing counsel.
TIME AND COST:
Currently, the average cost of an unlawful detainer is $2,500 to $4,500. The average amount of time, depending on the reason for the unlawful detainer, can be 2 months to 4 months.
STARTING AN UNLAWFUL DETAINER:
When you request to start an unlawful detainer you may be asked to pay a deposit. If after the eviction summons and complaint (cost $750) is served and before the complaint is filed with the court, you may terminate services (cost $250; see below). After the complaint (unlawful detainer) is filed (cost $85-$197), your deposit is non-refundable and you will be responsible for any additional charges. LandlordSolutions makes no guarantee or promises as to the outcome of any case.
You may at any time with no less than 24 hours notice terminate this agreement and terminate representation of your attorney. You will be required to provide a reason for termination. Upon your written request to terminate representation, your attorney will withdraw from your case according to court rules and provide notice to all parties that will include your address and phone number (cost $250).
PAYMENT AND DEPOSIT:
You authorize LandlordSolutions to charge your credit card for services requested.
Inclement weather protocols for process service:
Beginning December through February our weather can be unpredictable limiting the hours our process servers can be on road. If weather calls into question the safety of our process servers, serving notices and making attempts may be delayed. Each process server will use their own independent judgment to determine if weather conditions allow them to safety navigate the roads to effect process service. When possible we will provide you with notice in advance of any anticipated delays. You will continue to receive an update via email each day with the status of the process servers attempt or pending attempt.
The client agrees to pay the following rates for the following services:
Review Notice(s) $150.00*
Declaration of Service $150.00*
Draft Repayment Plan $250.00*
Draft Notice $250-$500.00* (includes process service)
DRC Hearing $200-$350.00*
Summons and Complaint $750.00* (includes process service)
Motion/Show Cause Hearing $2,000.00 (unrepresented cases)
Writ of Restitution $250.00 – $400.00**
* All prices subject to change without notice
** This fee is set by the Sheriff Departments of each county and will vary. The client agrees to pay the charges required to process the writ of restitution. This fee includes posting the writ and a deputy being onsite for one hour of civil standby time during the physical eviction. If the deputy is required to be onsite beyond the first hour you may be charged an additional $75.00 per hour by the sheriff department and invoiced through LandlordSolutions.
These rates do not apply if the tenant has an attorney that is representing them; if the eviction requires other legal services beyond what is described above. Those special cases will be discussed with the client.
The client acknowledges that LandlordSolutions does not make any guarantee with regard to the outcome of the eviction.
The client acknowledges that should a show cause hearing be set, they must appear at the hearing or risk losing the case.
The client agrees to pay the (above) rates for services as outlined above. Payment is due and owing at the completion of services by LandlordSolutions. Invoices will be emailed to you unless you request otherwise. The client agrees to be fully responsible for the above charges. If the client fails to pay the charges within fifteen (15) days from the “Invoice Date” a late fee of $75.00 may be charged on balances of $200.00 or more; for balances less than $200.00 a late fee of $25.00 may be charged. A $35.00 fee will be charged on all returned checks plus any late fees and interest. Past due balances shall bear interest at one and one-half (1.5%) per month until paid. The client agrees to be responsible for all cost of suit, including reasonable attorney fees and court costs should LandlordSolutions be required to file suit on this agreement to collect any fees and costs owed.
All invoices will be sent via email unless otherwise requested.
You must have an account established with LandlordSolutions prior to any services being performed. When establishing Open Account Terms with LandlordSolutions, we require a valid credit card or debit card be placed on file with us as a form of payment guarantee. If Open Account Terms are granted, you will be invoiced for services rendered. Invoices will be sent via email. Should any invoice become 14 days, from the “invoice date”, or more delinquent LandlordSolutions reserves the right to charge the invoice amount plus any late fees and finance charges to the credit card or debit card on file. If the credit card or debit card is declined for any reason a $35.00 declined card fee may be charged. I authorize and request LandlordSolutions, Inc. to charge my credit card or debit card the invoice amount plus any late fees, finance charges and declined card fees should any one or more than one invoices become delinquent. This provision does not apply to disputed invoices. Because all transactions are conducted electronically, it is understood and agreed that the physical credit card or debit card need not be present with LandlordSolutions in order for the charge to the card to be valid and that the validity of such charge will not be challenged in this context. Further, it is understood and agreed that the person, firm or company to whom credit is granted is liable for payment of all invoices. A person, firm or company to whom credit is granted may have a third party pay an invoice directly to LandlordSolutions. However, it is understood and agreed that LandlordSolutions has no relationship with such third parties and has no obligation to collect from them. Payment obligation rests solely with the person, firm or company to who credit was originally granted and that LandlordSolutions will hold that person, firm or company liable for payment of any invoice submitted to a third party for payment. LandlordSolutions reserves the right to restrict the credit of any customer for any reason.
I authorize and request LandlordSolutions, Inc.to charge my credit card or debit card the invoice amount plus any late fees and finance charges should any one or more than one invoices become delinquent. This authorization will remain valid until 30 days after we receive written notice from you terminating our authority to charge your credit or debit card. We may terminate your service at any time in our sole and absolute discretion if any charge to your credit or debit card is declined or reversed, your credit or debit card expires and you have not provided us with a valid replacement credit or debit card or in case of any other non-payment of account charges. I realize this information will be used solely for the purpose of the consumer withdrawal. Property Manager *
Washington State law (RCW 18.85) requires property managers to have funds set aside for payment of services prior to engaging services on behalf of the property owner.
LandlordSolutions doesn't provide legal advice *
The information we provide is general information for landlords. If you need legal advice or have questions about the application of the law in a particular matter, you should consult a lawyer. LandlordSolutions' clients are represented by an attorney thoughout the unlawful detainer process.
Please write out your full name * Property Information Is the property located in unincorporated King County? Does the property have a secured entrance? * Code: Children's approximate ages: Are there any detached storage units or garages? * Do the tenants have any disabilities and/or mental health conditions that will require special accommodations? * Please include other agencies to be contacted/caseworker's name: * To your best knowledge, do tenants pose a threat to detectives involved in the physical eviction (drug activity, criminal activity, known to be armed, mentally disturbed, history of assaults, or threats, etc)? * Please describe below: * Number of adult occupants 1 2 3 4 5+ Resident Name *
Resident contact information will be provided in compliance with the local ERPP/DRC program.
Resident Name *
Resident contact information will be provided in compliance with the local ERPP/DRC program.