Example: I cannot change smoke detector batteries because I use a wheelchair, I cannot adequately keep my unit clean, or I have difficulties removing trash from the unit.

If a temporary or permanent disability makes it difficult for you to comply with part of your lease, you may be able to request a reasonable accommodation under the Fair Housing Act or the Washington Law Against Discrimination.

It’s best to make your request in writing and ask your landlord to respond in writing, whether they approve or deny it. Your landlord must respond and engage in an interactive process to address the issue.

You can find more information about requesting a reasonable accommodation here: https://www.washingtonlawhelp.org/ask-your-landlord-disability-accommodation

There are some exceptions where housing may not fall under these laws. If your request is denied or you need additional help, it’s important to speak with an attorney.

Many renters ask about upgrades when they see other units improved after another tenant moves out. In most cases, a landlord is only required to make repairs that affect whether the home is livable.

For example, if your oven works properly, your landlord does not have to replace it with a newer model just because it’s old. If it’s not working properly, such as one burner is no longer working, your landlord must provide a stove in reasonably good working order, but the replacement does not need to be new.

Washington law requires landlords to keep appliances and facilities they provide in reasonably good working order and to maintain the property in the condition required by law or by the rental agreement, except for normal wear and tear.

RCW 59.18.060 explains the landlord repair responsibilities: https://app.leg.wa.gov/RCW/default.aspx?cite=59.18.060

Washington Law Help also has repair request forms and additional information:  https://www.washingtonlawhelp.org/tenants-if-you-need-repairs

Washington law does not set a dollar limit for late fees in most rental housing, but fees must be reasonable and cannot begin until rent is at least five days late.

If you own a mobile home, manufactured home, or semi-permanent RV and rent the space in a mobile home park, late fees are limited by law:

• First month late: up to 2% of monthly rent
• Second consecutive month late: up to 3%
• Third month and beyond: up to 5%

RCW 59.20.060(2)(j)

Some cities have additional protections. If you live within Olympia city limits, late fees are capped at $10 per month.

More information about Olympia tenant protections: https://www.olympiawa.gov/community/housing___homelessness/tenant_protections.php

It’s also important to know that you cannot be evicted for late fees alone. Payments must first be applied to past-due rent. If you are current on your rent, utilities, and other recurring charges under your lease, you cannot be evicted for failure to pay late fees.

No. Under Washington’s Rental Stabilization law, landlords must give at least 90 days’ notice before raising rent.

In most cases, rent increases are limited to 7% plus the consumer price index, with a maximum of 10% during a 12-month period.

 If your landlord does not comply with this law, you must first notify them and give them a chance to correct the increase. If they still do not comply, you can file a complaint with the Washington Attorney General’s Office:
https://wa.gov/how-to-guides/file-complaint

Some cities may have additional protections. In Olympia, renters may qualify for relocation assistance if rent increases more than 7% within a year.

No. A landlord is not required to accept partial payments.

However, landlords must accept rental assistance pledges from a government or non-profit organization, even if it does not cover the full amount owed.

RCW 59.18.257 addresses source of income protections, and RCW 59.18.410 explains rental assistance pledge requirements.

Yes. Not paying rent can put you at serious risk of eviction.

Washington law also requires tenants to stay current on rent before pursuing legal remedies for repairs, although you should still make repair requests in writing.

If you have made a written repair request and your landlord has not started repairs within the time required by law, you have these options:

1. End the rental agreement by giving written notice
2. File a court claim for reduced rental value
3. Repair and deduct under RCW 59.18.100* (Repairing and deducting can involve legal risk, so it’s important to speak with an attorney before taking that step.)

If you rent month-to-month, or your lease has expired, you usually need to give 20 days’ written notice before the end of your rental period.

For example, if rent is due March 1, you need to give written notice by March 10 to end your tenancy at the end of March.

If you are in a fixed-term lease, like a 12-month lease, you may be able to request an early end to your lease as a reasonable accommodation if the move is related to your disability or a household member’s disability.

If your landlord does not agree to end your lease early, they must make reasonable efforts to re-rent your unit to reduce damages. They cannot charge you for months when the unit has been re-rented.

In Olympia, lease-breaking fees are prohibited.

The first step is to review your lease. Many leases limit how long guests can stay if they are not named in the lease.

If someone, even a caretaker, stays longer than the lease allows, the landlord may consider them an unauthorized occupant and begin eviction proceedings.

It’s best to speak with your landlord early and explain your situation. You may be able to request a reasonable accommodation under fair housing laws.

It’s best to make a request in writing and ask for a written response.  

More information about reasonable accommodations: https://www.washingtonlawhelp.org/ask-your-landlord-disability-accommodation

This can be difficult. If a roommate leaves, you may still be responsible for the full rent due if you want to stay in the unit.

If your roommate is still on the lease, they may also be legally responsible for the rent.

You can talk with your landlord about moving to a cheaper unit or finding a new roommate.

If the full rent is not paid, your landlord may begin the eviction process.

You may want to look into the South Sound Seniors Home Sharing Program: https://www.southsoundseniors.org/supportive-services/home-share

In most cases, yes. You should continue paying rent while trying to resolve the issue.

Mold can happen for different reasons, including moisture, leaks, ventilation problems, or cleaning issues. Not all mold presents the same health risk, so it’s important to get guidance from a qualified professional.

Take photos, clean what you safely can, and notify your landlord in writing if you believe leaks or ventilation problems are causing the issue.

If mold is related to maintenance problems, you can submit a formal repair request.

If you believe the home is no longer habitable, talking with an attorney may help you understand your options. Withholding rent can quickly lead to eviction and is difficult to defend based on mold alone.

Yes. Washington law allows you to request one free copy of your rental agreement from your landlord.

No. A landlord cannot remove you without a court order.

In most cases, your landlord must have a legally recognized reason to evict you. This begins with your landlord giving you a specific type of written notice explaining why they are ending your tenancy.

The allowed reasons depend on your type of tenancy and are listed in RCW 59.18.650 or RCW 59.20.080.

Some notices are based on alleged lease violations, such as unpaid rent. Others can be given even if you did nothing wrong, like when the landlord plans to sell the property or make major repairs.

After the notice period ends, the landlord may file an eviction case.

Because eviction rules are technical, landlords must follow them carefully. If you get an eviction notice, an attorney can help you understand if the landlord is following the process correctly.

If you receive an eviction summons (even if it does not have a case number or court stamp), you may qualify for a lawyer under Washington law.

If you receive a summons, call 1-855-657-8387 for screening and make sure to appear at all court dates.

This can be stressful.

Even during conflict, you and the landlord both still have legal obligations.  It’s important to continue paying rent and following your lease.

Document what is happening as clearly as you can and speak with a lawyer about your options.

If the problem continues, you may be able to send a written letter asking the landlord to stop. In some situations, an anti-harassment protection order may also be appropriate: https://www.washingtonlawhelp.org/file-protection-order