Residential Landlord Tenant Act and Unlawful Detainer Act

130 Pages·2014·2.25 MB·English

Overview: Residential
Landlord Tenant Act and
Unlawful Detainer Act

Steve Fredrickson
Advocacy Coordinator

Northwest Justice Project
[email protected]

Steve Fredrickson
is an advocacy coordinator with Northwest
Justice Project and has been a legal services lawyer since 1972. He
received his undergraduate degree from the University of Chicago in
1968 and his law degree from the University of Washington Law
School in 1972. His practice emphasizes landlord-tenant and real
estate law. He is the author or co-author of a number of publications
on landlord-tenant law, including "Tenants' Rights: A Guide for
Washington State," University of Washington Press, 1991;
"Termination of TenancieRs easnidde nUtnialal wEvfuiclt Dioentsa &in Cero,n" dVoo Cl.o 1nCve, rCshio. n8s8,,
Washington Practice, West Publishing Company, 1997; "Landlord-
Tenant Super Seminar XI: "
Washington Law Institute, 2007, and "Residential Lease Practice,"
Vol. 2, Ch. 19, WSBA Washington Real Property Deskbook Series: Real
Estate Essentials (4th ed. 2009).
AAAAddddvvvviiiissssiiiinnnngggg aaaannnndddd RRRReeeepppprrrreeeesssseeeennnnttttiiiinnnngggg
LLLLoooowwww----IIIInnnnccccoooommmmeeee TTTTeeeennnnaaaannnnttttssss
FFFFaaaacccciiiinnnngggg EEEEvvvviiiiccccttttiiiioooonnnn
Overview of the
Residential Landlord-Tenant Act &
Unlawful Detainer Act
Steve Fredrickson
Northwest Justice Project
January 31, 2014
1.31.14 1
HHHHiiiissssttttoooorrrryyyy ooooffff
tttthhhheeee WWWWoooorrrrlllldddd
ooooffff RRRReeeessssiiiiddddeeeennnnttttiiiiaaaallll LLLLaaaannnnddddlllloooorrrrdddd----TTTTeeeennnnaaaannnntttt LLLLaaaawwww::::
PPPPaaaarrrrtttt IIII
1.31.14 2
1
OOOOlllldddd LLLLaaaannnnddddlllloooorrrrdddd----TTTTeeeennnnaaaannnntttt LLLLaaaawwww
Norman
Conquest –
1066 A.D.
1.31.14 3
NNNNeeeewwww LLLLaaaannnnddddlllloooorrrrdddd----TTTTeeeennnnaaaannnntttt LLLLaaaawwww
Uniform Residential
Landlord And Tenant Act
Adopted by the National Conference of
Commissioners on Uniform State Laws
1972
1.31.14 4
2
SSSSttttaaaatttteeeessss AAAAddddooooppppttttiiiinnnngggg UUUURRRRLLLLTTTTAAAA
Alabama Kansas Oklahoma
Alaska Kentucky Oregon
Arizona Michigan Rhode Island
Mississippi South
Connecticut
Carolina
Montana
Florida
Tennessee
Nebraska
Hawaii
Virginia
New Mexico
Iowa
Washington
1.31.14 5
WWWWaaaasssshhhhiiiinnnnggggttttoooonnnn SSSSttttaaaatttteeee
LLLLaaaannnnddddlllloooorrrrdddd----TTTTeeeennnnaaaannnntttt LLLLaaaawwwwssss
(cid:1)
Residential Landlord-Tenant Act;
RCW 59.18 – Adopted 1973
(cid:1)
Manufactured/Mobile Home Landlord-
Tenant Act; RCW 59.20 – Adopted 1977
(cid:1)
Forcible Entry and Forcible and Unlawful
Detainer Act; RCW 59.12 – Adopted
1891
1.31.14 6
3
MMMMAAAANNNNUUUUFFFFAAAACCCCTTTTUUUURRRREEEEDDDD////MMMMOOOOBBBBIIIILLLLEEEE
HHHHOOOOMMMMEEEE LLLLAAAANNNNDDDDLLLLOOOORRRRDDDD----TTTTEEEENNNNAAAANNNNTTTT
AAAACCCCTTTT RRRRCCCCWWWW 55559999....22220000 ((((1111999977777777))))
(cid:1)
Covers rental of lot in mobile home park
(cid:1)
Mobile Home Park:
- Two or more mobile or manufactured
homes with year-round occupancy in
order to produce income
1.31.14 7
MMMMAAAANNNNUUUUFFFFAAAACCCCTTTTUUUURRRREEEEDDDD////MMMMOOOOBBBBIIIILLLLEEEE HHHHOOOOMMMMEEEE
LLLLAAAANNNNDDDDLLLLOOOORRRRDDDD----TTTTEEEENNNNAAAANNNNTTTT AAAACCCCTTTT
RRRRCCCCWWWW 55559999....22220000 ((((1111999977777777))))
IMPORTANT FEATURES
(cid:1)
Must offer tenant one-year rental agreement
(cid:1)
Must have good cause to terminate tenancy
(Different notices than RLTA & UDA)
(cid:1)
List of prohibited landlord actions
(cid:1)
Authorizes sale and transfer of rental agreement
1.31.14 8
4
FFFFOOOORRRRCCCCIIIIBBBBLLLLEEEE EEEENNNNTTTTRRRRYYYY AAAANNNNDDDD FFFFOOOORRRRCCCCIIIIBBBBLLLLEEEE
AAAANNNNDDDD UUUUNNNNLLLLAAAAWWWWFFFFUUUULLLL DDDDEEEETTTTAAAAIIIINNNNEEEERRRR AAAACCCCTTTT
RRRRCCCCWWWW 55559999....11112222 ((((1111888899991111))))
COVERAGE
(cid:1)
Residential and commercial landlord-tenant
relationships
EXCLUSIONS
(cid:1)
Tenancies at will (excluded by case law)
MODIFICATIONS
(cid:1)
RLTA & M/MHLTA add additional procedures
1.31.14 9
FFFFOOOORRRRCCCCIIIIBBBBLLLLEEEE EEEENNNNTTTTRRRRYYYY AAAANNNNDDDD FFFFOOOORRRRCCCCIIIIBBBBLLLLEEEE
AAAANNNNDDDD UUUUNNNNLLLLAAAAWWWWFFFFUUUULLLL DDDDEEEETTTTAAAAIIIINNNNEEEERRRR AAAACCCCTTTT
RRRRCCCCWWWW 55559999....11112222 ((((1111888899991111))))
IMPORTANT FEATURES
(cid:1)
Specifies grounds for unlawful detainer and
types of unlawful detainer notices
(cid:1)
Service requirements for unlawful detainer
notices
(cid:1)
Priority over other civil cases
(cid:1)
Right to jury trial
1.31.14 10
5
LLLLooooccccaaaallll LLLLaaaawwwwssss
Seattle
(cid:1)
SMC 7.20 – Floating Home Moorages
(cid:1)
SMC 7.24 – Rental Agreement
Regulation
(cid:1)
SMC 7.25 – Third Party Utility Billing
(cid:1)
SMC 22.206 – Housing and Building
Maintenance Code
1.31.14 11
LLLLooooccccaaaallll LLLLaaaawwwwssss,,,, ccccoooonnnntttt’’’’dddd....
(cid:1)
SMC 22.206.160.C – Just Cause Eviction
(cid:1)
SMC 22.210 – Tenant Relocation
Assistance
(cid:1)
SMC 22.214 - Rental Housing
Registration and Inspection Program.
Registration requirement phased in
starting 1/1/14.
1.31.14 12
6
LLLLooooccccaaaallll LLLLaaaawwwwssss,,,, ccccoooonnnntttt’’’’dddd....
(cid:1)
SMC 22.902 – Cooperative Conversion
(cid:1)
SMC 22.903 – Condominium Conversion
(cid:1)
SMC 22.904 – Mobile Homes & Mobile
Home Parks
Bellevue
(cid:1)
BCC 9.20 – Section 8 Discrimination
(cid:1)
BCC 9.21 – Relocation Assistance
1.31.14 13
LLLLooooccccaaaallll LLLLaaaawwwwssss,,,, ccccoooonnnntttt’’’’dddd....
Kirkland
(cid:1)
KMC 7.74 – Section 8 Discrimination
Pasco
(cid:1)
PMC 5.04.160(a); PMC 5.78. Rental
units must be licensed, registered,
maintained, inspected and certified.
Redmond
(cid:1)
RMC 6.38 – Section 8 Discrimination
1.31.14 14
7
RRRREEEESSSSIIIIDDDDEEEENNNNTTTTIIIIAAAALLLL LLLLAAAANNNNDDDDLLLLOOOORRRRDDDD----
TTTTEEEENNNNAAAANNNNTTTT AAAACCCCTTTT
RRRRCCCCWWWW 55559999....11118888 ((((1111999977773333))))
(cid:1)
Covers rental of dwelling unit for residential use
(cid:1)
Rights & Obligations:
- Landlord duties, tenant duties, repair remedies,
rent and rule changes, privacy, deposits and
fees, lockouts, utility terminations, property
seizures, evictions, relocation assistance,
attorney's fees
1.31.14 15
CCCCoooovvvveeeerrrraaaaggggeeee &&&& DDDDeeeeffffiiiinnnniiiittttiiiioooonnnnssss
RRRRCCCCWWWW 55559999....11118888....000033330000
(cid:1)
Applies to rental of a dwelling unit for
residential use
(cid:1)
“Dwelling unit”: a structure or part of
structure used as a home, residence, or
sleeping place including single family
residences, multiplexes, apartments and
mobile homes
1.31.14 16
8
EEEExxxxeeeemmmmpppptttteeeedddd LLLLiiiivvvviiiinnnngggg AAAArrrrrrrraaaannnnggggeeeemmmmeeeennnnttttssss
RRRRCCCCWWWW 55559999....11118888....000044440000
(cid:1)
Institutions where residence is incidental to
provision of services including prisons,
nursing homes, hospitals, convents
(cid:1)
Housing under purchase and sale agreements
where residents constitute purchasers
(cid:1)
Hotels, motels, or other transient lodging
1.31.14 17
EEEExxxxeeeemmmmpppptttteeeedddd LLLLiiiivvvviiiinnnngggg
AAAArrrrrrrraaaannnnggggeeeemmmmeeeennnnttttssss,,,, ccccoooonnnntttt’’’’dddd....
(cid:1)
Housing for seasonal agricultural workers
(cid:1)
Housing for an employee when the right to
occupancy is conditioned upon employment in
or about the premises
1.31.14 18
9