Just Cause Eviction Ordinance

See also: Evictions

What Is It?

The Just Cause Eviction Ordinance, passed in 1980, prevents landlords from arbitrarily ending a rental agreement. The Just Cause Eviction Ordinance applies to month-to-month renters, renters with verbal agreements, and renters with expiring term leases. To end or not offer to renew one of these agreements, a landlord or property manager must state one of the 16 approved reasons listed in the Just Cause Eviction Ordinance and be in compliance with the Rental Registration & Inspection Ordinance. Most Just Cause reasons do not require the owner to pay any type of relocation assistance to a renter.

Notices issued under the Just Cause Eviction Ordinance must contain the following language: 

  • Right to Legal Council: City law provides renters who are unable to pay for an attorney the right to free legal representation in an eviction lawsuit. If you need help understanding this notice or information about your renter rights, call the Renting in Seattle Helpline at (206) 684-5700 or visit the Renting in Seattle website

Common Just Cause reasons to end a rental agreement are:

  • Failure to pay rent after receiving a pay or vacate notice (must use the notice form in RCW 59.18.057
  • Failure to comply with a comply or vacate notice 
  • Owner wishes to sell a single-family home (must give 90-days advance written notice prior to the sale)
  • Owner wishes to move into the property or have an immediate family member move into the property for use as their principal residence (must give 90-days advance written notice)
  • Owner seeks to substantially rehabilitate, demolish, remove rent or income restrictions, or change the use of the property, AFTER completing the Tenant Relocation Assistance licensing process
  • Owner wishes to quit sharing the owner's own rental unit or permitted accessory dwelling unit with the renter
  • Criminal Activity Notices

Just cause notices with criminal activity as the reason for termination must be recorded with the City prior to or at the same as service of the notice. Criminal activity notices must contain facts in support of the allegations that meet the requirements of SMC 22.205.010.P.  Recording is accomplished by sending a compliant termination notice to the Seattle Department of Construction and Inspections in one of the following ways: 

  •  Via email to: SCI_3DayRecording@seattle.gov
  •  Via fax to:  (206) 386-0771
  •  Via first-class mail to:
    •  Seattle Department of Construction & Inspections
    •  Attention: POTA – 3 Day Recording
    • 700 Fifth Avenue, Suite 2200
    • Seattle, WA 98104

Just Cause and Term Leases

Effective July 2021, landlords must offer renters in expiring term leases a renewal unless they have a just cause reason not to renew the tenancy. Notice must be issued 60 to 90 days prior to the expiration of the tenancy. Please see SMC 7.24.030.J for additional information.

Just Cause and Limitations on Tenant Displacement

Renter displacement is limited in several circumstances. Please refer to the specific sections of the Code for specific details and exceptions. They include:

  • A renter having to vacate the housing unit during the school year and is a student or school employee. (SMC 22.205.110)
  • A low to moderate income renter who would need to leave between December 1st and March 1st if the owner owns 4 or more housing units (SMC 22.205.080)

What It Isn't

The Just Cause Eviction Ordinance is not a substitute for the Washington Landlord-Tenant Act (RCW 59.12 and 59.18). Landlords are required to comply with both state and local laws.

Read the Code

Regulations relating to the City's Just Cause Eviction Ordinance are in the Seattle Municipal Code (SMC).

Proposed Changes

None

Construction and Inspections

Brooke D. Belman, Director
Address: 700 5th Ave, Suite 2000, Seattle, WA, 98104
Mailing Address: P.O. Box 34019, Seattle, WA, 98124-4019
Phone: (206) 684-8600
Phone Alt: Violation Complaint Line: (206) 615-0808
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SDCI issues land use, construction, and trade permits, conducts construction and housing-related inspections, ensures compliance with our codes, and regulates rental rules. SDCI is committed to an antiracist workplace and to addressing racism through our work in the community.