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If
the property is located within the city limits of Seattle, the Seattle City
Council has enacted several additional procedures that landlords must follow.
First, landlords must comply with the Just Cause Eviction Ordinance (Seattle
Municipal Code 22.206.160). This section sets out the 16 specific reasons
that a landlord must comply with, and state in the notice to terminate,
in order to give a month-to-month tenant a notice to terminate their tenancy.
Second, anywhere outside the Seattle City limits, a landlord can increase
the monthly rent for a month-to-month tenancy by giving the tenants 30 days
written notice of the rent increase. Within the Seattle city limits, a landlord
can increase the rent by up to 10% with a 30 day written notice. An increase
in rent of 10% or greater requires a 60-day written notice. (SMC 7.24.030)
Third, landlords within the Seattle city limits are required to give all
tenants and prospective tenants a copy of the Department of Design, Construction
and Land Use (DCLU) tenant information packets with every lease, including
all renewal leases. (SMC 7.24.080). A copy of the packet can be found on
DCLU's web site in our links section. If the landlord fails to provide this
packet with all leases, the tenant may give written notice to terminate
the lease and sue the landlord for a penalty of $100.00, actual damages,
reasonable attorney fees and costs (SMC 7.24.090). Have the tenant sign
or initial a document acknowledging receipt of the packet with every rental
agreement and renewal.
Fourth, leases which purport to be month-to-month but provide for a penalty
to the tenant if the tenant does not remain in the unit for a set period
of time are illegal within the Seattle city limits. Penalties include a
termination fee or a forfeiture of the security deposit. If a lease has
such a provision, the landlord's liability includes a penalty of $1,000.00,
actual damages, double the amount of the penalty in the rental agreement,
reasonable attorney fees and costs. (SMC 7.24.060).
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