Rental Property Rules in Auburn, WA

If you live in Auburn or are thinking about moving there, rental property rules are one of those things you probably won't think about until they affect you directly. Auburn has 4 specific rules on the books covering different aspects of rental property rules, and some of them might surprise you.

Just Cause Eviction

Washington RCW 59.18.650 requires just cause to terminate most residential tenancies. Auburn landlords must identify one of the 16 statutory grounds and use the state-prescribed notice form before filing eviction.

Key details: State Law: RCW 59.18.650 just cause required. Nonpayment Notice: 14 days to pay or vacate. No-Fault Notice: 90 days for owner move-in or sale. Courts: King or Pierce County District Court.

Evictions filed without just cause or without the required AG notice form can be dismissed and the landlord may owe the tenant damages, court costs, and attorney fees. Illegal lockouts can result in three months rent plus damages under RCW 59.18.290.

Compared to other cities, Auburn takes a harder line on just cause eviction. The enforcement and penalty structure reflects that.

Rental Registration

Every rental housing business operating in Auburn, from single rentals to multifamily complexes, must hold a city business license in good standing under ACC 5.22.030, renewed and paid annually on the calendar year. Chapter 5.22 exists to protect tenants and neighbors and to enforce standards through the community development department.

Key details: Governing section: ACC 5.22.030. License term: Calendar year, Jan 1 - Dec 31. Fee: Set by city fee schedule. Ongoing criminal activity trigger: 3+ crimes in 6-12 months. Revocation notice: 30 days written and posted.

Failing to obtain or maintain a rental housing business license, as ACC 5.22.030 requires, is punishable under ACC 5.22.120 in accordance with ACC 5.15.110: a civil infraction/civil penalty under Chapter 1.25 ACC or a misdemeanor with a fine up to $1,000, jail up to 90 days, or both. The mayor or designee can revoke the license under ACC 5.22.090 for fraud, a crime bearing on the rental business, zoning violations, uncorrected safety threats, or noncompliance with law; owners get a 30-day written and posted notice before revocation (shortened in emergencies) and 15 days to appeal to the hearing examiner.

Compared to other cities, Auburn takes a harder line on rental registration. The enforcement and penalty structure reflects that.

Repairs & Habitability

Auburn's amended International Property Maintenance Code requires landlords who rent, lease or let dwelling units to supply heat year-round, keeping habitable rooms, bathrooms and toilet rooms at a minimum 68°F under ACC 15.20.090, and lets the code official order unfit structures repaired, boarded or demolished under ACC 15.20.050.

Key details: Minimum heat: 68°F in habitable rooms, bathrooms, toilets. Reduced minimum: 65°F when avg. monthly temp exceeds 30°F. Unfit-structure order: Demolish, repair, or board per IPMC 113.1. Boarding limit: 30 days (up to 1 year if non-opaque). Appeal deadline: 20 calendar days to hearing examiner.

Failing to supply the required minimum heat to a rented dwelling unit, or ignoring a code official's order to repair, board or demolish an unfit structure, is enforced through the notice-and-order process in ACC Chapter 1.25. Noncompliance with a correction order can lead to misdemeanor prosecution and civil penalties in Auburn's court of limited jurisdiction, and the city may abate the hazard itself and bill the owner.

Rent Control

Rent control is preempted statewide by RCW 35.21.830, so Auburn landlords set market rents; tenant protections come from RCW 59.18 (Residential Landlord-Tenant Act) and HB 1351 notice reforms.

Key details: Rent Control: Preempted by RCW 35.21.830. Tenant Law: RCW 59.18. Notice: HB 1351 rent-notice reforms. Just Cause: Required statewide. Voucher Discrimination: Unlawful.

Auburn is more permissive than most cities when it comes to rent control. That said, there are still limits.

The Bottom Line

Auburn is tougher than many cities when it comes to rental property rules. Out of the 4 rules covered here, 2 are rated strict. If you are a homeowner, renter, or business owner in Auburn, take the time to understand these requirements before they become a problem. Most violations come with fines, and some repeat violations can escalate.

Keep in mind that Auburn can amend these rules at any council meeting. For the most current version of any rule mentioned here, check the specific ordinance page, where we track updates as they happen.