How Tacoma Handles Rental Property Rules: A Practical Guide

Tacoma maintains 125 local ordinances across all categories, and 6 of those deal specifically with rental property rules. Here is a breakdown of what the city actually requires, what is prohibited, and where Tacoma falls on the strict-to-permissive spectrum compared to other cities.

Rent Control

Tacoma cannot adopt traditional rent control because Washington state law RCW 35.21.830 preempts cities and counties from regulating the amount of rent on private residential property.

Key details: Statute: RCW 35.21.830. Effect: Cities cannot cap rent. Tacoma response: TMC 1.95 protections. Status: Long-standing preemption.

Any local Tacoma rule attempting to cap private rent amounts would be invalid under RCW 35.21.830 and unenforceable by city staff.

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

Just Cause Eviction

Tacoma renters are protected by statewide just-cause eviction rules under HB 1236 (2021), codified in RCW 59.18.650, plus enhanced local protections in the Tacoma Renter Protections Ordinance, TMC 1.95.

Key details: State law: RCW 59.18.650. Local code: TMC 1.95. No-cause: Generally barred. Effective: Statewide 2021.

Improper terminations expose landlords to dismissal of unlawful detainer actions, statutory damages under RCW 59.18, and additional local penalties under TMC 1.95.

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

Security Deposit Rules

Security deposits in Tacoma follow Washington's Residential Landlord-Tenant Act under RCW 59.18, with limits on installment timing, written checklists, and prompt return after move-out.

Key details: State law: RCW 59.18.260. Return deadline: 30 days. Move-in checklist: Required. Local code: TMC 1.95.

Improperly withheld deposits expose landlords to double-damages claims under RCW 59.18.280 and additional remedies under TMC 1.95 if local installment rules are ignored.

Rental Registration

Tacoma requires landlords of residential rental property to register units with the Rental Housing Code program, supporting habitability inspections and disclosure of contact information for tenants.

Key details: Code: TMC 1.95. Renews: Annually. Covers: Most residential rentals. Penalty hook: Eviction process limits.

Civil penalties under TMC 1.95, denial of pre-eviction notices, and possible inability to pursue unlawful detainer until registration is brought current.

Relocation Assistance

Under the Tacoma Renter Protections Ordinance (TMC 1.95, 2023), tenants displaced by large rent increases or no-fault terminations may qualify for relocation assistance funded by the landlord.

Key details: Code: TMC 1.95. Trigger: Large rent hikes or no-fault. Amount: Multi-month rent equivalent. Tenant action: Written notice.

Failure to pay relocation assistance owed under TMC 1.95 can void termination notices, expose landlords to civil damages, and trigger administrative penalties from the Rental Housing program.

Compared to other cities, Tacoma takes a harder line on relocation assistance. The enforcement and penalty structure reflects that.

Source-of-Income Discrimination

Washington law and Tacoma policy bar landlords from refusing tenants based on lawful source of income, including Section 8 Housing Choice Vouchers, veterans benefits, and Social Security.

Key details: State law: RCW 59.18.255. Local code: TMC 1.95. Vouchers protected: Yes. Income math: Subtract voucher portion.

Discriminatory refusals can lead to state Human Rights Commission complaints, RCW 59.18.255 civil penalties, and TMC 1.95 administrative action by the Tacoma Rental Housing program.

Compared to other cities, Tacoma takes a harder line on source-of-income discrimination. The enforcement and penalty structure reflects that.

The Bottom Line

Tacoma is tougher than many cities when it comes to rental property rules. Out of the 6 rules covered here, 3 are rated strict. If you are a homeowner, renter, or business owner in Tacoma, take the time to understand these requirements before they become a problem. Most violations come with fines, and some repeat violations can escalate.

This guide is based on Tacoma's current municipal code. Local rules can and do change, so check the individual ordinance pages for the latest details, penalties, and FAQs.