Federal Way vs Seattle
How do just cause eviction rules compare between Federal Way, WA and Seattle, WA?
Federal Way and Seattle have similar restriction levels.
Federal Way, WA
King County
Washington RCW 59.18.650 requires just cause to end most residential tenancies. Federal Way landlords must identify one of the 16 statutory grounds and give the required written notice before filing eviction.
View full Federal Way rules →Seattle, WA
King County
Seattle enforces one of the nation's strongest just cause eviction ordinances under SMC 22.206.160(C), requiring landlords to demonstrate one of 18 legally defined reasons to terminate a tenancy, complemented by Washington's statewide just cause law (RCW 59.18.650).
View full Seattle rules →Key Facts Comparison
| Fact | Federal Way | Seattle |
|---|---|---|
| State Law | RCW 59.18.650 just-cause required | RCW 59.18.650 – Statewide just cause eviction |
| Nonpayment Notice | 14 days to pay or vacate | - |
| No-Fault Notice | 90 days owner move-in or sale | - |
| Court | King County District Court South | - |
| City Code | - | SMC 22.206.160(C) – Just Cause Eviction Ordinance |
| Just Causes | - | 18 legally defined grounds for termination |
| Penalty | - | Up to $1,000 per violation plus damages and attorney fees |
| Relocation Assistance | - | Required for no-fault evictions such as owner move-in or demolition |
Highlighted rows indicate differences between cities.
Federal Way FAQ
Can a Federal Way landlord end a month-to-month tenancy with no reason?
No. Under RCW 59.18.650, even month-to-month tenancies require one of the 16 statutory just causes. A 20-day no-cause notice is no longer lawful in Washington.
How much notice is needed for owner move-in in Federal Way?
At least 90 days written notice is required, and the owner or immediate family must actually occupy the unit or the landlord is liable for up to 3 months rent in damages.
Seattle FAQ
Can my landlord evict me without a reason in Seattle?
No. Seattle's Just Cause Eviction Ordinance requires landlords to have one of 18 legally specified reasons to end a tenancy. This applies to all rental housing in Seattle. Common just causes include nonpayment of rent, material lease violations, owner occupancy, and substantial rehabilitation. Washington state also has a statewide just cause eviction law providing baseline protections.
What happens if my landlord tries to evict me without just cause?
An eviction without just cause is void and unenforceable. You can raise the lack of just cause as a defense in court. If the landlord violates the ordinance, they may be liable for up to $1,000 per violation, your actual damages, and your attorney fees. You can also file a complaint with the Seattle Office of Housing.
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