Kirkland vs Seattle
How do just cause eviction rules compare between Kirkland, WA and Seattle, WA?
Kirkland and Seattle have similar restriction levels.
Kirkland, WA
King County
Kirkland landlords must follow Washington RCW 59.18.650 just cause eviction law, which requires one of 16 enumerated reasons to terminate tenancy. Notice periods range from 3 to 120 days.
View full Kirkland 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 | Kirkland | Seattle |
|---|---|---|
| State Law | RCW 59.18.650 | RCW 59.18.650 – Statewide just cause eviction |
| Local Code | KMC Chapter 5.66 | - |
| Qualifying Causes | 16 enumerated reasons | - |
| Notice Range | 3 to 120 days | - |
| Tenant Hotline | 1-833-660-4877 | - |
| 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.
Kirkland FAQ
Can a Kirkland landlord evict without cause?
No. Washington RCW 59.18.650 requires one of 16 enumerated just cause reasons for most residential terminations, including month-to-month tenancies.
How much notice is required for owner move-in?
At least 90 days written notice stating the owner or immediate family member intends to occupy the unit as a primary residence.
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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