Sammamish, WA Rental Property Rules: Repairs & Habitability (2026)
Key Facts
- Minimum heat
- 68 degrees F in habitable rooms, bathrooms
- Landlord duty
- SMC 16.25.270(1)(b) covers rented/leased units
- Hot water minimum
- 110 degrees F at fixtures, SMC 16.25.255(4)
- Electrical service
- At least 60 amperes for existing dwellings
- No shutoffs
- Utilities can't be removed except for repairs
- Enforcement
- Civil penalties under SMC Title 23
Summary
Sammamish requires every rental owner to keep habitable rooms, bathrooms and toilet rooms at least 68 degrees Fahrenheit. SMC 16.25.270(1)(b) puts the heat-supply duty directly on any owner or operator who rents, leases or lets a dwelling unit, rooming unit, dormitory or guestroom, expressed or implied lease terms included.
(1) Heating Facilities Required. Heating facilities shall be provided in structures as follows: (a) Residential Occupancies. Dwellings shall be provided with heating facilities capable of maintaining a room temperature of 68 degrees Fahrenheit (20 degrees Celsius) in all habitable rooms, bathrooms and toilet rooms. (b) Heat Supply. Every owner and operator of any building who rents, leases or lets one or more dwelling unit, rooming unit, dormitory or guestroom on terms, either expressed or implied, to furnish heat to the occupants thereof shall supply heat to maintain a temperature of not less than 68 degrees Fahrenheit (20 degrees Celsius) in all habitable rooms, bathrooms, and toilet rooms.
Official source re-checked September 8, 2026: no newer edition of the code had been published (publisher’s edition: current through Ordinance O2026-598, and legislation passed through August 18, 2026).
Full Breakdown
270(1) sets Sammamish's minimum heating standard for occupied structures. Subsection (a) requires dwellings generally to have heating facilities capable of maintaining 68 degrees Fahrenheit in all habitable rooms, bathrooms and toilet rooms. Subsection (b) applies that same 68-degree floor specifically to rental housing: every owner and operator of a building who rents, leases or lets one or more dwelling unit, rooming unit, dormitory or guestroom, on express or implied terms to furnish heat, must supply heat maintaining at least 68 degrees in all habitable rooms, bathrooms and toilet rooms, with temperature measured three feet above the floor near the room's center and two feet in from each exterior wall, per subsection (d).
270(3)(a) requires existing dwelling units to be served by electrical service rated no less than 60 amperes. 260 set the minimum plumbing fixtures, water supply and sanitary drainage a dwelling must maintain. 015, making these minimums the baseline habitability floor for every rental in the City regardless of lease terms.
Violations & Fines
A landlord who fails to supply heat to the 68-degree minimum, or who shuts off a required utility outside of temporary repairs, violates SMC Chapter 16.25 and is subject to civil penalties under SMC Title 23, Civil Code Compliance, per SMC 16.25.110. Where the code official finds a heating, electrical or plumbing hazard, SMC 16.25.150 lets the City condemn the structure as unsafe or unfit for occupancy until the defects are corrected.
Frequently Asked Questions
What is the minimum temperature my Sammamish landlord must provide?
Is there a minimum hot water temperature too?
Can my landlord shut off my heat or water for nonpayment?
What can I do if my rental doesn't meet these standards?
Sources & Official References
Other rules in Sammamish
Compare Sammamish to another location·View the Washington rental property rules overview
See something wrong?
Help us keep this page accurate. If you notice an error or outdated information, let us know.
Repairs & Habitability in Nearby Cities
How other cities in King County handle repairs & habitability.