Seattle, WA Rental Property Rules: Repairs & Habitability (2026)
Key Facts
- Minimum heat
- 68°F (58°F below 24°F outside)
- Hot water minimum
- 100°F at the fixture outlet
- Habitable room minimum
- 120 sq ft floor area
- Enforcing agency
- Seattle Dept. of Construction & Inspections
- Inspection cycle
- At least once every 10 years (RRIO)
- First penalty tier
- $150/day for first 10 days
Summary
Seattle rental units must meet minimum habitability standards under SMC Chapter 22.206, enforced by the Seattle Department of Construction and Inspections through the Rental Registration and Inspection Ordinance (RRIO). Heating systems must hold at least 68°F in winter, hot water must reach 100°F at the tap, and every habitable room needs at least 120 square feet of floor area. Landlords who fail these checks face civil penalties.
A. Minimum heating equipment. Every housing unit shall have permanently installed, functioning heating facilities and an approved power or fuel supply system which are capable of maintaining a minimum room temperature of 68 degrees Fahrenheit measured at a point 3 feet above the floor and 2 feet from exterior walls in all habitable rooms, baths, and toilet rooms, when the outside temperature is 24 degrees Fahrenheit or higher. When the outside temperature is less than 24 degrees Fahrenheit, the permanently installed, functioning heating facility and approved power or fuel supply system must be capable of maintaining an average room temperature of at least 58 degrees Fahrenheit, measured at a point 3 feet above the floor and 2 feet from exterior walls, in all habitable rooms, baths, and toilet rooms.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Municipal Code: Supplement 44 Update 1).
Full Breakdown
214. A, every housing unit must have 'permanently installed, functioning heating facilities and an approved power or fuel supply system' capable of holding at least 68°F in all habitable rooms, baths and toilet rooms when it is 24°F or colder outside, dropping to a 58°F floor only when the outside temperature falls below 24°F. F, attained within roughly two minutes of turning on the tap, and any accessible individual water heater must be set no higher than 120°F before a new tenant moves in. A, and a kitchen with an approved sink, counter space, cabinets and working cooking and refrigeration appliances. 080. L-M to pass or fail a unit during the RRIO's periodic inspection cycle, which runs at least once every ten years per property.
Violations & Fines
Failing SMC 22.206 standards during an RRIO inspection blocks issuance of a certificate of compliance and can trigger a City notice of violation under SMC 22.214.080, giving the owner roughly 30 days to correct. Continued noncompliance draws a civil penalty of $150 per day for the first ten days and $500 per day after that under SMC 22.214.086.A.1, with owners able to appeal to the SDCI Director within ten days.
Frequently Asked Questions
What's the minimum indoor temperature a Seattle landlord must provide?
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Who checks that a Seattle rental meets these standards?
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Sources & Official References
Other rules in Seattle
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Repairs & Habitability in Nearby Cities
How other cities in King County handle repairs & habitability.