Federal Way, WA Rental Property Rules: Just Cause Eviction (2026)
Just cause eviction rules in Federal Way, WA, sometimes called tenant protection or "for cause" eviction ordinances, list the specific legal reasons a landlord can end a tenancy.
Key Facts
- State Law
- RCW 59.18.650 just-cause required
- Nonpayment Notice
- 14 days to pay or vacate
- No-Fault Notice
- 90 days owner move-in or sale
- Court
- King County District Court South
Summary
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.
RCW 59.18.650 Eviction of tenant, refusal to continue tenancy, end of periodic tenancy — Cause — Notice — Penalties. (Effective until January 1, 2028.) (1)(a) A landlord may not evict a tenant, refuse to continue a tenancy, or end a periodic tenancy except for the causes enumerated in subsection (2) of this section and as otherwise provided in this subsection.
(b) If a landlord and tenant enter into a rental agreement that provides for the tenancy to continue for an indefinite period on a month-to-month or periodic basis after the agreement expires, the landlord may not end the tenancy except for the causes enumerated in subsection (2) of this section; however, a landlord may end such a tenancy at the end of the initial period of the rental agreement without cause only if:
(i) At the inception of the tenancy, the landlord and tenant entered into a rental agreement between six and 12 months; and
(ii) The landlord has provided the tenant before the end of the initial lease period at least 60 days' advance written notice ending the tenancy, served in a manner consistent with RCW 59.12.040 .
Full Breakdown
650, which took effect in 2021 and governs virtually all month-to-month and fixed-term residential tenancies in the city. A landlord may not end a tenancy, refuse to renew, or serve a notice to vacate unless one of 16 enumerated just causes applies, such as nonpayment of rent, material lease breach, substantial repairs, owner move-in, sale of a single-family rental, or certain criminal activity. Each cause has its own prescribed notice period and form: a 14-day notice to pay or vacate for nonpayment, a 10-day notice for a lease breach, and a 90-day notice for no-fault reasons like owner move-in or sale.
Federal Way Revised Code does not add stricter local eviction protections, so state law controls. Unlawful detainer cases for Federal Way properties are heard in the King County District Court South Division. Tenants can access free legal help through the Housing Justice Project and the King County Tenant Right-to-Counsel program for low-income households. 290. Contact Federal Way Code Compliance at 253-835-7000 for habitability complaints.
Violations & Fines
Evictions filed without a valid just cause or with defective notice forms are subject to dismissal and the landlord may owe the tenant damages, court costs, and attorney fees. Illegal lockouts can result in 3 months rent plus damages under RCW 59.18.290.
Frequently Asked Questions
Can a Federal Way landlord end a month-to-month tenancy with no reason?
How much notice is needed for owner move-in in Federal Way?
Sources & Official References
Other rules in Federal Way
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Just Cause Eviction in Nearby Cities
How other cities in King County handle just cause eviction.