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.
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.
Federal Way follows Washington's statewide just-cause eviction law, RCW 59.18.650, 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. Self-help eviction (changing locks, shutting off utilities, removing doors) exposes a landlord to up to 3 months rent plus attorney fees under RCW 59.18.290. Contact Federal Way Code Compliance at 253-835-7000 for habitability complaints.
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.
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