Kennewick, WA Rental Property Rules: Just Cause Eviction (2026)

RCW 59.18.650 was enacted by SSB 5160 / HB 1236 in 2021 and made Washington one of the few states with statewide just-cause eviction protection. The statute applies to most month-to-month and fixed-term residential tenancies covered by RCW 59.18 and lists the only permissible reasons a landlord may terminate or refuse to renew: nonpayment with a 14-day pay-or-vacate notice (RCW 59.12.030 / 59.18.057), substantial lease breach with a 10-day cure-or-vacate notice, four or more late-pay notices in 12 months, criminal activity or nuisance, owner move-in, sale to an owner-occupant, substantial renovation, withdrawal from the rental market, and several other listed causes, each tied to a specific notice period (commonly 60 or 90 days). End-of-term and convenience evictions without a listed cause are barred. Kennewick adds no extra local cause categories. Unlawful detainer cases are filed in Benton County District Court (or Superior Court for higher-value cases). Self-help lockouts, utility shutoffs, and removing belongings without a court order are unlawful under RCW 59.18.290.