Kirkland, WA Short-Term Rentals: Primary-Residence-Only Rule (2026)
Key Facts
- Unlimited-day path
- Requires continuous primary-residence occupancy
- Capped path
- Requires 245+ days/year primary residence
- Investment-only rentals
- Not a permitted short-term rental use
- License condition
- Primary residence tied to Ch. 7.02 license
- Governing section
- KMC 7.02.300(1)-(2)(A)
Summary
Kirkland only permits short-term rentals of a detached home when it is the owner's or authorized agent's primary residence, whether that means living there continuously or at least two hundred forty-five days a year. Purely investor-owned, non-owner-occupied whole-house rentals do not qualify.
(1) Short-term rentals are freely permitted as they relate to frequency and total number of days per year when an owner or authorized agent of an owner continuously occupies a portion of a short-term rental as his or her primary residence. (2) Short-term rentals not exceeding a total of one hundred twenty days per year are permitted when (A) an owner or an authorized agent of the owner occupies all or a portion of the short-term rental as his or her primary residence for a total of at least two hundred forty-five days per year and (B) a property manager identified to both the city and all short-term renters is continuously available...
Official source re-checked September 8, 2026: no newer edition of the code had been published (publisher’s edition: current through Ordinance 4945, passed July 21, 2026).
Full Breakdown
Both paths to a lawful short-term rental in Kirkland run through the same gate: primary residence. 300(1) permits unlimited-frequency short-term rentals only when an owner or authorized agent continuously occupies a portion of the unit as his or her primary residence. 300(2)(A) opens a second, capped path for owners who are not always present, but it still requires the owner or agent to occupy all or a portion of the short-term rental as a primary residence for a total of at least two hundred forty-five days per year, roughly two-thirds of the year, before the remaining days can be rented out (up to a total of one hundred twenty rental days) with a property manager covering the gaps.
Neither path recognizes a detached dwelling used purely as a rental investment, with the owner living elsewhere full time, as a lawful short-term rental. 02 that a licensee must satisfy to keep a short-term rental license in good standing, and the director of finance and administration administers and can add conditions to enforce it under subsection (7).
Violations & Fines
A short-term rental operated without qualifying primary-residence occupancy under either path in KMC 7.02.300(1)-(2) does not meet the conditions of the business license and can be suspended or revoked under KMC 7.02.260. Continued operation after revocation is charged as a misdemeanor and civil violation, separately for each day, under KMC 7.02.050 and Chapter 1.12.
Frequently Asked Questions
Can I short-term rent a Kirkland house I don't live in?
How many days a year must I live in my Kirkland short-term rental to use the capped path?
Does an authorized agent's occupancy count the same as the owner's?
Sources & Official References
Other rules in Kirkland
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Primary-Residence-Only Rule in Nearby Cities
How other cities in King County handle primary-residence-only rule.