Residential Leasing and Management Agreement

9040 Willows Rd., NE #101, Redmond, WA 98052 | 425-861-0500 | www.abodapm.com

Provided by Aboda Property Management

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Department of Planning and Development • Diane Sugimura, Director • Gregory J. Nickels, Mayor Seattle Municipal Tower, 700 Fifth Ave., Suite 2000, P.O. Box 34019, Seattle, WA 98104-4019 www.seattle.gov/dpd

DPD complies with the Americans with Disabilities Act. Accommodations for people with disabilities provided on request.

This summary of Washington state and City of Seattle landlord/tenant regulations must be provided to tenants by owners of residential rental property located in Seattle on at least an annual basis. Please note that City and State laws may not be iden-

tical on any particular topic; therefore, both sets of laws should be consulted. For legal advice, please consult an attorney.

September 2008

Seattle Landlord-Tenant Laws

OBLIGATIONS OF LANDLORDSBuilding owners must provide safe, clean, secure liv-ing conditions, including:

• Keepingthepremisesfitforhumanhabitationandkeepingcommonareasreasonablycleanandsafe

• Controllinginsects,rodentsandotherpests• Maintainingroof,wallsandfoundationandkeeping

theunitweathertight• Maintainingelectrical,plumbing,heatingandother

equipmentandappliancessuppliedbytheowner• Providing adequate containers for garbage and

arrangingforgarbagepickup• Whenresponsibleforprovidingheatinrentalunits,

fromSeptemberthroughJunemaintainingdaytime(7:00 a.m.-10:30 p.m.) temperatures at 65oForaboveandnighttimetemperaturesatnotlessthan58oF

• Innon-transientaccommodations,providingkeystounit andbuildingentrancedoorsand, inmostcases, changing the lock mechanism and keysuponachangeoftenants

• Installingsmokedetectorsandinstructingtenantsintheirmaintenanceandoperation

Owners are not required to make cosmetic repairs aftereachtenancy,suchasinstallingnewcarpetsorapplyingafreshcoatofpaint.

OBLIGATIONS OF TENANTSTenantsmustmaintainrentalhousinginasafe,cleanmanner, including:

• Properlydisposingofgarbage• Exercisingcareinuseofelectricalandplumb-

ingfixtures• Promptlyrepairinganydamagecausedbythemor

theirguests• Grantingreasonableaccessforinspection,mainte-

nance, repair and pest control• Maintainingsmokedetectorsingoodworkingorder• Refraining from storing dangerous materials on

thepremises

THE JUST CAUSE EVICTION ORDINANCEThisordinancerequireslandlordstohavegoodcauseinordertoterminateamonth-to-monthtenancy.ItspecifiestheonlyreasonsforwhichatenantinSeattlemayberequiredtomove,andrequiresownerstostatethereason,inwriting,forendingatenancywhengivingaterminationnotice.Unlessotherwisenoted,an owner must give a termination notice at least 20 daysbeforethestartofthenextrentalperiod.Goodcauses include:

1. Thetenantfailstopayrentwithinthreedaysofanoticetopayrentorvacate.

2. Theownerhasnotifiedthetenantinwritingofover-duerentatleastfourtimesina12-monthperiod.

City of SeattleDepartment of Planning and Development

Seattle Landlord-Tenant LawsObligations of landlords ...................................................... 1

Obligations of tenants ......................................................... 1

The Just Cause Eviction Ordinance ................................. 1

Actions considered to be harassment or retaliation .......... 3

Other City ordinances that affect tenants and landlords ......................................................................... 3

Washington State LawRights of All Tenants .......................................................... 5

Types of Rental Agreements ............................................. 5

Illegal Discrimination ........................................................... 5

Liability ................................................................................ 5

Illegal Provisions in Rental Agreements ............................. 5

Privacy —Landlord's Access to the Rental ........................ 6

Deposits and Other Fees .................................................. 6

Landlord's Responsibilities ................................................ 6

Tenant's Responsibilities .................................................... 7

Threatening Behavior by a Tenant or Landlord ................. 7

Making Changes to Month-to-Month Agreement ............... 7

Making Changes to Leases ............................................... 7

How to Handle Repairs ...................................................... 7

Illegal Landlord Actions ....................................................... 8

Ending the Agreement ........................................................ 8

Return of Deposits ............................................................ 9

Evictions ............................................................................. 9

Abandonment ..................................................................... 10

Table of Contents

Information for TenantsTRANSLATIONS

For copies of this document in Cambodian, Chinese, Korean, Laotian, Russian, Somali, Spanish, Tagalog and Vietnamese, visit DPD's website at www.seattle.gov/dpd/publications or call (206) 684-8467.

Page 2 of 11 Information for Tenants

3. The tenantdoesnotcomplywithamaterial termof a lease or rental agreement within 10 days ofreceivinganoticetocomplyorvacate.

4. The tenant does not comply with a material ob-ligation under the Washington State Residential Landlord-Tenant Actwithin10daysofanoticetocomplyorvacate.

5. Theownerhasnotifiedatenantinwritingatleastthreetimesina12-monthperiodtocomplywithin10dayswithamaterialtermoftheleaseorrentalagreement.

6. The tenant seriously damages the rental unit(causes "waste"), causes a nuisance (including drug-relatedactivity),ormaintainsanunlawfulbusi-nessanddoesnotvacatethepremiseswithinthreedaysofnoticetodoso.

7. Thetenantengagesincriminalactivityinthebuildingoronthepremises,orinanareaimmediatelyadja-centtothebuildingorpremises.Theallegedcriminalactivitymustsubstantiallyaffectthehealthorsafetyofothertenantsortheowner;illegaldrug-relatedactivityisonecrimespecifiedbytheordinance.Anownerwhousesthisreasonmustclearlystatethefactssup-portingtheallegation,andmustsendacopyoftheterminationof tenancynotice to theDPDPropertyOwnerTenantAssistance(POTA)Unit.

8. Theownerwishestooccupythepremisesperson-ally,ortheowner’simmediatefamilywilloccupytheunit,andnosubstantiallyequivalentunitisvacantandavailableinthesamebuilding.Immediatefam-ilyincludestheowner’sspouseorowner’sdomesticpartner, and the parents, grandparents, children,brothersandsistersoftheownerorowner’sspouseorowner’sdomesticpartner. DPDmayrequireapropertyownertosignacertificationoftheintenttohavea familymembermove in ifa tenanthasreasontobelievetheownerwillnotfollowthroughwith this reason. There isa rebuttablepresump-tion of a violation if the designated person doesnotoccupytheunit foracontinuousperiodof60daysoutofthe90daysafterthetenantvacates.Atenantwhosetenancyisendedforthisreasonhasaprivaterightofactionifheorshefeelstheownerhasfailedtocomplywiththeserequirements.

9. Theownerwishestoterminateatenantwholivesinthesamehousingunitwiththeownerortheowner'sagent;ortheownerdesirestostopsharinghisorherhousewithatenantlivinginanapprovedaccessorydwellingunit(ADU)inanowner-occupiedhouse.

10.The tenant’soccupancy isconditioneduponem-ployment on the property and the employment is terminated.

11.Theownerplansmajorrehabilitationandhasob-tained required permits and a Tenant RelocationLicense.Atenantterminatedforthisreasonhasaprivaterightofactionifheorshefeelstheownerhasfailedtocomplywiththeserequirements.

12.The owner decides to convert the building to acondominium or a cooperative.

13. Theownerdecidestodemolishabuildingortocon-vert it tonon-residentialuseandhasobtainedthenecessarypermitandaTenantRelocationLicense.

14.Theownerdesirestosellasinglefamilyresidence(does not include condominium units) and gives the tenantwrittennoticeat least60daysprior totheendofarentalperiod.Theownermustlistthepropertyforsaleatareasonablepriceinanews-paperorwitharealtyagencywithin30daysafterthedatethetenantvacates.Propertyownersmaybe required tosignacertificationof the intent tosellthehouseifDPDreceivesacomplaint.Thereisarebuttablepresumptionofaviolationiftheunitisnotlistedoradvertised,oristakenoffthemarketorre-rentedwithin90daysafterthetenantleaves.A tenant terminated for this reasonhasaprivaterightofactionifheorshefeelsanownerhasfailedtocomplywiththeserequirements.

15. Theowner seeks todiscontinueuseof aunit not authorizedundertheLandUseCode,afterreceivingaNoticeofViolation.Theownermustpayreloca-tion assistance to tenants who have to move sothattheownercancorrecttheviolation.Relocation assistanceforlow-incometenantsis$2,000;forothertenantsitisanamountequaltotwomonths’rent.

16.TheownerneedstoreducethenumberoftenantssharingadwellingunitinordertocomplywithLandUse Code restrictions (i.e., no more than eightpeopleperdwellingunitifanyareunrelated).Forinformationontheprocedurestoterminatetenan-cies for this reason, please consult DPD Client AssistanceMemo(CAM)#610Terminating Tenan-cies Under the Just Cause Eviction Ordinance.

17.The owner must terminate a tenancy in a housecontaining an approved ADU in order to complywith the development standards for ADUs, afterreceiving a Notice of Violation of the Land UseCode.(Iftheviolationisthattheownerhasmovedout of the house and has rented both units, oneunitmusteitherbereoccupiedbytheownerorberemoved.) Theownermustpay relocationassis-tancetodisplacedtenantsintheamountof$2,000forlow-incometenants,ortwomonths’rentinothercases.DPDmayrequireapropertyownertosignacertificationofhisorherintenttodiscontinuetheuseoftheADU.

18. AnEmergencyOrdertoVacateandclosetheprop-ertyhasbeenissuedbyDPDandthetenantshavefailedtovacatebythedeadlinegivenintheOrder.

Failure to carry out stated cause: Ifanownertermi-natesatenantbecauseof(1)thesaleofasinglefamilyresidenceisplanned,(2)theownerorafamilymemberistomovein,(3)substantialrehabilitationisplanned,(4)thenumberofresidentsmustbereducedtoeight,or(5)theownerisdiscontinuingtheuseofanADU

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afterreceiptofanoticeofviolation,andtheownerfailstocarryoutthestatedreasonforterminatingtheten-ancy,heorshemaybesubjecttoenforcementactionbytheCityandacivilpenaltyofupto$2,500.

Private right of action for tenants: Ifanownerterminatesatenantbecauseof(1)thesaleofasinglefamilyresidenceisplanned,(2)theownerorafamilymemberistomovein,or(3)substantialrehabilitationisplanned,andiftheownerfailstocarryoutthestat-edreasonforterminatingthetenancy,thetenantcansuetheownerforupto$2,000,costs,andreasonableattorney’sfees.

ForadditionalinformationontheJustCauseEvictionOrdinance,callDPDat(206)615-0808orvisitthe SeattleCityClerk'sOfficewebsiteathttp://www.seattle.gov/leg/clerk/clerk.htmandlookupChapter22.206oftheSeattleMunicipalCode.

ACTIONS CONSIDERED TO BE HARASSMENT OR RETALIATIONCitylawprohibitsretaliatoryactionsagainsteitheratenant or a landlord. These provisions are enforced by the Seattle Police Department.

Alandlordisprohibitedfromharassingorretaliatingagainstatenantby:

1. Changingortamperingwithlocksonunitdoors

2. Removingdoors,windows,fusebox,furnitureorotherfixtures

3. Discontinuingutilitiessuppliedbytheowner

4. Removingatenantfromthepremisesexceptthroughtheformalcourtevictionprocess

5. Evicting,increasingrentorthreateningatenantforreportingcodeviolationstoDPDorthePoliceDepartmentorforexercisinganylegalrightsaris-ingoutofthetenant’soccupancy

6. Enteringatenant’sunit,exceptinanemergency,orexceptatreasonabletimeswiththetenant’sconsentaftergivingatleasttwodaysnotice,oraone-daynoticewhenshowingunitstoprospectivepurchasersortenants

7. Prohibitingatenant,oratenant'sauthorizedagentwhoisaccompaniedbythattenant,fromdistributinginformationinthebuilding,postinginformationonbulletinboardsinaccordancewithbuildingrules,contactingothertenants,assistingtenantstoorganizeandholdingmeetingsincom-munityroomsorcommonareas

Inmostinstancesthelawinitiallyassumesthatalandlordisretaliatingifthelandlordtakesanyoftheseactionswithin90daysafteratenantreportsaviolationtoDPDortotheSeattlePoliceDepartment,orwithin90daysafteragovernmentalagencyaction,suchasmakinganinspection.Insuchcasestheburdenisonthelandlordtorebutthispresumptionofretaliation.

Atenantisprohibitedfromharassingorretaliating

againstalandlordby:

1. Changingoraddinglocksonunitdoors

2. Removingowner-suppliedfixtures,furniture,or services

3. Willfullydamagingthebuilding

HarassmentorretaliationbyanowneroratenantshouldbereportedtotheSeattlePoliceat911orthenon-emergencynumber,(206)625-5011.

OTHER CITY ORDINANCES THAT AFFECT TENANTS AND LANDLORDS1. Rental Agreement Regulation Ordinance

Underthislaw,landlordswhointendtoincreaserentandsomeotherhousingcostsby10percentormorewithina12-monthperiodmustgive60dayswrittennotice. Second, landlords are not allowed to require amonth-to-monthtenanttostaymorethanonerentalperiod(e.g.,onemonth).Rentalagreementprovi-sionsthatpenalizeatenantformovingbeforeamini-mumnumberofmonthshavepassedarenotvalid.Alandlordwhodesirestohaveatenantstayforacertainamountoftimeshouldofferthetenantalease.Lastly,landlordsarerequiredtogivecurrentandnewrentersthispublicationaboutSeattleandWashingtonstate laws. Tenants can recover actual damages, legalcostsandpenaltiesthroughprivatecivilactionagainstlandlordswhoviolatethislaw.OneduplicablemastercopypercustomerisavailablefromtheDPDPublicResourceCenter,locatedonthe20thfloorofSeattleMunicipalTowerat700FifthAve.Torequestacopybymailsendaself-addressedenvelopetoPublicationsClerk,DPD,700FifthAve.Suite2000,P.O.Box34019,SeattleWA98124-4019.

2. Open Housing and Public Accommodations Ordinance

TheCityofSeattleiscommittedtoapolicyofpro-motingtheavailabilityandaccessibilityofhousingtoallpersonsandprohibitsdiscriminationonthebasisofrace,color,creed,religion,ancestry,nationalori-gin,age,sex,maritalstatus,parentalstatus,sexualorientation,genderidentity,politicalideology,partici-pationinaSection8programordisability.InquiriesaboutthisordinanceandcomplaintsofviolationsshouldbedirectedtotheSeattleOfficeforCivilRightsat(206)684-4500.

3. Condominium and Cooperative Conversion Ordinances

Whenaresidentialbuildingisbeingconvertedtocondominiumsorcooperativeunits,theCondomini-umandCooperativeConversionordinancesrequireahousingcodeinspection.

Additionally,inacondominiumconversion,atenantmustreceiveawritten120-daynoticeoftheconver-

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sion.Ifthetenantdecidesnottobuyhisorherunit,thetenantmaybeeligibletoreceivetheequivalentofthree(3)months'rentinrelocationassistanceifthetenant'sannualincome,fromallsources,doesnotexceed80percentoftheareamedianincome,adjustedforhouseholdsize.Ahouseholdwhichotherwisequalifiestoreceiverelocationbenefitsandwhichincludesamembersixty-five(65)yearsofageorolderoranindividualwith"specialneeds",asdefinedintheordinance,mayqualifyforadditionalassistance.

Inacooperativeconversion,atenantmustreceivea120-daynoticeofintentiontoselltheunit.Ifthetenantdecidesnottobuyhisorherunit,thetenantmustbepay$500.00inrelocationassistance.

Relocationassistanceispaiddirectlytothetenantbythepropertyownerordeveloper.Theassistancemustbepaidnolaterthanthedateonwhichaten-antvacateshisorherunit.

Forfurtherinformation,contactDPDCodeCompli-anceat(206)615-0808.

4. Tenant Relocation Assistance Ordinance

Thisordinanceapplieswhentenantsaredisplacedbyhousingdemolition,changeofuse,substantialrehabilitation,orbyremovalofuserestrictionsfromsubsidizedhousing.Apropertyownerwhoplansdevelopmentactivitymustobtainatenantrelocation licenseandabuildingorusepermitbeforeterminat-ingatenancy.Alltenantsmustreceivea90-daynoticeoftheactivitythatwillrequirethemtomove.Eligiblelowincometenants,whoseannualincomecannotexceed50%oftheareamedianincome,re-ceivecashrelocationassistance.CallDPDat (206)615-0808formoreinformation.

5. Repair and Maintenance—Housing and Building Maintenance Code

Thisordinancerequiresownerstomeetcertainmini-mumstandardsandkeepbuildingsingoodrepair.Afterfirstrequestingtheownertomakerepairs,aten-antcanreportneededrepairsbycallingDPDat(206)615-0808.Ifaninspectorfindscodeviolations,theownerwillberequiredtomakeneededcorrections.

6. Third Party Billing Ordinance

Thisordinancedefinesrulesforlandlordswho,bythemselvesorthroughprivatecompanies,billten-antsforCityprovidedutilities(water,sewer,garbage,electricservices)separatelyfromtheirrent.Theordi-nanceappliestoallresidentialbuildingshavingthreeormorehousingunits.

Therulesrequirealandlordorbillingagenttoprovidetenantswithspecificinformationabouttheirbillsandtodisclosetheirbillingpractices,eitherinarentalagreementorinaseparatewrittennotice.Itisaviolationoftheordinanceifalandlordimposesanew

billingpracticewithoutappropriatenotice.

Atenantcandisputeathird-partybillingbynotify-ingthebillingagentandexplainingthebasisforthedispute.Thismustbedonewithin30daysofreceiv-ingabill.Thebillingagentmustcontactthetenanttodiscussthedisputewithin30daysofreceivingnoticeofthedispute.AtenantcanalsofileacomplaintwiththeSeattleOfficeoftheHearingExaminerortakethelandlordtocourt.IftheHearingExaminerorcourtrulesinfavorofthetenant,thelandlordcouldberequiredtopayapenalty.

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The Washington Residential Landlord-Tenant Act

Chapter 59.18 RCW. For more information, call (206) 464-6811Mosttenantswhorentaplacetolivecomeunderthestate’sResidentialLandlord-TenantAct.However,certainrentersarespecificallyexcludedfromthelaw.[SeeRCW59.18.415]athttp://apps.leg.wa.gov/RCW/ andtypein59.18.415.

ThosewhoaregenerallynotcoveredbytheActare:

• Rentersofaspaceinamobilehomeparkareusuallycoveredbythestate’sMobileHomeLand-lord-TenantAct(RCW59.20).However,rentersofbothaspaceandamobilehomeareusuallycoveredbytheresidentiallaw.

• Residentsinhotelsandmotels;residentsofpublicor private medical, religious, educational, recre-ationalorcorrectionalinstitutions;residentsofasinglefamilydwellingwhichisrentedaspartofaleaseofagriculturalland;residentsofhousingprovided for seasonal farm work.

• Tenantswithanearnestmoneyagreementtopur-chasethedwelling.Tenantswholeaseasinglefamilydwellingwithanoptiontopurchase,ifthetenant'sattorneyhasapprovedthefaceofthelease.Tenantswhohavesignedaleaseoptionagreementbuthavenotyetexercisedthatoptionare still covered.

• Tenantswhoareemployedbythelandlord,whentheiragreementspecifiesthattheycanonlyliveintherentalunitaslongastheyholdthejob(suchasanapartmenthousemanager).

• Tenantswhoareleasingasinglefamilydwellingforoneyearormore,whentheirattorneyhas approvedtheexemption.

• Tenantswhoareusingthepropertyforcommer-cialratherthanresidentialpurposes.

RIGHTS OF ALL TENANTSRegardlessofwhethertheyarecoveredbytheResi-dentialLandlord-TenantAct,allrentershavethesebasicrightsunderotherstatelaws:theRighttoalivabledwelling;Protectionfromunlawfuldiscrimina-tion;Righttoholdthelandlordliableforpersonalinjuryorpropertydamagecausedbythelandlord’snegligence;Protectionagainstlockoutsandseizureofpersonalpropertybythelandlord.

TYPES OF RENTAL AGREEMENTSMonth-to-Month Agreement.Thisagreementisforanindefiniteperiodoftime,withrentusuallypayableonamonthlybasisorothershorttermperiod.The

agreementitselfcanbeinwritingororal,butifanytypeoffeeorrefundabledepositiscollected,theagreementmustbeinwriting.[RCW59.18.260]

Amonth-to-monthagreementcontinuesuntileitherthelandlordortenantgivestheotherwrittennoticeatleast20daysbeforetheendoftherentalperiod.Inthesituationofaconversiontoacondominiumorachangeinthepolicyexcludingchildrenthelandlordmustprovide90dayswrittennoticetothetenant.[RCW59.18.200]Therentcanbeincreasedortheruleschangedatanytime,providedthelandlordgivesthetenantwrittennoticeatleast30daysbeforetheeffectivedateoftherentincreaseorrulechange.[RCW59.18.140]

Lease. Aleaserequiresthetenanttostayforaspe-cificamountoftimeandrestrictsthelandlord’sabilitytochangethetermsoftherentalagreement.Aleasemustbeinwritingtobevalid.Duringthetermofthelease,therentcannotberaisedortheruleschangedunlessbothlandlordandtenantagree.LeasesofoneyearormorecanbeexemptfromtheLandlord-TenantActiftheten-ant’sattorneyhasapprovedsuchanexemption.

ILLEGAL DISCRIMINATIONFederallawprohibitsmostlandlordsfromrefusingto rent to a person or imposing different rental terms onapersonbecauseofrace,color,religion,sex,handicap,familialstatus(havingchildrenorseekingcustodyofchildren),ornationalorigin.[FairHousingAct42USCs.3601et.seq.1988]Statelawrecog-nizesprotectiontothesameindividualsaswellasformaritalstatus,creed,thepresenceofsensory,mental,orphysicaldisability.Ifyouthinkyouhavebeen deniedrentalhousingorhavebeenthevictimofhousingdiscriminationfileawrittencomplaintwiththeWashingtonStateHumanRightsCommission.YoumayalsofileacomplaintwiththefederalFairHousingSectionoftheDepartmentofHousingandUrbanDe-velopmentoryourlocalcityhumanrightsdepartment.

LIABILITYOncethetenanthassignedarentalagreement,heorshemustcontinuetopaytherenttomaintaintheireligi-bilitytobringactionsunderthisact.Thetenantshouldalsounderstandwhatheorsheisresponsibleforinthemaintenanceoftheproperty.Whilethelandlordisresponsibleforanydamagewhichoccursduetohisorhernegligence,thetenantmustbepreparedtoacceptresponsibilityfordamagesheorshecauses.

ILLEGAL PROVISIONS IN RENTAL AGREEMENTSSomeprovisionswhichmayappearinrentalagree-mentsorleasesarenotlegalandcannotbeenforcedunderthelaw.[RCW59.18.230]Theseinclude:

• Aprovisionwhichwaivesanyrightgiventoten-antsbytheLandlord-TenantActorthatsurren-

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derstenants’righttodefendthemselvesincourtagainstalandlord’saccusations.

• Aprovisionstatingthetenantwillpaytheland-lord’sattorney’sfeesunderanycircumstancesifadispute goes to court.

• Aprovisionwhichlimitsthelandlord’sliabilityin situationswherethelandlordwouldnormallybe responsible.

• Aprovisionwhichrequiresthetenanttoagreetoa particulararbitratoratthetimeofsigningtherental agreement.

• Aprovisionallowingthelandlordtoentertherentalunitwithoutpropernotice.

• Aprovisionrequiringatenanttopayforalldam-agetotheunit,evenifitisnotcausedbytenantsortheirguests.

• Aprovisionthatallowsthelandlordtoseizeatenant’spropertyifthetenantfallsbehindinrent.

PRIVACY—LANDLORD’S ACCESS TO THE RENTAL [RCW 59.18.150]Thelandlordmustgivethetenantatleastatwodaynoticeofhisintenttoenteratreasonabletimes.However,tenantsmustnotunreasonablyrefusetoallowthelandlordtoentertherentalwherethelandlordhasgivenatleastone-day’snoticeofintenttoenterataspecifiedtimetoexhibitthedwellingtoprospectiveoractualpurchasersortenants.Thelawsaysthattenantsshallnotunreasonablyrefusethelandlordaccesstorepair,improve,orservicethedwelling.Incaseofanemergency,orifthepropertyhasbeenabandoned,thelandlordcanenterwithoutnotice.Thelandlordstillmustgetthetenant’sper-missiontoenter,eveniftherequiredadvancenoticehasbeengiven.

DEPOSITS AND OTHER FEESRefundable deposits

UndertheLandlord-TenantAct,theterm“deposit”canonlybeappliedtomoneywhichcanberefundedtothetenant.Ifarefundabledepositiscollected,thelaw requires:

• Therentalagreementmustbeinwriting.Itmustsaywhateachdepositisforandwhatthetenantmustdoinordertogetthemoneyback.[RCW59.18.260]

• Thetenantmustbegivenawrittenreceiptforeachdeposit.[RCW59.18.270]

• Achecklistorstatementdescribingtheconditionoftherentalunitmustbefilledout.Thelandlordandthetenantmustsignit,andthetenantmustbegivenasignedcopy.(TheConsumerRe-sourceCenteroftheAttorneyGeneral’sOfficeoffersafreesamplechecklistforthispurpose.)[RCW59.18.260]

• Thedepositsmustbeplacedinatrustaccountinabankorescrowcompany.Thetenantmustbe

informedinwritingwherethedepositsarebeingkept.Unlesssomeotheragreementhasbeenmadeinwriting,anyinterestearnedbythedepos-itbelongstothelandlord.[RCW59.18.270]

Non-refundable fees

Thesewillnotbereturnedtothetenantunderanycir-cumstances.Ifanon-refundablefeeisbeingcharged,therentalagreementmustbeinwritingandmuststatethatthefeewillnotbereturned.Anon-refundablefeecannotlegallybecalleda“deposit.”[RCW59.18.285]

LANDLORD’S RESPONSIBILITIES [RCW 59.18.060]Thelandlordmust:

• Maintainthedwellingsoitdoesnotviolatestateandlocalcodesinwayswhichendangertenants’healthandsafety

• Maintainstructuralcomponents,suchasroofs,floorsandchimneys,inreasonablygoodrepair.

• Maintainthedwellinginreasonablyweathertightcondition

• Providereasonablyadequatelocksandkeys.• Providethenecessaryfacilitiestosupplyheat,

electricity,hotandcoldwater• Providegarbagecansandarrangeforremovalof

garbage,exceptinsinglefamilydwellings• Keepcommonareas,suchaslobbies,stairways

andhalls,reasonablycleanandfreefromhazards• Controlpestsbeforethetenantmovesin.The

landlord must continue to control infestations exceptinsinglefamilydwellings,orwhentheinfestationwascausedbythetenant

• Makerepairstokeeptheunitinthesamecondi-tionaswhenthetenantmovedin—exceptfornormal wear and tear

• Keepelectrical,plumbingandheatingsystemsingoodrepair,andmaintainanyapplianceswhichareprovidedwiththerental

• Informthetenantofthenameandaddressofthelandlordorlandlord’sagent

• Supplyhotwaterasreasonablyrequiredbytenant• Providewrittennoticeoffiresafetyandpro-

tectioninformationandensurethattheunitisequippedwithworkingsmokedetectorswhenanewtenantmovesin.(Tenantsareresponsibleformaintainingdetectors.)Exceptforsinglefamilydwellings,thenoticemustinformtheten-antonhowthesmokedetectorisoperatedandaboutthebuilding'sfirealarmand/orsprinklersystem,smokingpolicy,andplansforemer-gencynotification,evacuationandrelocation,ifany.Multifamilyunitsmayprovidethisnoticeasachecklistdisclosingthebuilding'sfiresafetyandprotectiondevicesandadiagramshowingemergencyevacuationroutes.

Information for Tenants Page 7 of 11

• Providetenantswithinformationprovidedor approvedbytheDepartmentofHealthaboutthehealthhazardsofindoormold,includinghowtocontrolmoldgrowthtominimizehealthrisks,whenanewtenantmovesin.Thelandlordmaygivewrit-teninformationindividuallytoeachtenant,ormaypostitinavisible,publiclocationatthedwellingunitproperty.Theinformationcanbeobtainedatwww.doh.wa.gov/ehp/ts/IAQ/mold-notification.htm.

• Investigateifatenantisengagedingang-relatedactivitywhenanothertenantnotifiesthelandlordofgang-relatedactivitybyservingawrittennoticeandinvestigationdemandtothelandlord.[RCW59.18.180]

TENANT’S RESPONSIBILITIES [RCW 59.18.130]Atenantisrequiredto:

• Payrent,andanyutilitiesagreedupon• Complywithanyrequirementsofcity,countyor

state regulations• Keeptherentalunitcleanandsanitary• Disposeofthegarbageproperly• Payforfumigationofinfestationscausedbythe

tenant• Properlyoperateplumbing,electricalandheating

systems• Notintentionallyorcarelesslydamagethedwelling• Notpermit“waste”(substantialdamagetothe

property)or“nuisance”(substantialinterferencewithothertenant’suseofproperty)

• Maintainsmokedetectiondevicesincludingbat-teryreplacement

• Notengageinactivityatthepremisesthatisimminentlyhazardoustothephysicalsafetyofotherpersonsonthepremisesandthatentailsaphysicalassaultonapersonorunlawfuluseofafirearmorotherdeadlyweaponresultinginanarrest[RCW59.18.352]

• Whenmovingout,restorethedwellingtothesameconditionsaswhenthetenantmovedin,exceptfornormalwearandtear

THREATENING BEHAVIOR BY A TENANT OR LANDLORD [RCW 59.18.352 and .354]Ifonetenantthreatensanotherwithafirearmorotherdeadlyweapon,andthethreateningtenantisarrestedasaresultofthethreat,thelandlordmayterminatethetenancyoftheoffendingtenant(althoughthelandlordisnotrequiredtotakesuchaction).Ifthelandlorddoesnotfileunlawfuldetaineraction,thethreatenedtenantmaychoosetogivewrittennoticeandmovewithoutfurtherobligationundertherentalagreement.Ifalandlordthreatensatenantundersimilarcircumstances,thetenantmaychoosetogivenoticeandmove.Inbothcases,thethreatenedten-antdoesnothavetopayrentforanydayfollowingthe

date of leaving, and is entitled to receive a pro-rated refundofanyprepaidrent.

MAKING CHANGES TO THE MONTH-TO-MONTH AGREEMENT Generallyspeaking,ifthelandlordwantstochangetheprovisionsofamonth-to-monthrentalagreement,suchasraisingtherentorchangingrules,theten-antmustbegivenatleast30daysnoticeinwriting.Thesechangescanonlybecomeeffectiveatthebeginningofarentalperiod(thedaytherentisdue).Noticewhichislessthan30dayswillbeeffectiveforthefollowingrentalperiod.

Ifthelandlordwishestoconverttheunittoacondo-minium,thetenantmustbegivena90-daynotice.[RCW59.18.200]

MAKING CHANGES TO LEASESUnderalease,inmostcases,changesduringtheleasetermcannotbemadeunlessbothlandlordandtenantagreetotheproposedchange.

If the property is sold.Thesaleofthepropertydoesnotautomaticallyendatenancy.Whenarentalunitissold,tenantsmustbenotifiedofthenewowner’snameandaddress,eitherbycertifiedmail,orbyarevisedpostingonthepremises.Alldepositspaidtotheoriginalownermustbetransferredtothenewowner,whomustputtheminatrustorescrow account.Thenewownermustpromptlynotifytenantswherethedepositsarebeingheld.

HOW TO HANDLE REPAIRSAtenantmustbecurrentinthepaymentofrentinclud-ingallutilitiestowhichthetenanthasagreedintherentalagreementtopaybeforeexercisinganystatutoryremedies,suchasrepairoptions.[RCW59.18.080]

Required Notice[RCW59.18.070]Whensomethingintherentalunitneedstoberepaired,thefirststepisforthetenanttogivewrittennoticeoftheproblemtothelandlordorpersonwhocollectstherent.

Thenoticemustincludetheaddressandapartmentnumberoftherental;thenameoftheowner,ifknown;andadescriptionoftheproblem.Aftergivingnotice,thetenantmustwaittherequiredtimeforthelandlordtobeginmakingrepairs.Thoserequiredwaitingtimesare:24hoursfornohotorcoldwater,heatorelectric-ity,orforaconditionwhichisimminentlyhazardoustolife;72hoursforrepairofrefrigerator,rangeandoven,oramajorplumbingfixturesuppliedbylandlord;10daysforallotherrepairs.

Tenant’s Options[RCW59.18.090]Ifrepairsarenotstartedwithintherequiredtimeandifthetenantispaidupinrentandutilities,thefollowingoptionscanbeused:

1) Tenantcangivewrittennoticetothelandlordandmoveoutimmediately.Tenantsareentitledtoapro-ratedrefundoftheirrent,aswellasthe

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depositstheywouldnormallygetback.2) Litigationorarbitrationcanbeusedtoworkout

thedispute.3) Thetenantcanhiresomeonetomaketherepairs.In

manycasesthetenantcanhavetheworkdoneandthendeductthecostfromtherent.[RCW59.18.100](Thisprocedurecannotbeusedtoforcealandlordtoprovideadequategarbagecans.)

An Important Note: Iftherepairisonethathasa10-daywaitingperiod,thetenantcannotcontracttohavetheworkdoneuntil10daysaftertheland-lordreceivesnotice,orfivedaysafterthelandlordreceivestheestimate,whicheverislater.

Tofollowthisprocedureatenantmust:Submitagoodfaithestimatefromalicensedorregisteredtradesperson,ifoneisrequired,tothelandlord.Afterthewaitingperiod,thetenantcancontractwiththelowestbiddertohavetheworkdone.Aftertheworkiscompleted,thetenantpaysthetradespersonanddeductsthecostfromtherentpayment.Thelandlordmustbegiventheoppor-tunitytoinspectthework.Thecostofeachrepaircannotexceedonemonth’srent;totalcostcannotexceedtwomonth’srentinany12-monthperiod.

Ifalargerepairwhichaffectsanumberoftenantsneedstobemade,thetenantscanjointogether,followtheproperprocedure,andhavetheworkdone.Theneachcandeductaportionofthecostfromtheirrent.

4) Thetenantcanmaketherepairsanddeductthecostfromtherent,iftheworkdoesnotrequirealicensedorregisteredtradesperson.Thesameprocedureisfollowedasfor(2)above.However,thecostlimitisonehalfofonemonth’srent.

5) RentinEscrow-Afternoticeofdefectivecondi-tions,andafterappropriategovernmentcertifica-tion of defect, andwaitingperiodshavepassed,thentenantsmayplacetheirmonthlyrentpay-mentsinanescrowaccount.Forcopiesofthelaw(RCW59.18)writetotheCodeReviserorconsultyourattorney.

ILLEGAL LANDLORD ACTIONS Lockouts.[RCW59.18.290]Thelawprohibitslandlordsfromchanginglocks,addingnewlocks,orotherwisemakingitimpossibleforthetenanttousethenormallocksandkeys.Evenifatenantisbehindinrent,suchlockoutsareillegal.

Atenantwhoislockedoutcanfilealawsuitto regainentry.Somelocalgovernmentsalsohavelawsagainstlockoutsandcanhelpatenantwhohasbeenlocked out of a rental. For more information contact yourcityorcountygovernment.

Utility shutoffs. [RCW59.18.300]Thelandlordmaynotshutoffutilitiesbecausethetenantisbehindinrent,ortoforceatenanttomoveout.Utilitiesmayonlybeshutoffbythelandlordsothatrepairsmaybemade,andonly

forareasonableamountoftime.Ifalandlordintention-allydoesnotpayutilitybillssotheservicewillbeturnedoff,thatcouldbeconsideredanillegalshutoff.Iftheutili-tieshavebeenshutoffbythelandlord,thetenantshouldfirstcheckwiththeutilitycompanytoseeifitwillrestoreservice.Ifitappearstheshutoffisillegal,thetenantcanfilealawsuit.Ifthetenantwinsincourt,thejudgecanawardthetenantupto$100perdayforthetimewithoutservice,aswellasattorney’sfees.

Taking the tenant’s property.[RCW59.18.310]Thelawallowsalandlordtotakeatenant’spropertyonlyinthecaseofabandonment.Aclauseinarentalagreementwhichallowsthelandlordtotakeatenant’spropertyinothersituationsisnotvalid.Ifthelandlorddoestakeatenant’spropertyillegally,thetenantmaywanttocontactthelandlordfirst.Ifthatisunsuccess-ful,thepolicecanbenotified.Ifthepropertyisnotreturnedafterthelandlordisgivenawrittenrequest,acourtcouldorderthelandlordtopaythetenantupto$100foreachdaythepropertyiskept—toatotalof$1,000.[RCW59.18.230(4)]

Renting condemned property. [RCW59.18.085]Thelandlordmaynotrentunitswhicharecondemnedorunlawfultooccupyduetoexistinguncorrectedcodeviolations.Thelandlordcanbeheldliableforthreemonthsrentortrebledamages,whicheverisgreater,aswellascostsandattorneysfeesforknow-inglyrentingtheproperty.

Retaliatory actions. [RCW59.18.240-.250]Iftheten-antexercisesrightsunderthelaw,suchascomplainingtoagovernmentauthorityordeductingforrepairs,thelawprohibitsthelandlordfromtakingretaliatoryaction.Examplesofretaliatoryactionsareraisingtherent, reducingservicesprovidedtothetenant,orevictingthetenant.Thelawinitiallyassumesthatthesestepsareretaliatoryiftheyoccurwithin90daysaftertheten-ant’saction,unlessthetenantwasinsomewayviolat-ingthestatutewhenthechangewasreceived.Ifthematteristakentocourtandthejudgefindsinfavorofthetenant,thelandlordcanbeorderedtoreversetheretaliatoryaction,aswellaspayforanyharmdonetothetenantandpaythetenant’sattorneyfees.

ENDING THE AGREEMENTProper Notice to Leave for Leases.Ifthetenantmovesoutattheexpirationofalease,inmostcasesitisnotnecessarytogivethelandlordawrittennotice.However,theleaseshouldbeconsultedtobesureaformalnoticeisnotrequired.Ifatenantstaysbeyondtheexpirationofthelease,andthelandlordacceptsthenextmonth’srent,thetenantthenisassumedtoberentingunderamonth-to-monthagreement.

Atenantwholeavesbeforealeaseexpiresis responsibleforpayingtherentfortherestofthelease.However,thelandlordmustmakeanefforttore-renttheunitatareasonableprice.Ifthisisnotdone,thetenantmaynotbeliableforrentbeyondareasonableperiodoftime.

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Underthelaw,therentalunitmustberestoredtothesameconditionaswhenthetenantmovedin,exceptfornormalwearandtear.Depositscannotbeusedtocovernormalwearandtear;ordamagethatexistedwhenthetenantmovedin.

Thelandlordisincompliancewiththelawifthe requiredpayment,statement,orboth,aredepositedintheU.S.MailwithFirstClasspostagepaid,within14days.Ifthetenanttakesthelandlordtocourt,anditisruledthatthelandlordintentionallydidnotgivethestatementorreturnthemoney,thecourtcanawardthetenantuptotwicetheamountofthedeposit.

EVICTIONSFor not paying rent. Ifthetenantisevenonedaybe-hindinrent,thelandlordcanissueathree-daynoticetopayormoveout.Ifthetenantpaysalltherentduewithinthreedays,thelandlordmustacceptitandcan-notevictthetenant.Alandlordisnotrequiredtoac-ceptapartialpayment.[RCW59.12.030,59.18.115(5)]

For not complying with the terms of the rental agreement. Ifthetenantisnotcomplyingwiththerentalagreement(forexample,keepingacatwhentheagreementspecifiesnopetsareallowed),thelandlordcangivea10-daynoticetocomplyormoveout.Ifthetenantsatisfactorilyremediesthesituationwithinthattime,thelandlordcannotcontinuetheevictionprocess.

For creating a “waste or nuisance.”Ifatenantdestroysthelandlord’sproperty,usesthepremisesforunlawfulactivityincludinggang-ordrug-relatedactivi-ties,damagesthevalueofthepropertyorinterfereswithothertenant’suseoftheproperty,thelandlordcanissueathree-daynoticetomoveout.Thetenantmustmoveoutafterthiskindofnotice.Thereisnooptiontostayandcorrecttheproblem.

For violations within drug and alcohol free housing. Ifatenantenrolledinaprogramofrecoveryindrugandalcoholfreehousingforlessthantwoyearsuses,possesses,orsharesalcoholordrugsthelandlordcangiveathree-daynoticetomoveout.Ifthetenantcurestheviolationwithinoneday,therentalagreementdoesnotterminate.Ifthetenantfailstoremedytheviolationwithinoneday,heorshemustmoveoutandtherentalagreementisterminated.Ifthetenantengagesinsubstantiallythesamebehaviorwithinsixmonths,thelandlordcangiveathree-daynoticetomoveoutandthetenanthasnorighttocurethesubsequentviolation.

For no cause.ExceptinthecityofSeattle,landlordscanterminateamonth-to-monthtenancywithouthavingorstatingaparticularreason,aslongastheterminationisnotdiscriminatoryorretaliatory.

Ifthelandlordwantsatenanttomoveoutanddoesnotgiveareason,thetenantmustbegivena20-daynoticetoleave.Thetenantmustreceivethenoticeatleast20daysbeforethenextrentisdue.Thetenantcanonlyberequiredtomoveoutattheendofarental

Proper Notice to Leave for Leases—Armed Forces Exception. Aleasecanbeterminatedwhenthetenantisamemberofthearmedforces(includingthenationalguardorarmedforcesreserve),ifthetenantreceivesreassignmentordeploymentorders,providedthetenantinformsthelandlordnolaterthansevendaysafterthereceiptofsuchorders.Inthesecircumstances,thetenancymayalsobeterminatedbythetenant'sspouseordependent.

Proper Notice to Leave for Month-to-Month Agree-ments. Whenatenantwantstoendamonth-to-monthrentalagreement,writtennoticemustbegiventothelandlord.

Thenoticemustbereceivedatleast20daysbeforetheendoftherentalperiod(thedaybeforetherentisdue).Thedaywhichthenoticeisdelivereddoesnotcount.Alandlordcannotrequireatenanttogivemorethan20daysnoticewhenmovingout.Whenalandlordwantsamonth-to-monthrentertomoveout,a20-daynoticeisrequired.Ifatenantmovesoutwithoutgivingpropernotice,thelawsaysthetenantisliableforrentforthelesserof:30daysfromthedaythenextrentisdue,or30daysfromthedaythelandlordlearnsthetenanthasmovedout.However,thelandlordhasadutytotryandfindanewrenter.Ifthedwellingisrentedbeforetheendofthe30days,theformertenantmustpayonlyuntilthenewtenantbeginspayingrent.

Proper Notice to Leave for Month-to-Month Agreements—Armed Forces Exception. Amonth-to-monthtenancycanbeterminatedwithlessthan20dayswrittennoticewhenthetenantisamemberofthearmedforces(includingthenationalguardorarmedforcesreserve),ifthetenantreceivesreas-signmentordeploymentordersthatdonotallowfora20-daynotice.Inthesecircumstances,theten-ancymayalsobeterminatedbythetenant'sspouseor dependent.

Violation of Protection Order. Atenantwhohasgivenwrittennoticetothelandlordthatheorsheorahouseholdmemberwasavictimofdomesticviolence,sexualassaultorstalking,mayimmediatelyterminatearentalagreementwhenavalidorderforprotec-tionhasbeenviolatedorthetenanthasnotifiedtheappropriatelawenforcementofficersoftheviolation.Acopyoftheordermustbemadeavailabletothelandlord.Thetenantmustterminatetherentalagree-mentwithin90daysoftheactoreventleadingtotheprotection order or report to appropriate law enforce-ment.[RCW59.18.575]

RETURN OF DEPOSITS [RCW 59.18.280]Afteratenantmovesout,alandlordhas14daysinwhichtoreturnthedeposits,orgivethetenantawrit-tenstatementofwhyallorpartofthemoneyisbeingkept.Itisadvisableforthetenanttoleaveaforward-ingaddresswiththelandlordwhenmovingout.

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period(thedaybeforearentalpaymentisdue).Usu-ally,a20-daynoticecannotbeusedifthetenanthassignedalease.Checkthespecificrentaldocumenttodetermineifaleasecanbeendedthisway.

Inorderforalandlordtotakelegalactionagainstatenantwhodoesnotmoveout,noticemustbegiveninaccordancewiththeunlawfuldetainerlaw(RCW59.12.040).

Ifthetenantcontinuestooccupytherentalinviolationofanoticetoleave,thelandlordmustthengotocourttobeginwhatiscalledan“unlawfuldetainer”action.Ifthecourtrulesinfavorofthelandlord,thesheriffwillbeinstructedtomovethetenantoutoftherentalifthetenantdoesnotleavevoluntarily.Theonlylegalwayforalandlordtomoveatenantphysicallyoutofaunitisbygoingthroughthecourtsandthesheriff’soffice.

ABANDONMENT RELATED TO FAILURE TO PAY RENT [RCW 59.18.310]

Underthelaw,abandonmentoccurswhenatenanthasbothfallenbehindinrentandhasclearlyindi-catedbywordsoractionsanintentionnottocontinuelivingintherental.

Whenarentalhasbeenabandoned,thelandlordmayentertheunitandremoveanyabandonedproperty.Itmustbestoredinareasonablysecureplace.Anoticemustbemailedtothetenantsayingwherethepropertyisbeingstoredandwhenitwillbesold.Ifthelandlorddoesnothaveanewaddressfortheten-ant,thenoticeshouldbemailedtotherentaladdress,soitcanbeforwardedbytheU.S.PostalService.

Howlongalandlordmustwaitbeforesellingaban-donedpropertydependsonthevalueofthegoods.Ifthetotalvalueofpropertyislessthan$50,theland-lordmustmailanoticeofthesaletothetenantandthenwaitseven(7)days.Familypictures,keepsakesandpersonalpaperscannotbesolduntilforty-five(45)daysafterthelandlordmailsthenoticeofaban-donmenttothetenant.

Ifthetotalvalueofthepropertyismorethan$50,thelandlordmustmailanoticeofthesaletothetenantandthenwaitforty-five(45)days.Personalpapers,familypictures,andkeepsakescanbesoldatthesametimeasotherproperty.

Themoneyraisedbythesaleofthepropertygoestocovermoneyowedtothelandlord,suchasbackrentandthecostofstoringandsellingthegoods.Ifthereisanymoneyleftover,thelandlordmustkeepitforthetenantforone(1)year.Ifitisnotclaimedwithinthattime,itbelongstothelandlord.

Ifalandlordtakesatenant’spropertyandacourtlaterdeterminestherehadnotactuallybeenanabandon-ment,thelandlordcouldbeorderedtocompensatethetenantforlossoftheproperty,aswellaspayingcourtandattorneycosts.

Withinfourteen(14)daysoflearningofanabandon-ment,thelandlordisresponsibleforeitherreturningatenant’sdepositorprovidingastatementofwhythedepositisbeingkept.

ABANDONMENT RELATED TO EVICTION [RCW 59.18.312]

Whenatenanthasbeenservedwithawritofrestitutioninanevictionaction,thetenantwillreceivewrittennotifica-tionofthelandlord'sresponsibilitiesregardingstoringthetenant'spropertythatisleftbehindafterthepremisesisvacant.Tenantswillbeprovidedwithaformtorequestthelandlordstorethetenants'sproperty.

Alandlordisrequiredtostorethetenant'spropertyifthetenantmakesawrittenrequestforstoragewithinthree(3)daysofserviceofthewritofrestitutionorifthelandlordknowsthatthetenantisapersonwithadisabilitythatpreventsthetenantfrommakingawrit-tenrequestandthetenanthasnotobjectedtostor-age.Thewrittenrequestforstoragemaybeservedbypersonaldelivery,orbymailingorfaxingtothelandlordattheaddressorfaxnumberidentifiedontherequestformprovidedbythelandlord.

AftertheWritofRestitutionhasbeenexecuted,thelandlordmayenterthepremisesandtakepossessionofanyofthetenant'sremainingbelongings.Withoutawrittenrequestfromthetenant,thelandlordmaychoosetostorethetenant'spropertyordepositthetenant'spropertyonthenearestpublicproperty.Ifthelandlordchoosestostorethetenant'sproperty,whetherrequestedornot,itmaynotbereturnedtothetenantuntilthetenantpaystheactualorreason-ablecostsofmovingandstorage,whicheverislesswithinthirty(30)days.

Ifthetotalvalueofthepropertyismorethan$100.00,thelandlordmustnotifythetenantofthependingsalebypersonaldeliveryormailtothetenant'slastknownaddress.Afterthirty(30)daysfromthedateofthenotice,thelandlordmayselltheproperty,includingpersonalpapers,familypictures,andkeepsakesanddisposeofanypropertynotsold.

Ifthetotalvalueofthepropertyis$100.00orless,thelandlordmustnotifythetenantofthependingsalebypersonaldeliveryormailtothetenant'slastknownaddress.Afterseven(7)daysfromthedateofthenotice,thelandlordmaysellordisposeoftheprop-ertyexceptforpersonalpapers,familypictures,andkeepsakes.

Theproceedsfromthesaleofthepropertymaybeappliedtowardsanymoneyowedtothelandlordfortheactualandreasonablecostsofmovingandstor-ingoftheproperty,whicheverisless.Thecostscan-

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notexceedtheactualorreasonablecostsofmovingandstorage,whicheverisless.Ifthereareadditionalproceeds,thelandlordmustkeepitforthetenantforone(1)year.Ifnoclaimismadebythetenantfortherecoveryoftheadditionalproceedswithinone(1)year,thebalancewillbetreatedasabandonedprop-ertyanddepositedwiththeWashingtonStateDepart-mentofRevenue.