Seattle Just Cause Eviction Landlord Guide for 2026 (Post HB 1217)
Seattle layers some of the strictest landlord regulations in the United States on top of Washington state law (RCW 59.18, post HB 1217). The two most consequential Seattle rules are the Just Cause Eviction Ordinance and first-in-time tenant screening. This guide covers the Seattle overlay for 2026.
## How Seattle layers on WA law
Washington state law (RCW 59.18) provides the floor: 90-day rent increase notice (post HB 1217), 7%+CPI/10% rent cap, deposit rules, eviction procedure. Seattle adds: - Just Cause Eviction (SMC 22.206.160) for all tenancies (no first-year exception). - First-in-time tenant screening (SMC 14.08). - Source-of-income discrimination prohibited (SMC 14.08). - Voter registration form at lease signing (SMC 22.206.180). - Mandatory move-in checklist (state RCW 59.18.260, Seattle reinforces).
A pre HB 1217 lease that does not reflect Seattle rules is materially out of compliance.
## Just Cause Eviction (SMC 22.206.160)
Seattle's Just Cause Eviction Ordinance requires the landlord to specify one of 18 statutory grounds on every termination notice. There is no no-fault termination for any Seattle tenancy.
The 18 grounds include: - Non-payment of rent (after 14-day pay-or-quit per RCW 59.12.030). - Material breach. - Nuisance. - Substantial remodel (with relocation assistance). - Owner or relative move-in (with documentation). - Refusal to renew lease (Seattle adds limits). - Tenant violation of code or law. - Withdrawal of unit from rental market (with relocation assistance).
For some grounds the landlord must register the termination with Seattle's Department of Construction and Inspections (SDCI) and provide the tenant with relocation assistance.
## First-in-time tenant screening
SMC 14.08 requires Seattle landlords to consider tenant applications in the order received. The landlord must: - Set written screening criteria before accepting applications. - Apply criteria uniformly to applicants in chronological order. - Accept the first applicant who meets the criteria. - Document the screening process for at least 3 years.
This rule prevents subjective discrimination by forcing chronological application processing.
## Source-of-income protection
Seattle prohibits discrimination based on source of income. Landlords cannot: - Refuse to accept Section 8 vouchers, social security, disability, child support, alimony, or unemployment. - Advertise "no Section 8" or similar restrictions. - Apply different screening criteria based on income source.
Penalties include fines and tenant suit for damages.
SMC 22.206.180 requires the landlord to provide the tenant with a Washington State Voter Registration form at lease signing. This is a small but easily missed requirement; failure subjects the landlord to fines.
No-fault termination in Seattle. SMC 22.206.160 prohibits all no-fault terminations. A 90-day "I want my unit back" notice without qualifying ground is void.
Subjective tenant screening. Seattle's first-in-time rule requires chronological order. Cherry-picking applicants is unlawful even with stated criteria.
Refusing Section 8. Seattle's source-of-income protection makes Section 8 refusal unlawful. Some Seattle landlords still try to filter via "minimum income 3x rent" applied uniformly, which is acceptable, but advertising "no Section 8" is illegal.
Skipping the voter registration form. Easy to miss but required by SMC 22.206.180.
For a Seattle-specific lease that bundles Washington state law (RCW 59.18, HB 1217) with Just Cause Eviction language, first-in-time screening criteria, source-of-income compliance language, and the voter registration form, see leasekit.io/templates/washington-residential-lease for $29 one-time. The template flags Seattle-specific content separately so it works for both Seattle and the rest of Washington.