Seattle tenants may be evicted for and only for reasons set out in the just cause evictions ordinance.  SMC 2.206.160(C). The provisions are summarized below.

Note that unless the tenant violates a 3-day Notice to Pay Rent or Vacate, a 10-day Notice to Comply or Vacate, or a 3-day Notice to Vacate for Nuisance, the tenant must be month-to-month.  There is no ending a tenancy in Seattle with a notice terminating the tenancy (“20-day Notice”) absent a just cause.  Absent just cause the tenancy continues indefinitely.

For example, a tenant who is current on rent but has habitually failed to pay rent as defined below and is under a lease cannnot be evicted in Seattle, absent some other just cause.  And again, it bares repeating, a tenant in Seattle even though month-to-month cannot be evicted absent a just cause.  They get to stay in the rental property.

The Seattle just cause eviction list below is not exhaustive.  The entire Seattle just cause eviction ordinance is posted on this website.  You may also wish to contact our office.

Any Seattle tenant may be evicted for:

1. Failure to comply witha 3-day Notice to Pay Rent or Vacate, a 10-day Notice to Comply or Vacate, or a 3-day Notice to Vacate for Waste or Nuisance.

A month-to-month Seattle tenant may be evicted for:

2. Habitually fails to pay rent. Defined as causing the landlord to notify the tenant of late rent four or more times in a 12 month period.

3. Habitually failure to comply with lease terms.  Defined as causing the landlord to serve three or more 10-day Notices to Comply or Vacate in a 12 month period.

4.  The landlord intends to occupy the premises as his or her primary residence.  The landlord is presumed to have violated this provision if the landlord or a member of his or her immediate family do not reside in the premises for 60 consecutive days within the 90 days following the tenant vacating the premises.

5. The landlord intends to sell a single family residence. A 60-day notice must be given. The last day must be the last day of a rental period. The landlord violates the Seattle just cause eviction ordinance if reasonable attempts are not made to sell the property within 30 days after the tenant has vacated.

The landlord is presumed to not have intended to sell the property if

  1. the landlord fails within 30 days of the tenant vacating to, at a reasonable price, either list the property with a real estate agent or advertise the property.
  2. the landlord removes the property from the market, rents to someone other than original tenant or otherwise indicates an intention not to sell.