Seattle landlords have filed suit against the City of Seattle over an ordinance that requires them to allow tenants to pay security deposits and other move-in fees in installment payments over time.

By John Triplett


The Rental Housing Association of Washington (RHAWA), with more than 5,000 members, has filed suit in King County Superior Court to overturn Seattle’s ordinance regulating tenant move-in fees and requiring landlords to extend payment plans to tenants, according to a release.

Sean Flynn, board president of the RHAWA, said his organization set the standards for ethics and best practices in the industry,  “Yet, this city council has never missed the chance to lambaste, demonize, and hold landlords responsible for problems they did not create,” according to published reports.

Enacted last December, the city ordinance places restrictions on the amounts of deposit and move-in fees landlords may charge. Also it restricts what those charges may be assessed for and how they may be applied.

The ordinance passed unanimously under the sponsorship of city council members Kshama Sawant and Lisa Herbold. It caps the total amount of security deposits and nonrefundable fees landlords can charge at no more than one month’s rent. Also, nonrefundable fees can’t exceed 10 percent of one month’s rent unless the cost of the tenant’s screening report exceeds that amount.

Josh Whited, the lawyer representing the RHA, called the requirements “onerous,” according to He argued the law violates the state ban on rent control, constitutes an illegal “taking” of private property, and violates landlords’ due process rights

“The ordinance challenged by RHAWA is based on the flawed concept that Seattle’s housing affordability problem can be solved by controlling rental fees and requiring landlords to allow tenant payment plans. However, these are not solutions to the high cost of housing in Seattle which has its roots in demolitions and development fostered by City Council codes and policies, not in any last month rent requirement,” the organization said in a release. These new controls are also not lawful.”

“The City, rather than taking direct municipal action to ensure affordable housing, has crossed a line established by both state statute and the state constitution,”  RHAWA Legal Defense Fund  Chair, Christopher Benis, said in a release.

“Specifically, the Ordinance violates the State’s preemption which bars municipalities from implementing forms of rent control (RCW 35.21.830), and from regulating “the amount of rent.” We also believe the Ordinance violates sections of the Washington State Constitution, including Article I, Section 16 (Takings); Article I, Section 3 (Substantive Due Process); and Article I, Section 5 (Freedom of Speech),” he said in the release.

Ordinance forces landlords to raise rents

“Landlords must now raise rents in order to cover the cost of implementing this unnecessary ordinance, in this case forcing landlords to provide interest free loans to tenants and eliminating our ability to cover losses from damages and or unpaid rent during the first six months of tenancy,” according to the release.

“No other businesses in the city are required to provide subsidies to their customers or clients without compensation.

“Because our lawsuit raises significant constitutional issues as well as the question of whether Seattle is violating the Washington statute prohibiting controls on rent, it is likely to be ultimately decided in the Washington Supreme Court. Meanwhile, it will work its way through the lower courts, an intensive – and expensive – process that can take two years or more.

RHAWA not taking action lightly

“Taking legal action against the City of Seattle is an action not taken lightly, but one which was deemed necessary by our Board of Directors to protect the legal rights and interests of our membership, RHAWA Executive Director, Melany Brown, said in the release.

“Our preference is to work proactively with government, but the impacts of this ordinance on small, independent landlords is too great to ignore.”

Landlords Sue Seattle Over Right To Choose Their Tenants

The RHAWA lawsuit comes after another recent suit.

Several landlords have sued the City of Seattle over a new ordinance which took effect this year, called the first in time rule, requiring them to rent to the first qualified tenants who apply and seeking an injunction to halt the city from enforcing it.

The Pacific Legal Foundation said in a release it has sued in King County Superior Court saying the rule violates the Washington constitutional protections for property rights.


RHAWA Sues City of Seattle

Seattle Landlords Take Yet Another Tenant Protection Law to Court

Landlords Sue Seattle Over Right To Choose Their Tenants

First in Time Lawsuit: Yim et al. v. City of Seattle


RHAWA has existed in some form or another since 1935, starting out as a Seattle based association that grew into a regional resource throughout the Puget Sound area. In an effort to serve all those in the rental housing industry regardless of geographic location in Washington, RHAWA expanded to become a statewide association in 2012. Currently made up of more than 5,000 members, we are the premier rental housing association in Washington State. Over the past 80 years RHAWA has evolved into one of the most valuable resources for independent rental owners and managers.