Landlords have gripes, too. How to be the best tenant according to WA property owners

(Editor’s note: The McClatchy Northwest Service team and The Bellingham Herald have teamed up to cover reader-submitted widespread housing and renters’ issues in Washington state. Along the way, a resounding amount of feedback has come from landlords and those coming to their defense.)

FOURTH IN A SERIES

The Housing Horrors series has highlighted the plethora of feedback from regional renters who have reached out to McClatchy about their experiences as renters in Washington state. So far, three articles have covered rental agreements, deposits and fees, small claims court, tenants’ rights and rental requirements.

In the past few weeks, we’ve heard from landlords in response to these stories who say there are two sides to every issue, and they want theirs heard:

“Can you please do a story from the landlord’s perspective? Rather than more division, it may help create a better understanding between landlords and renters,” one reader said. “Obviously, there are bad landlords but there are good ones as well. There are also bad renters but good ones as well.”

And this ...

“Are you going to also be telling landlords (especially mom and pop) what they can do about squatters and excessive damage? You need to tell tenants how to help themselves from getting themselves into housing situations they can avoid, like keeping rent current and keeping things maintained,” another response reads. “The division of landlord vs. tenant needs to stop, and more focus should be on collaborative solutions.”

So with that, here are some tips for being the best possible tenant for both parties.

By remaining a “good tenant,” you can ensure you get your deposit(s) back and gain a referral for your tenancy resume, which can make the process easier next time you apply for a rental.

Tenant responsibilities in Washington law

The Revised Code of Washington’s Residential Landlord-Tenant Act outlines the legal responsibilities of tenants, same as landlords. Because both parties enter a binding agreement, there are certain expectations each must meet.

In summary, the tenant’s responsibilities include:

• Pay all bills as agreed to in the lease
• Follow tenancy regulations in the city and county when applicable
• Maintain living space — no excess garbage, mess or otherwise unsanitary practices
• Pay for any infestation caused (pests, mold, etc.)
• Maintain and properly use plumbing, heating and electrical systems
• Report damages or needed repairs in a timely manner
• Return unit to the landlord at move-out in the same condition and manner as when you moved in, aside from natural wear

The act also strictly prohibits gang- and illegal drug-related activity within rented units. Tenants also cannot disturb other tenants, keep them from enjoying the property or warrant nuisance complaints.

The city or county you live in will likely have additional codes affecting renters, like nuisance definitions or fireworks regulations. You should follow the code within your municipality.

Once you sign a lease, you agree to the terms it contains, unless they negate current law. Do not sign an agreement if you still have questions about some of the terms or disagree with any clauses. Bring up any questions or concerns before signing, as you may be able to come to an updated agreement.

Only these rules, the legal requirements and lease terms, can be enforced by your landlord. If a landlord tries to change any terms or enact new rules, it must be agreed upon in writing by both parties.

Diligent payment, record keeping for WA renters

In order to protect yourself, you should pay all bills on time, but also keep a rigorous record of all payments.

Documentation is key to proving what kind of tenant you are, in the event there is a conflict later. Keep a record of all communications, requests and receipts throughout your tenancy. Get any commitments from your landlord in writing, and any agreements between the two of you should be written, signed and dated by both parties.

No matter the circumstance, even if your landlord acts illegally, you cannot and should not withhold rent. This allows your landlord to begin an eviction case against you. It also revokes many of the legal protections for tenants in Washington state, as they are contingent on full payment.

Tenants should make consistent, reliable reports

You must make timely, reliable reports of any maintenance or repair issues in writing. Take extensive note of any damage that takes place, keeping a copy for yourself and give one to the landlord.

If you let a small issue, such as a minor leak, go unreported, and it causes more damage later, your landlord may be able to hold you liable. Report even the small things in writing to protect yourself from liability. A sample repair request letter is available here.

Your lease should outline how to reach your landlord for repairs, especially in case of an emergency. The law requires landlords to respond to:

• Lost heat, water, electricity or other life-threatening circumstances within 24 hours
• Major plumbing fixtures, and if supplied by landlord, problems with the refrigerator, stove and oven within 72 hours
• All other repairs must be addressed within 10 days

Unless they are responsible, landlords are required to charge the market rate for repairs. Ask for a receipt and keep a copy of all payments.

Do you have questions, concerns or a story idea about housing and tenant rights in Washington? The Northwest Service Team wants to hear from you:

This story was originally published October 4, 2023 at 5:00 AM with the headline "Landlords have gripes, too. How to be the best tenant according to WA property owners."