Title 59 — Title 59 LANDLORD AND TENANT
11 chapters · 249 sections in this title.
RCW 59.20.010 Short title.
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This chapter shall be known and may be cited as the "Manufactured/Mobile Home Landlord-Tenant Act".[ 1999 c 359 s 1; 1977 ex.s. c 279 s 1.]
RCW 59.20.020 Rights and remedies—Obligation of good faith required.
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Every duty under this chapter and every act which must be performed as a condition precedent to the exercise of a right or remedy under this chapter imposes an obligation of good faith in its performance or enforcement.[ 1977 ex.s. c 279 s 2.]
RCW 59.20.030 Definitions.
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For purposes of this chapter:(1) "Abandoned" as it relates to a mobile home, manufactured home, or park model owned by a tenant in a mobile home park, mobile home park cooperative, or mobile home park subdivision or tenancy in a mobile home lot means the tenant has defaulted in r…
RCW 59.20.040 Chapter applies to rental agreements regarding mobile home lots, cooperatives, or subdivisions—Applicability of and construction with provisions of chapters 59.12 and 59.18 RCW.
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This chapter shall regulate and determine legal rights, remedies, and obligations arising from any rental agreement between a landlord and a tenant regarding a mobile home lot and including specified amenities within the mobile home park, mobile home park cooperative, or mobile h…
RCW 59.20.045 Enforceability of rules against a tenant.
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Rules are enforceable against a tenant only if:(1) Their purpose is to promote the convenience, health, safety, or welfare of the residents, protect and preserve the premises from abusive use, or make a fair distribution of services and facilities made available for the tenants g…
RCW 59.20.050 Written rental agreement for term of one year or more required—Waiver—Exceptions—Application of section.
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(1) No landlord may offer a mobile home lot for rent to anyone without offering a written rental agreement for a term of one year or more. No landlord may offer to anyone any rental agreement for a term of one year or more for which the monthly rental is greater, or the terms of …
RCW 59.20.060 Rental agreements—Required contents—Prohibited provisions.
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(1) Any mobile home space tenancy regardless of the term, shall be based upon a written rental agreement, signed by the parties, which shall contain:(a) The terms for the payment of rent, including time and place, and any additional charges to be paid by the tenant. Additional ch…
RCW 59.20.070 Prohibited acts by landlord.
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*** CHANGE IN 2026 *** (SEE 6200-S.SL) ***A landlord shall not:(1) Deny any tenant the right to sell such tenant's mobile home, manufactured home, or park model within a park, or prohibit, in any manner, any tenant from posting on the tenant's manufactured/mobile home or park mod…
RCW 59.20.073 Transfer of rental agreements.
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(1) Any rental agreement shall be assignable by the tenant to any person to whom he or she sells or transfers title to the mobile home, manufactured home, or park model.(2) A tenant who sells a mobile home, manufactured home, or park model within a park must provide the buyer wit…
RCW 59.20.074 Rent—Liability of secured party with right to possession.
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(1) A secured party who has a security interest in a mobile home, manufactured home, or park model that is located within a mobile home park and who has a right to possession of the mobile home, manufactured home, or park model under *RCW 62A.9-503, shall be liable to the landlor…
RCW 59.20.075 Presumption of reprisal or retaliatory action.
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Initiation by the landlord of any action listed in RCW 59.20.070(5) within one hundred twenty days after a good faith and lawful act by the tenant or within one hundred twenty days after any inspection or proceeding of a governmental agency resulting from such act, shall create a…
RCW 59.20.080 Grounds for termination of tenancy or occupancy or failure to renew a tenancy or occupancy—Notice—Mediation.
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(1) A landlord shall not terminate or fail to renew a tenancy of a tenant or the occupancy of an occupant, of whatever duration except for one or more of the following reasons:(a) In accordance with RCW 59.20.045(6), substantial violation, or repeated or periodic violations, of a…
RCW 59.20.090 Term of rental agreements—Renewal—Nonrenewal—Termination—Armed forces exception—Notices.
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(1) Unless otherwise agreed rental agreements shall be for a term of one year. Any rental agreement of whatever duration shall be automatically renewed for the term of the original rental agreement, unless a different specified term is agreed upon.(2) A landlord seeking to increa…
RCW 59.20.095 Short-term rental agreements for recreational vehicles.
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Any landlord who has complied with the notice requirements under RCW 59.20.080(1)(e) may provide a short-term rental agreement for a recreational vehicle for any mobile home lot or space that is vacant at the time of or becomes vacant after the notice of closure or conversion is …
RCW 59.20.100 Improvements.
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Improvements, except a natural lawn, purchased and installed by a tenant on a mobile home lot shall remain the property of the tenant even though affixed to or in the ground and may be removed or disposed of by the tenant prior to the termination of the tenancy: PROVIDED, That a …
RCW 59.20.110 Attorney's fees and costs.
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In any action arising out of this chapter, the prevailing party shall be entitled to reasonable attorney's fees and costs.[ 1977 ex.s. c 279 s 11.]
RCW 59.20.120 Venue.
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Venue for any action arising under this chapter shall be in the district or superior court of the county in which the mobile home lot is located.[ 1977 ex.s. c 279 s 12.]
RCW 59.20.130 Duties of landlord.
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It shall be the duty of the landlord to:(1) Comply with codes, statutes, ordinances, and administrative rules applicable to the mobile home park;(2) Maintain the common premises and prevent the accumulation of stagnant water and to prevent the detrimental effects of moving water …
RCW 59.20.134 Written receipts for payments made by tenant.
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(1) A landlord must accept a personal check, cashier's check, or money order for any payment of rent made by a tenant, except that a landlord is not required to accept a personal check from any tenant that has had a personal check written to the landlord or the landlord's agent t…
RCW 59.20.135 Maintenance of permanent structures—Findings and declarations—Definition.
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(1) The legislature finds that some mobile home park owners transfer the responsibility for the upkeep of permanent structures within the mobile home park to the park tenants. This transfer sometimes occurs after the permanent structures have been allowed to deteriorate. Many mob…
RCW 59.20.140 Duties of tenant.
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It shall be the duty of the tenant to pay the rental amount at such times and in such amounts as provided for in the rental agreement or as otherwise provided by law and comply with all obligations imposed upon tenants by applicable provisions of all municipal, county, and state …
RCW 59.20.145 Live-in care provider—Not a tenant—Agreements—Guest fee.
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A tenant in a mobile home park may share his or her mobile home, manufactured home, or park model with any person over eighteen years of age, if that person is providing live-in home health care or live-in hospice care to the tenant under an approved plan of treatment ordered by …
RCW 59.20.150 Service of notice on landlord or tenant.
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(1) Any notice required by this chapter to be given to a tenant shall be served on behalf of the landlord: (a) By delivering a copy personally to the tenant; or (b) if the tenant is absent from the mobile home, manufactured home, or park model by affixing a copy of the notice in …
RCW 59.20.155 Seizure of illegal drugs—Notification of landlord.
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Any law enforcement agency which seizes a legend drug pursuant to a violation of chapter 69.41 RCW, a controlled substance pursuant to a violation of chapter 69.50 RCW, or an imitation controlled substance pursuant to a violation of chapter 69.52 RCW, shall make a reasonable atte…
RCW 59.20.160 Moneys paid as deposit or security for performance by tenant—Written rental agreement to specify terms and conditions for retention by landlord.
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If any moneys are paid to the landlord by the tenant as a deposit or as security for performance of the tenant's obligations in a written rental agreement, such rental agreement shall include the terms and conditions under which the deposit or portion thereof may be withheld by t…
RCW 59.20.170 Moneys paid as deposit or security for performance by tenant—Deposit by landlord in trust account—Receipt—Claims.
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(1) For leases or rental agreements entered into on or after May 7, 2025, if a landlord charges a tenant any move-in fees or security deposits, the move-in fees and security deposits combined may not exceed one month's rent, unless the tenant brings any pets into the tenancy, in …
RCW 59.20.180 Moneys paid as deposit or security for performance by tenant—Statement and notice of basis for retention.
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Within fourteen days after the termination of the rental agreement and vacation of the mobile home space, the landlord shall give a full and specific statement of the basis for retaining any of the deposit together with the payment of any refund due the tenant under the terms and…
RCW 59.20.190 Health and sanitation standards—Penalties.
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All state board of health rules applicable to the health and sanitation of mobile home parks shall be enforced by the city, county, city-county, or district health officer of the jurisdiction in which the mobile home park is located, upon notice of a violation to such health offi…
RCW 59.20.200 Landlord—Failure to carry out duties—Notice from tenant—Time limits for landlord's remedial action.
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If at any time during the tenancy the landlord fails to carry out the duties required by RCW 59.20.130, the tenant may, in addition to pursuit of remedies otherwise provided the tenant by law, deliver written notice to the landlord, which notice shall specify the property involve…
RCW 59.20.210 Landlord—Failure to carry out duties—Repairs effected by tenant—Bids—Notice—Deduction of cost from rent—Limitations.
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(1)(a) If at any time during the tenancy, the landlord fails to carry out any of the duties imposed by RCW 59.20.130, and notice of the defect is given to the landlord pursuant to RCW 59.20.200, the tenant may submit to the landlord or the landlord's designated agent by certified…
RCW 59.20.220 Landlord—Failure to carry out duties—Judgment by court or arbitrator for diminished rental value and repair costs—Enforcement of judgment—Reduction in rent.
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(1) If a court or an arbitrator determines that:(a) A landlord has failed to carry out a duty or duties imposed by RCW 59.20.130; and(b) A reasonable time has passed for the landlord to remedy the defective condition following notice to the landlord under RCW 59.20.200 or such ot…
RCW 59.20.230 Defective condition—Unfeasible to remedy defect—Termination of tenancy.
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If a court or arbitrator determines a defective condition as described in RCW 59.20.130 to be so substantial that it is unfeasible for the landlord to remedy the defect within the time allotted by RCW 59.20.200, and that the tenant should not remain on the mobile home space in it…
RCW 59.20.240 Payment of rent condition to exercising remedies.
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The tenant shall be current in the payment of rent including all utilities which the tenant has agreed in the rental agreement to pay before exercising any of the remedies accorded the tenant under the provisions of this chapter: PROVIDED, That this section shall not be construed…
RCW 59.20.250 Mediation of disputes by independent third party.
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The landlord and tenant may agree in writing to submit any dispute arising under this chapter or under the terms, conditions, or performance of the rental agreement to mediation by an independent third party or to settle the dispute through industry mediation procedures. The part…
RCW 59.20.260 Arbitration—Authorized—Selection of arbitrator—Procedure.
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(1) The landlord and tenant may agree in writing to submit a controversy arising under this chapter to arbitration. The agreement shall contain the name of the arbitrator agreed upon by the parties or the process for selecting the arbitrator.(2) The arbitration shall be administe…
RCW 59.20.270 Arbitration—Application—Hearings—Decisions.
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(1) If the landlord and tenant agree to submit the matter to arbitration, the parties shall complete an application for arbitration and deliver it to the selected arbitrator.(2) The arbitrator shall schedule a hearing to be held no later than ten days following receipt of the app…
RCW 59.20.280 Arbitration—Fee.
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The administrative fee for this arbitration procedure shall be established by agreement of the parties and the arbitrator and, unless otherwise allocated by the arbitrator, shall be shared equally by the parties. However, upon either party signing an affidavit to the effect that …
RCW 59.20.290 Arbitration—Completion of arbitration after giving notice.
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When a party gives notice of intent to arbitrate by giving reasonable notice to the other party, that party shall, at the same time, arrange for arbitration of the grievance in the manner provided for in this chapter. The arbitration shall be completed before the rental due date …
RCW 59.20.305 Manufactured/mobile home communities—Good faith negotiations—Notice of intent to purchase or lease.
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A landlord intending to sell or lease a manufactured/mobile home community or the property on which it sits is required to negotiate in good faith with qualified tenant organizations and eligible organizations. Any qualified tenant organization or eligible organization that submi…
RCW 59.20.310 Unlawful detainer action—Limited dissemination.
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(1) A court may order an unlawful detainer action to be of limited dissemination for one or more persons if: (a) The court finds that the plaintiff's case was sufficiently without basis in fact or law; (b) the tenancy was reinstated by the court; or (c) other good cause exists fo…
RCW 59.20.315 Unlawful detainer action—Housing court commissioner duties.
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(1) By majority vote, the judges of the superior court of the county may authorize housing court commissioners appointed pursuant to RCW 59.18.368 to perform any and all of the following duties in an unlawful detainer action under this chapter:(a) Receive all applications, petiti…
RCW 59.20.320 Manufactured/mobile home communities—Notice of opportunity to compete to purchase—Prohibited.
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No county, city, town, or municipality of any class may enact, maintain, or enforce ordinances or other provisions that regulate the same matters in RCW 59.20.325 through 59.20.345. Local laws and ordinances that regulate the same matters as in RCW 59.20.325 through 59.20.345 sha…
RCW 59.20.325 Manufactured/mobile home communities—Notice of opportunity to compete to purchase.
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(1) An owner shall give written notice of an opportunity to compete to purchase indicating the owner's interest in selling the manufactured/mobile home community before the owner markets the manufactured/mobile home community for sale or includes the sale of the manufactured/mobi…
RCW 59.20.330 Manufactured/mobile home communities—Delivery of notice of opportunity to compete to purchase—Tenant duties—Timelines.
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(1) Within 70 days after the certified mailing or personal delivery date stated in the notice of the opportunity to compete to purchase the manufactured/mobile home community described in RCW 59.20.325, if the tenants choose to compete to purchase the manufactured/mobile home com…
RCW 59.20.335 Manufactured/mobile home communities—Notice of opportunity to compete to purchase—Process.
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(1) During the process described in RCW 59.20.325, the parties shall act in good faith and in a commercially reasonable manner, which includes a duty for the tenants to notify the owner promptly if there is no intent to purchase the manufactured/mobile home community or the prope…
RCW 59.20.340 Manufactured/mobile home communities—Sale, transfer.
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(1) With regard to a sale or transfer of a manufactured/mobile home community, RCW 59.20.325 and 59.20.330 do not apply to any:(a) Sale or transfer to an individual identified in RCW 11.04.015 if the owner of the manufactured/mobile home community dies intestate;(b) Transfer by g…
RCW 59.20.345 Manufactured/mobile home communities—Affidavit for notice of opportunity to compete to purchase—Preserve marketability of title.
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(1) An owner may record an affidavit in the county in which the manufactured/mobile home community is located that certifies that the owner has:(a) Complied with the requirements of RCW 59.20.325 and 59.20.330 with reference to an offer received by the owner for the purchase or t…
RCW 59.20.350 Manufactured/mobile home communities—Notice of opportunity to compete to purchase—Registry of eligible organizations—Department of commerce to maintain.
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(1) The department of commerce must maintain a registry of all eligible organizations that submit to the department of commerce a written request to receive notices of opportunity to compete to purchase or lease manufactured/mobile home communities pursuant to RCW 59.20.325. The …
RCW 59.20.355 Manufactured/mobile home communities—Notice of opportunity to compete to purchase—Failure to comply by owner—Penalty—Civil action.
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(1) An owner who sells or transfers a manufactured/mobile home community and willfully fails to comply with RCW 59.20.325, 59.20.330, or 59.20.305 is liable to the state of Washington for a civil penalty in the amount of $10,000. This penalty is the exclusive state remedy for a v…
RCW 59.20.360 Manufactured/mobile home communities—Notice of opportunity to compete to purchase—Exception.
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RCW * 59.20.300, 59.20.305, 59.20.325, 59.20.330, and 59.20.355 do not apply to any sale or transfer of a manufactured/mobile home community to a county in order to reduce conflicting residential uses near military installations.[ 2023 c 40 s 16.]Notes:*Reviser's note: RCW 59.20.…