Your lease is ending—what happens next? In Seattle, you have strong protections thanks to the Just Cause Eviction Ordinance. Here's what you need to know about lease renewal, month-to-month tenancy, and rent increases.
What Happens When Your Lease Ends?
Unlike many cities, Seattle landlords cannot simply refuse to renew your lease. Thanks to Just Cause Eviction protections:
Your Rights at Lease End
- • You can continue living there month-to-month
- • Landlord cannot evict you just because lease expired
- • You must give 20 days notice if you want to leave
- • Landlord must have a "just cause" reason to evict
Month-to-Month Tenancy
When your fixed-term lease ends, you typically become a month-to-month tenant. This means:
- Your tenancy continues automatically each month
- Same terms as your original lease (except the duration)
- You can leave with 20 days written notice
- Landlord still needs just cause to evict you
Some landlords may offer a new fixed-term lease. You can negotiate terms, but you're not required to sign a new lease—you have the right to stay month-to-month.
Rent Increases
Seattle doesn't have rent control, so landlords can raise your rent. However, there are rules:
Rent Increase Rules
- 60 days written notice required
For any rent increase, landlord must give 60 days advance notice
- Must be in writing
Verbal notice doesn't count
- Can't increase during fixed term
If you have a 12-month lease, rent stays the same for that period
- No limit on amount
Seattle doesn't cap how much rent can increase
About Rent Control
Washington state law currently prohibits cities from enacting rent control. This means Seattle cannot limit how much landlords can raise rent—only require proper notice.
Your Options at Lease End
Options When Your Lease Expires
Option 1: Stay Month-to-Month
Don't sign a new lease. Your tenancy continues automatically with the same terms. More flexibility, but rent can increase with 60 days notice.
Option 2: Sign a New Fixed-Term Lease
Locks in rent for the lease term (usually 12 months). Less flexibility to move, but protection from mid-year rent increases.
Option 3: Negotiate
You can negotiate terms—lease length, rent amount, improvements to unit. Good tenants have leverage.
Option 4: Give Notice and Move
Provide 20 days written notice before the end of any rental period (month). Plan your timing carefully.
Tips for Negotiating Renewal
If you're a good tenant, you have leverage:
- Pay on time? Landlords value reliable tenants—finding new ones is costly
- Research market rates — Know what similar units rent for
- Point out your value — Mention your track record, any improvements you've made
- Ask about a longer lease — Landlords may offer better rates for longer commitments
- Negotiate repairs or upgrades — In exchange for renewal, ask for improvements
- Get everything in writing — Any agreed changes should be documented
Notice Requirements
Notice Timelines
What Landlords Can't Do
Your landlord cannot:
- Refuse to renew your lease without just cause
- Evict you just because the lease term ended
- Raise rent without 60 days written notice
- Add new lease terms mid-tenancy without your agreement
- Retaliate against you for exercising your rights
If You're Moving Out
If you decide not to renew:
- Give proper notice — 20 days before end of rental period, in writing
- Review your lease — Check for any specific move-out requirements
- Document the apartment — Photos and video before you leave
- Clean thoroughly — Improves your chances of full deposit return
- Request move-out inspection — Can help identify any issues before you leave
- Forward your mail — Update address with USPS
- Return all keys — Get a receipt
- Provide forwarding address — So landlord can return deposit
Know Your Options
If you're thinking about moving, research buildings before you commit.
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