For landlords in Tacoma, understanding and expertly handling the eviction process is a critical aspect of property management. Whether due to non-payment of rent, lease violations, or other circumstances, navigating an eviction in Tacoma, Washington, requires a thorough understanding of state and local laws, a commitment to proper procedure, and often, the guidance of experienced eviction services.
Landlord-tenant laws in Tacoma are unique and have seen significant changes in recent years. This blog post aims to shed light on the complexities of eviction in Tacoma, provide crucial statistics, and highlight the invaluable role of professional eviction services in safeguarding your investment and ensuring a smooth, compliant process.
The Rising Tide of Evictions in Tacoma: What the Numbers Tell Us
While Tacoma boasts renter protections, the reality is that eviction filings have been on the rise. Data from the Pierce County Superior Court Clerk's Office reveals a concerning trend:
- In 2024 (as of December 10th), Tacoma landlords filed 3,366 unlawful detainer cases. This marks an increase from 2,862 filings in 2023 and 1,981 in 2022. This upward trajectory indicates a growing need for landlords to understand and effectively manage potential eviction scenarios.
- Looking at the broader picture, Pierce County (which includes Tacoma) had an eviction rate of 2.9% in the 12 months leading up to August 2024, one of the highest in Washington State, translating to over 3,500 eviction filings in Pierce County during that period.
These statistics underscore the importance of being prepared and having access to reliable eviction services. While renter protections aim to provide stability, the economic realities of rising rents and stagnant wages often create challenging situations for both tenants and landlords. The city of Tacoma notes that 40% of all households are cost-burdened, meaning they spend over 30% of their income on housing. This financial strain can unfortunately lead to circumstances requiring eviction.
Understanding Tacoma's Unique Landlord-Tenant Laws
Tacoma has its own set of municipal codes, specifically the "Rental Housing Code" (TMC 1.95) and the "Landlord Fairness Code Initiative," which introduce additional tenant rights beyond the Washington State Residential Landlord-Tenant Act (RCW 59.18). These local ordinances make the eviction process in Tacoma particularly intricate. Key aspects landlords need to be aware of include:
- Relocation Assistance: In cases of rent increases of 5% or more, landlords may be required to pay tenants relocation assistance.
- Winter and School-Year Eviction Bans: Tacoma has implemented bans on evictions during winter and school-year months in certain circumstances.
- Move-in Cost Installments: Tenants have the right to pay move-in costs (fees, deposits, last month's rent) in installments.
- Restrictions on Social Security Number and Criminal History in Screening: There are specific guidelines regarding the use of social security numbers and criminal history in tenant screening.
- "Just Cause" Eviction Ordinance: Similar to Seattle and Bellingham, Tacoma has a "Just Cause Eviction Ordinance" which means a landlord cannot terminate a lease without a valid reason, even for month-to-month tenancies or at the expiration of a fixed-term lease.
These local regulations add layers of complexity to the eviction process, making it crucial for landlords to stay informed and seek professional guidance.
The Eviction Process in Washington State: A General Overview
While Tacoma has its specific nuances, the general eviction process in Washington State follows a structured legal path. Understanding these steps is fundamental for any landlord:
- Serve Proper Notice: This is the critical first step. The type of notice and timeframe depend on the reason for eviction. Common notices include:
- 14-Day Pay or Vacate Notice: For non-payment of rent.
- 10-Day Cure or Vacate Notice: For lease violations.
- 3-Day Notice to Quit: For serious issues like illegal activity or nuisance.
- Longer Notices (e.g., 60 or 90 days): Required for reasons such as owner occupancy, sale of the property, or substantial renovations, particularly in Tacoma.
- It's crucial to serve the notice correctly, either by personal service, substitute personal service, or posting and mailing. Incorrect service can invalidate the entire process.
- File the Unlawful Detainer Complaint: If the tenant fails to comply with the notice, the landlord can then file an "unlawful detainer" lawsuit (Summons & Complaint) with the appropriate court. In Pierce County, the court filing fee for this can be around $197.
- Court Serves Tenant a Summons: The court then issues a summons, which must be served to the tenant by a sheriff or an authorized process server. This typically costs around $10 plus mileage.
- Tenant's Answer or Default Judgment: The tenant has a limited time to respond to the summons by filing an "answer" or "defendant's defense." If they do not respond, the landlord can seek a default judgment.
- The Show Cause Hearing: A show cause hearing is scheduled where both parties present their arguments to the judge.
- Issuance of the Writ of Restitution: If the court rules in favor of the landlord, a "Writ of Restitution" is issued, ordering the tenant to vacate the premises.
- Sheriff Removes Tenant: If the tenant still refuses to leave, the sheriff can then physically remove them from the property. This stage also incurs fees, typically around $30 per hour plus mileage.
The entire eviction process, from serving the initial notice to the final removal, can be lengthy. While it used to take around six months, recent changes in the law have stretched this timeframe to anywhere between 9 and 18 months.
The Value of Professional Eviction Services in Tacoma
Given the complexity, legal strictures, and time-consuming nature of evictions in Tacoma, professional eviction services become an invaluable asset for landlords. These services typically include:
- Expert Legal Counsel: Landlord-tenant attorneys specializing in evictions in Pierce County are intimately familiar with both Washington state law and Tacoma's specific municipal codes. They ensure all notices are properly drafted and served, legal deadlines are met, and court procedures are meticulously followed. This minimizes the risk of costly errors and delays.
- Guidance on Tenant Protections: Understanding the nuances of relocation assistance, winter eviction bans, and "just cause" requirements can be overwhelming. Eviction services provide clarity and ensure landlords remain compliant, avoiding potential legal pitfalls and penalties.
- Streamlined Process: From preparing and filing court documents to coordinating with process servers and the sheriff's department, eviction services manage the logistical burden, saving landlords significant time and stress.
- Mediation and Dispute Resolution: Some services may also offer or recommend dispute resolution programs, which can sometimes resolve issues outside of court, saving both parties time and legal fees. The City of Tacoma's Landlord-Tenant Program, for instance, offers information and referrals for dispute resolution.
- Cost-Effectiveness in the Long Run: While there are costs associated with professional eviction services (attorney fees can range from a few hundred to several thousand dollars depending on complexity), they often prevent more expensive mistakes, prolonged vacancies, and potential lawsuits resulting from non-compliance.
Finding Reliable Eviction Services in Tacoma
Eviction is a challenging reality for some landlords in Tacoma. The increasing number of filings, coupled with Tacoma's robust tenant protections, makes it a complex legal undertaking. By understanding the local laws, the steps involved in the eviction process, and recognizing the critical role of professional eviction services, landlords can navigate these difficult situations more effectively, protect their investments, and ensure compliance with all applicable regulations. Don't face the eviction process alone; leverage the expertise of a Tacoma property management company to safeguard your property and peace of mind.
For expert guidance and comprehensive support with eviction services in Tacoma, contact The Joseph Group today. Our experienced team is ready to help you navigate the complexities of landlord-tenant law and protect your investment.
