Want to skip straight to checking your own building? Use the RentCheckMe address checker.
Covington is an unincorporated community in King County, Washington, located southeast of Kent and Auburn. As part of the greater Seattle metropolitan area, Covington has seen steady population and rental market growth. Renters in Covington are subject to Washington state law — specifically the Residential Landlord-Tenant Act (RLTA), codified at RCW 59.18 — rather than any city-specific ordinances, since Covington is not an incorporated city.
Washington's RLTA provides meaningful protections across several key areas: security deposit handling, habitability standards, anti-retaliation, just cause eviction requirements, and prohibitions on landlord self-help remedies such as lockouts and utility shutoffs. Renters in Covington most commonly have questions about security deposit returns, allowable rent increases, and the eviction process — all of which are governed at the state level.
This article is intended as an informational overview of the laws affecting Covington renters and is not legal advice. Laws may change, and individual situations vary. If you have a specific legal problem, consult a licensed Washington attorney or contact a local legal aid organization.
Covington has no rent control, and no rent control ordinance is legally possible under Washington state law. RCW 35.21.830 expressly prohibits cities, towns, and counties from enacting or enforcing any ordinance, resolution, or regulation that would control or limit the amount of rent charged for privately owned residential property. This statewide preemption has been in effect since 1981 and applies to all local governments in Washington, including King County.
In practical terms, this means your landlord in Covington can raise your rent by any amount at any time, as long as proper notice is provided. For month-to-month tenants, Washington requires at least 20 days' written notice before a rent increase takes effect (RCW 59.18.140). Fixed-term lease tenants generally cannot have their rent raised until the lease expires, unless the lease itself permits mid-term increases. There is no cap on the percentage of the increase and no requirement that increases be tied to inflation or cost-of-living indexes.
Washington's Residential Landlord-Tenant Act (RCW 59.18) establishes a broad set of renter protections that apply to all Covington tenants.
Habitability (RCW 59.18.060): Landlords must maintain rental units in a condition fit for human habitation. This includes providing weatherproofing, working plumbing and heating, adequate hot water, safe electrical systems, and freedom from rodent or insect infestation. Landlords must also maintain all common areas in a clean and safe condition.
Repair and Deduct (RCW 59.18.100): If a landlord fails to make a required repair after proper written notice, tenants may — under specific conditions — arrange for the repair themselves and deduct the cost from rent, up to one month's rent per repair. Tenants must give the landlord written notice and a reasonable time to fix the problem (typically 10 days for most repairs, or 24 hours for conditions that constitute an immediate hazard).
Notice Requirements (RCW 59.18.200 & RCW 59.18.650): To terminate a month-to-month tenancy, a landlord must provide at least 20 days' written notice before the end of a rental period. Under the 2021 just cause eviction law (RCW 59.18.650), after the first year of tenancy, a landlord must have a permissible reason — such as nonpayment of rent, lease violation, or intent to demolish — to terminate a tenancy or refuse to renew a lease.
Anti-Retaliation (RCW 59.18.240): Landlords are prohibited from retaliating against tenants who assert their legal rights — for example, by reporting habitability violations, organizing with other tenants, or contacting a housing agency. Retaliatory actions include raising rent, reducing services, or serving eviction notices within 90 days of protected activity. A tenant who prevails on a retaliation claim may recover actual damages plus reasonable attorney's fees.
Lockout and Utility Shutoff Prohibition (RCW 59.18.290): It is illegal for a landlord to remove a tenant's door, lock, or windows, or to shut off utilities as a way of forcing a tenant to leave. If a landlord engages in self-help eviction, the tenant may recover up to the greater of actual damages or $100 per day for each day the violation continues, plus attorney's fees.
Washington's security deposit rules are governed by RCW 59.18.260 through RCW 59.18.285 and provide specific requirements landlords must follow.
Written Agreement Required (RCW 59.18.260): A landlord may only collect a security deposit if there is a written rental agreement. The written agreement must expressly describe the conditions under which the deposit may be withheld. If no written agreement exists, the landlord may not legally retain any portion of the deposit.
Deposit Limit: Washington state law does not cap the amount a landlord may charge as a security deposit, though landlords are not permitted to require a nonrefundable cleaning or damage fee disguised as a deposit.
Move-In Checklist (RCW 59.18.260): At the start of the tenancy, the landlord must provide a written checklist or statement documenting the condition of the unit. Both landlord and tenant must sign the checklist. If the landlord fails to provide a checklist, they cannot withhold any portion of the deposit for damages claimed to exist at move-in.
Return Deadline and Itemization (RCW 59.18.280): After the tenant vacates, the landlord has 21 days to either return the full deposit or provide a written, itemized statement of deductions along with any remaining balance. Normal wear and tear may not be deducted. Deductions are limited to actual damages beyond normal wear and unpaid rent.
Penalty for Noncompliance (RCW 59.18.280): If the landlord fails to return the deposit or provide a written statement within 21 days without a lawful reason, the tenant may sue for up to two times the amount of the deposit wrongfully withheld, plus reasonable attorney's fees and court costs.
Evictions in Covington follow the process established by Washington's Residential Landlord-Tenant Act (RCW 59.18) and are heard in King County District Court.
Required Written Notice: Before filing for eviction, a landlord must provide the tenant with proper written notice. The required notice period depends on the reason for eviction:
Just Cause Requirement (RCW 59.18.650): As of 2021, Washington requires landlords to have a permissible just cause reason to evict a tenant after the first year of tenancy. Permissible reasons include nonpayment of rent, material lease violations, the tenant's refusal to accept a new lease after expiration, the owner's intent to sell or substantially rehabilitate the property, and several others enumerated in the statute. A landlord cannot terminate a tenancy arbitrarily after the first year without a listed cause.
Unlawful Detainer Filing: If the tenant does not comply with the notice, the landlord may file an Unlawful Detainer action in King County District Court. The tenant will be served with a Summons and Complaint and must respond — typically within a few days — to contest the eviction.
Court Hearing: The court schedules a hearing. Tenants have the right to appear and present defenses, including improper notice, retaliation, or the landlord's failure to maintain the unit. Legal aid is available to income-qualifying tenants (see Resources section).
Writ of Restitution: If the court rules in the landlord's favor, a Writ of Restitution is issued, and the sheriff enforces the physical removal of the tenant. Only a sheriff may execute an eviction order.
Self-Help Eviction Is Illegal (RCW 59.18.290): A landlord may never change locks, remove doors or windows, shut off utilities, or remove the tenant's belongings to force them out without a court order. Doing so exposes the landlord to significant damages, including up to $100 per day or actual damages — whichever is greater — plus attorney's fees.
This article is provided for informational purposes only and does not constitute legal advice. The information on this page reflects Washington state laws and King County rules as of April 2026, but laws and local regulations can change. Renters in Covington with specific legal questions or problems should consult a licensed Washington State attorney or contact a qualified legal aid organization such as the Northwest Justice Project or the King County Bar Association Housing Justice Project. RentCheckMe makes no warranties regarding the accuracy or completeness of this information and is not responsible for actions taken in reliance upon it.
Find out if your home is covered by rent control or tenant protections.
Use the Address Checker →We'll email you if the rent cap, coverage rules, or tenant protections change — no spam, unsubscribe any time.