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.
This city has no local rent control, and under RCW 35.21.830 no Washington city or county may enact it. This statewide preemption — extended to counties by RCW 36.01.130 — has barred local rent control since 1981, so no city in Washington has the authority to adopt its own rent cap or rent stabilization ordinance.
Rent in Washington is no longer unlimited, however. Under HB 1217 (RCW 59.18.700, effective May 7, 2025), residential rent increases are capped statewide at the lesser of 7% plus CPI or 10% in any 12-month period; the Washington Department of Commerce set the maximum allowable increase at 9.683% for the 2026 calendar year. A landlord may not raise the rent during the first 12 months of a tenancy, and must give at least 90 days' written notice before any increase takes effect. Units first occupied for residential use within the previous 12 years are exempt from the cap (RCW 59.18.710).
Rent still cannot be raised during a fixed-term lease unless the lease expressly allows it, and a landlord may never increase rent in retaliation for a tenant exercising a legal right, such as requesting repairs or reporting a code violation (RCW 59.18.240).
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 30 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 30 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.
No-cause termination is not a valid landlord path in Washington. Under the statewide just-cause law (RCW 59.18.650), a landlord may not end or decline to renew a periodic (month-to-month) tenancy without stating one of the statute's enumerated just-cause grounds. The 20-day notice under RCW 59.18.200 is the tenant's own notice to move out of a month-to-month tenancy — it is not a no-cause eviction tool for landlords. No-fault grounds such as the owner or a family member moving in, sale of the property to a buyer who will occupy it, or demolition or substantial rehabilitation each require at least 90 days' written notice under RCW 59.18.650(2).
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.
Averigua si tu vivienda está cubierta por el control de renta o las protecciones para inquilinos.
Usa el verificador de direcciones →Te enviaremos un correo si cambian el tope de renta, las reglas de cobertura o las protecciones para inquilinos: sin spam, cancela cuando quieras.