PCD 2023-05-01 Item 1A - Policy - Renter Protection Policy Proposals

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Tukwila Renter Protection Policy Proposals Submitted by Transit Riders Union 4/3/23 • Additional notice of rent increases: Washington state has 60 days notice required, but nearby jurisdictions have gone above and beyond to allow for additional time to plan ahead and/or seek new housing for large rent increases. The state legislature considered but did not pass similar protections (HB 1124). o 120 days if >3% o 180 days if >5% o Right for tenants to leave a lease early for rent increases over 5%. • Cap on move -in costs: Most families do not have adequate savings and little excess income to pay multiple months of rent in advance in addition to moving costs. This creates a barrier that makes it more difficult for families to relocate, and traps people in rental situations that they cannot afford, and sometimes in dangerous or abusive situations o Any upfront costs over and above the 1st month's rent are capped at a total of 1 - month rent, with a right to pay in installments over 6 months (or 2 mo. for leases shorter than 6 months.) • Cap on late fees: With no regulation on late fees, it is very easy for families to become permanently behind on rent, and stuck in a cycle of escalating fees and debt. Renters consistently prioritize rent over other bills to avoid eviction; large late fees are not needed to incentivize paying on time. Service providers that aid in helping stabilize the living situation for families behind on rent can do more when less of their assistance is spent on exorbitant late fees. o Capped at $10/month • Just cause protections: Washington state has some protections whereby landlords must give a just cause for evicting a tenant or terminating a lease. Other jurisdictions, including Federal Way, Auburn, and unincorporated King County, and Seattle, have strengthened this law and closed a loophole that excludes many renters on fixed term leases. • Relocation assistance: When property owners seek to dramatically increase rents, and thereby profit from future tenants, current tenants forced to relocate bear the financial burden for the future gain of the property owner. Landlord -paid relocation assistance helps ensure families can safely find new housing that works within their budget, and softens the cost of moving. o Relocation assistance equal to three months' rent for housing cost increases of 10% or more. Unlike Seattle's program, this would be a direct transaction between tenant and property owner. A similar policy exists in Portland, OR, and is being considered in Tacoma. o Enforcement through private right of action. Other jurisdictions and proposals require property owners to submit a report to the city to confirm payment was made, which may assist tenants in enforcing this protection. • Strengthen Tukwila's rental property inspection program: Tukwila has a standing registration and inspection program that is intended to ensure safe living conditions for rental units in the city. Many tenants still experience unsafe living conditions, and currently there is little protection for tenants wishing to seek remedies for these unsafe conditions. o Allow tenants to vacate their lease if properties fail to pass inspection. o Retaliation protections and a stay on evictions for units that fail inspection. A tenant 3