Wash. Supreme Court published opinion — 1012055.pdf

Citation: Wash. Supreme Court published opinion — 1012055.pdf
Jurisdiction: Washington (state)
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Original Source: https://www.courts.wa.gov/opinions/pdf/1012055.pdf ↗

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RLTA because they are not landlords. Based on the limited record before us, we

conclude that the respondents are correct.

We give effect to the plain meaning of a statute when it is apparent from the

language of the statute and related statutes. Dep’t of Ecology v. Campbell & Gwinn,

LLC, 146 Wn.2d 1, 11-12, 43 P.3d 4 (2002). The RLTA regulates the

landlord/tenant relationship. Silver v. Rudeen Mgmt. Co., 197 Wn.2d 535, 538, 484

P.3d 1251 (2021). A landlord is “the owner, lessor, or sublessor of the dwelling

unit or the property” and includes “an agent, a resident manager, or a designated

43
For the current opinion, go to https://www.lexisnexis.com/clients/wareports/.
State v. City of Sunnyside et al.
No. 101205-5

property manager.” RCW 59.18.030(16). Under the RLTA, a landlord may evict a

tenant after 10 days’ notice for breach of a material term of the lease agreement or

after 3 days’ notice for committing unlawful activity. RCW 59.18.650(2)(b), (c). A

landlord cannot evict a tenant without a judicial eviction order, RCW 59.18.290, or

evict tenants because they are victims of domestic violence, RCW 59.18.580(2).

Both the landlord and tenant may invoke the jurisdiction of a superior court to

enforce the rights and duties provided by the RLTA. RCW 59.18.050. The plain

text of the RLTA indicates that it applies to the landlord and tenant, and not others.

See Gerlach v. Cove Apts., LLC, 196 Wn.2d 111, 134, 471 P.3d 181 (2020)

(declining to extend the RLTA to a tenant’s guest). The State has not offered any

evidence suggesting the respondents are owners, lessors, or property managers of

rental homes. Cf. Brewer v. Hill, 25 Wn. App. 2d 844, 857, 525 P.3d 987 (2023)

(resident who collected other residents’ rent payments was not a “lessor” with