The Rental Housing Safety Program ensures that all rental units within city limits are safe. Rental property owners are required to register their property yearly with the City. On top of this, they must submit to inspections every five years.
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1. Registration
All rental property owners with property in the City of Lakewood are required to register their rental property on an annual basis with the city. The properties must be inspected and are required to pass City of Lakewood rental inspection protocols.
Rental housing properties are separated into two categories: Single-family and Multifamily. Once registered, a property designation should appear in the data portal.
Register here:
2. Inspection
Rental properties registered with the Rental Housing Safety Program (RHSP) are required to be inspected once every five years (see properties that are exempt at bottom page).
Initial inspections may be made by a City of Lakewood inspector or a qualified private inspector. All re-inspections must be made by City of Lakewood inspectors.
- American Association of Code Enforcement property maintenance and housing inspector certification;
- International Code Council property maintenance and housing inspector certification;
- International Code Council residential building code inspector;
- United States Housing and Urban Development (HUD) Certified Inspector;
- American Society of Home Inspectors Certified Inspector;
- A private inspector certified by the National Association of Housing and Redevelopment Officials, the American Association of Code Enforcement, or other comparable professional association as approved by the Rental Housing Safety Program Administrator or Designee;
- A municipal code enforcement officer;
- A Washington State licensed structural engineer;
- A Washington State licensed architect;
- Washington State licensed home inspector; or
- Other acceptable credentials the director establishes by rule.
- Our private inspector webpage contains more details of this option, as well as the program documents private inspectors are required to use.
ASAP Budget Inspections
Donald Gardner
6902 Ford Drive NW
Gig Harbor, WA 98335
Phone: 253-549-6606
Email: [email protected]
Baum Inspection Services
James Baum
26828 Mv Bk Dm Rd SE #283,
Maple Valley, WA 98038
Phone: 425-864-0956
Email: [email protected]
Bedrock Home Inspections, LLC
John E Sexton
8104 183rd Ave E
Bonney Lake, WA 98391
Phone: 253-830-4633
Email: [email protected]
Better Comfort Home Inspections
William Custer
PO Box 4968
Spanaway, WA 98387
Phone: 253-377-9841
email: [email protected]
Beyler Consulting
Landon C. Beyler
5920 100th St SW, Suite 25
Lakewood, WA 98499
Phone: 253-984-2900
email: [email protected]
Blackburn’s home inspections
Richard Blackburn
PO Box 44898
Tacoma, WA 98448
Phone: 360-670-8621
Email: [email protected]
Geometra Home Inspections
Robert Richards
3030 W Commodore Way, A 304
Seattle, WA 98199
Phone: 206-931-8304
Email: [email protected]
Ideal Inspection Services LLC
Brent Lindblom
10855 35th Ave. SW
Seattle, WA 98146
Phone: 206-930-0264
Email: [email protected]
Immaculate Home Inspection Inc.
Todd Obergfell
8825 Weller Rd SW
Lakewood, WA 98498
Phone: 253-677-7424
Email: [email protected]
Lasswell Home Inspection
Jerome Kukowski
1621 SW 168th St
Normandy Park, WA 98166
Phone: 253-905-4273
Email: [email protected]
LAT Inspections
Anh Le
Federal Way, WA 98023
Phone: 206-202-7522
Email: [email protected]
The House Inspection Team
Aaron Keating
13110 NE 177th PL #350
Woodinville, WA 98072
Phone: 425-213-7920
Email: [email protected]
Taurus Home Inspections
Lisa Lotus
5506 South 144th ST
Tukwila, WA 98168
Phone: 206-676-0023
Email: [email protected]
Z Home Inspections
Rodney Zimmerschled
1701 11th Ave
Milton, WA 98354
Phone: 253-677-7731
Email: [email protected]
3. Certificate of Compliance
Once a unit passes inspection, it will be issued a Certificate of Compliance. Certificates are valid for five years. It is the responsibility of the property owner to schedule a re-inspection by Dec. 31 on the fifth year to maintain a Certificate of Compliance.
4. Rental Business License
A Certificate of Compliance and Rental Business License are not the same. Property owners are required to register their rental and receive a Rental Business License each year using the online database.
A Rental Business License is issued to a specific property and does not transfer due to sale or other transfer of ownership. A Rental Business License is issued annually and is only valid in the year in which it was issued.
Frequently Asked Questions
For a more comprehensive look at this program, please view our Rental Housing Safety Program Administrative Rules (PDF).
How does this program benefit tenants?
- Currently, tenants with complaints about unsafe living conditions need to follow the required steps in the Landlord Tenant Act (RCW 59.18) or the Manufactured/Mobile Home Landlord Tenant Act (RCW 59.20). For more information on tenant rights, please view Northwest Justice Project’s “Your Rights as a Tenant in Washington State (PDF)” or view The City of Lakewood’s Tenant Resource Guide(PDF).”
- RHSP creates a system to address and monitor rental property issues proactively without the need for a tenant to complain first.
- Tenants can also have the peace of mind knowing that rental properties will be held to a certain standard for health and safety, outlined in the respective rental property inspection checklists. Rental property owners who do not comply with those standards will face penalties.
What do I need to know about the inspection process?
- When your rental unit is scheduled for a safety inspection, the owner or manager must provide proper written notice per RCW 59.18.150(6). You are allowed to ask to see the inspector’s ID before they enter your unit. Denying access after proper notice has been given will result in the penalties outlined in RCW 59.18.150(8). Remember: the inspector is there looking out for your best interest!
Will this program affect my rent?
- The city cannot anticipate the impact this program may have on the rental market. We can provide information on the fees charged to implement the program.
It might be a while before the property I am renting is inspected. If I currently have concerns with health and safety items on the checklist, what are my options?
- If you feel there is an issue at the rental property that requires more immediate attention, please email [email protected].
How can I find out if a rental property is in compliance?
- If a rental property has passed inspection through the Rental Housing Safety Program (RHSP), a Certificate of Compliance must be posted in a visible location at each single-family rental location or in a shared location at each multifamily location. A shared location could be lobbies, mailrooms or onsite leasing offices for example. Alternatively, the landlord may present a copy of the certificate to the tenant at lease signing. Do not sign a lease for a rental property that has not registered with the RHSP. If you discover a rental property is not registered, notify the City by emailing [email protected] or calling 253-983-7850.
How can tenants assist with the implementation of this program?
- Tenants play a vital role in the successful implementation of RHSP and can assist in the following ways:
- Encourage the property owner or landlord to register the property;
- Learn about maintenance standards and notify the owner or landlord when things need to be fixed or are not up to standard; and
- Contact the City of Lakewood if the owner or landlord is not complying with RHSP by either not registering or not meeting the maintenance standards.
Does the City of Lakewood have the authority to create a rental housing safety program?
- Under state law (RCW 35A.82.020), cities have the authority to require people who rent residential property for business purposes to obtain a business license. Additionally, in 2010, the Washington State Legislature authorized local municipalities to establish rental inspection programs under RCW 59.18.125.
What components of a rental unit will be inspected?
- Health and safety components consistent with RCW 59.18.030 (1), including:
- structural integrity
- weather exposure
- plumbing and sanitation
- heat, water, and water facilities
- ventilation systems
- defective or hazardous electrical wiring and/or service
- safe and functional exits
- smoke and carbon monoxide detectors.
- Mold is only component of inspection and remediation if, during inspection, it is determined to be a symptom of weather intrusion, plumbing leaks, or lack of ventilation. In the event that mold is determined to be caused by lifestyle, the city will only offer advice to the tenant in how to reduce or eliminate mold in their dwelling. The city will not inspect for lead paint and asbestos, as these are generally not life safety concerns UNLESS they are introduced to air or water by way of removal or disturbance.
- The inspection checklists are available at the top of this page. Their purpose is to provide a reasonable level of predictability for owners, residents and inspection personnel. No checklist can encompass every possible scenario, and not all apparent violations present a threat to the health or safety of tenants. Accordingly, inspectors are required to use a significant amount of professional judgment.
What if I don’t register my rental property or rental property units?
- Any rental property owner who fails to complete the required documentation and pay an initial registration fee or renewal registration fee on or prior to the expiration date of the registration is subject to penalties and/or late fees as determined and adopted by the City of Lakewood Master Fee Schedule and/or penalties in accordance with LMC 5.60.150, or LMC 5.02, and could result in a Rental Business License revocation in accordance with LMC 5.60.060.
What happens if a tenant denies the landlord/inspector access to the property?
- Per RCW59.18.150(1): “The tenant shall not unreasonably withhold consent to the landlord to enter into the dwelling unit in order to inspect the premises […]” A tenant who denies access to the property after the landlord has provided the two-days’ written notice as required by RCW 59.18.150(6) will be subject to the penalties outlined in RCW 59.18.150(8).
Do I need to register if I am renting out bedrooms in the property I own and live in?
- No, not as long as you are living at the property. If you ever move out and rent out the entire property, you will be required to register.
Exemptions
Pursuant to Lakewood Municipal Code 5.60.025, the following rental housing units are exempt from RHSP:
- Units occupied by owner
- Units occupied by parent or child of owner
- Units unavailable for rent
- Hotels, motels, resorts or other facility or places with three (3) or more lodging rooms where all guests stay for period of less than thirty (30) days
- Retirement or nursing homes
- Any hospital, state-licensed community care facility, convent, convent/ monasteries / other facilities occupied exclusively by members of a religious order, and extended medical care facilities
- Rental units that a government unit, agency or authority owns, operates or manages, or that are specifically exempted from municipal regulation by State or federal law or administrative regulation
- Units constructed within the past 10 years with a satisfactory certificate of occupancy and no code violations since the date of the certificate of occupancy
- Units that include all of the following:
- Receive funding or subsidies from the federal, state or a local government
- Are inspected at least every three years as a requirement of the funding or subsidy
- A copy of the inspection to the City is provided
- The inspection is substantially equivalent to the inspection required by RHSP (determined by the Director)
- Condominiums* / Townhouses* located in a multi-unit structure under multiple ownership
- Mobile and manufactured homes
- Shelters and transitional housing
- Other housing units which may be exempt from inspection as otherwise be provided by law.
New Construction
Pursuant to RCW 59.18.125(4)(a), a rental property that has received a certificate of occupancy within the last four years and has had no code violations reported on the property during that period is exempt from inspection. All units are still required to be registered but will not be chosen for inspection until at least four years following receiving the certificate of occupancy.
* Condominiums or townhouses owned by a single owner or ownership group are required to comply with the regulations of the RHSP Program.
Contact
Rental Housing Safety Program
[email protected] or 253-512-2261
Housing Division Manager – Jeff Gumm
(253) 983-7773
Email: JGumm
To email Jeff Gumm add his email handle before @cityoflakewood.us