In 2021, the Washington State Legislature passed HB 1236, a bill that significantly reshaped how landlords can end residential tenancies. Known as the “Just Cause Eviction” law, this legislation was designed to promote housing stability and protect tenants from unfair evictions while still allowing landlords valid avenues for ending a lease under legitimate circumstances.
For property owners and landlords in Bellevue and across Washington, understanding this law is essential. Whether you’re managing a single rental unit or multiple properties, compliance with HB 1236 ensures you follow the law, avoid costly disputes, and maintain a positive relationship with your tenants.
Key Takeaways
HB 1236 limits evictions to specific, valid reasons. Landlords can no longer terminate tenancies without just cause.
A written notice is required for any termination, outlining the reason and timeline for the tenant to vacate.
Lease type matters. The rules differ for fixed-term and month-to-month rental agreements.
Certain exceptions apply, including when the owner plans to move into or sell the property.
Property managers play a crucial role in ensuring compliance and minimizing legal risks under HB 1236.
Understanding HB 1236 and Its Purpose
HB 1236, officially titled “Promoting Housing Stability through Just Cause Legislation,” was signed into law by the Washington Governor in July 2021. It came shortly after the eviction moratorium—a temporary pandemic-era protection—ended. The Washington State Legislature recognized the need for ongoing tenant stability, especially in high-demand rental markets like Bellevue and Seattle.
This bill requires landlords to have a “valid reason” (just cause) to end a tenancy. The new law applies to both fixed-term and month-to-month leases and provides a list of qualifying reasons that justify eviction or lease termination.
What Does “Just Cause” Mean for Landlords?
Before HB 1236, landlords could choose not to renew a tenancy without explanation once a lease ended. Now, that’s changed. The law creates specific conditions that must be met before taking action to terminate a rental agreement.
Some of the valid reasons under HB 1236 include:
Failure to pay rent or repeated late payments.
Violation of lease terms, such as unauthorized occupants or pets.
Property owner or immediate family moving in to occupy the home.
Intention to sell the property or convert it to a different use.
Substantial rehabilitation or demolition of the unit.
Each reason requires the landlord to provide written notice, and the required notice period varies depending on the situation.
How HB 1236 Affects Rental Agreements
Every rental agreement in Washington must now align with HB 1236. The legislature’s rules ensure that tenants understand their rights and landlords provide appropriate documentation when taking action.
For month-to-month tenancies, a landlord can only terminate the agreement for one of the approved reasons.
For fixed-term leases, landlords must have cause if they don’t intend to renew the lease after it ends.
In either case, a landlord must serve written notice to the tenant, stating the valid reason, the effective date of termination, and any applicable deadlines.
This law effectively closes the door on “no-cause” evictions and ensures transparency throughout the rental process.
Exceptions and Special Cases
While HB 1236 tightens restrictions on evictions, it also includes exceptions that recognize legitimate landlord needs.
Landlords may still end a tenancy if they:
Need to personally occupy or allow a family member to live in the unit.
Plan to sell the property or convert it to another type of use.
Must comply with government orders related to safety or health violations.
Discover that a tenant has engaged in criminal activity or caused significant property damage.
Even in these cases, landlords must provide advance notice—usually between 20 and 90 days, depending on the situation.
The Role of Property Managers Under HB 1236
For landlords who rely on a property manager, navigating HB 1236’s details becomes much simpler. Professional management teams like Brink Property Management ensure that all rental actions—from notices to renewals—follow state law precisely.
A skilled property manager will:
Review each tenant’s rental agreement to ensure compliance.
Handle written notices and proper documentation.
Coordinate with the landlord to determine if a valid reason applies for termination.
Manage timelines and communication during the eviction process, if necessary.
Reduce legal risks and minimize costs associated with wrongful terminations.
Brink Property Management’s experience in Bellevue and surrounding cities helps property owners maintain stable tenancies while staying compliant with evolving laws.
The Connection Between HB 1236 and the Eviction Moratorium
Many Washington landlords were already familiar with tenant protections introduced during the eviction moratorium, which was enacted to prevent homelessness during the pandemic. HB 1236 builds upon that foundation by making certain tenant protections permanent.
Instead of an emergency policy, the new law formalizes just cause standards—creating a more predictable environment for both landlords and renters.
While it may feel like an added step, the end result is clearer communication, fewer disputes, and smoother transitions when a tenancy must be terminated.
How Tenants Benefit from the Just Cause Legislation
For tenants, HB 1236 offers peace of mind. It means they can’t be asked to leave their homes without a clear, lawful reason. This contributes to a more stable rental environment, particularly in cities like Seattle and Bellevue, where rental costs continue to rise.
Tenants are now more confident in signing a rental agreement, knowing that their housing is secure as long as they pay rent and follow the lease terms. This stability benefits communities as a whole—creating neighborhoods with less turnover and stronger relationships between tenants and landlords.
Common Misunderstandings About HB 1236
Some landlords initially believed that HB 1236 removed their right to terminate tenancies altogether. That’s not true. Landlords still retain full control of their property, as long as they follow the law and provide a valid reason for ending a tenancy.
Another misconception is that the law applies retroactively—it does not. HB 1236 applies to leases and renewals after the bill was passed and went into effect in July 2021.
FAQs About HB 1236 in Washington State
1. Does HB 1236 apply to all types of rental properties?
Yes, it applies to most residential rental properties in Washington State. However, certain short-term rentals, owner-occupied units, and special housing programs may have different rules.
2. How much notice must a landlord provide?
The required notice period varies depending on the reason for termination. For example, failure to pay rent may require a 14-day notice, while selling the property may require 90 days. Always consult your property manager or legal advisor for the correct timeline.
3. Can a landlord still raise rent under HB 1236?
Yes, landlords can still change rent with proper written notice. However, rent increases can’t be used as a way to force a tenant to leave without just cause.
Staying Compliant with Brink Property Management
Understanding and applying HB 1236 is critical for every landlord in Washington State. From written notices to valid reasons for termination, there are multiple steps to complete before taking action.
At Brink Property Management, we simplify that process. Our team of experienced Bellevue property managers handles all legal and procedural requirements—ensuring compliance, reducing liability, and maintaining professional standards.
Whether you’re managing a single-family rental home, a multi-unit property, or preparing to sell or convert your property, Brink Property Management is here to help.
For full details on how HB 1236 applies to your rental units, contact our team for expert guidance.
