Rental Repairs and Maintenance in Washington

If you rent

How fast does a repair have to start?

State law sets the clock from the moment the landlord receives your written notice: 24 hours if you have lost hot or cold water, heat, or electricity, or the condition is imminently hazardous to life; 72 hours if you have lost the use of a refrigerator, range and oven, or a major plumbing fixture the landlord supplied; and 10 days for everything else. The deadline is for starting the work, and the law allows more time when circumstances are beyond the landlord’s control. The notice should name the address and describe the problem. A request through the tenant portal is in writing, carries a date, and goes to RPM Eclipse, the office that collects your rent.

What counts as a maintenance emergency?

A maintenance emergency is a condition that causes injury, threatens your health, or causes serious property damage, such as a fire, a broken gas line or gas leak, a broken water line or flooding, no heat, or a lockout. Call (425) 209-0252 right away rather than submitting a request online. The line is answered 24 hours a day. With a serious water leak, turn the main water valve to the off position before you call. With a fire or a gas leak, get out and call 911 first.

How do I request a repair?

Submit a maintenance request through the tenant portal for anything that is not an emergency, such as heating and cooling, appliances, plumbing, water heater, electrical, and garage door problems. Describe what is happening and add photos. A clear photo often saves a round of questions before a vendor is sent. You can track the status of the request in the portal. Some problems have a quick fix, like resetting a tripped breaker or pushing the reset button on a garbage disposal. The resident guide lists more for heat, hot water, and plumbing.

What am I responsible for maintaining?

Your lease has the full list. Washington law requires you to keep the home clean and sanitary, dispose of garbage properly, use the fixtures and appliances properly, avoid intentionally or negligently damaging the home, and maintain the smoke detector, including its batteries. RPM Eclipse leases generally also make residents responsible for landscaping and exterior upkeep, pest control, and routine items such as light bulbs, furnace filters, refrigerator water filters, and detector batteries. If a smoke detector still does not sound after a new battery, report it right away. Call the office if you want a vendor referral for any of these jobs.

Who pays for a repair I or a guest caused?

You do. Owners usually pay for maintenance and repairs, but when a resident causes the damage, the resident is charged for it and the owner is reimbursed. Washington law says the landlord has no duty to repair a condition caused by the tenant, their family, or their guests, and it bars tenants from intentionally or negligently damaging the home or allowing others under their control to. Wear from ordinary use is different: at move-out, the law does not require you to restore it.

Does the Accidental Damage Benefit help with damage I cause?

It can, for sudden, accidental damage to the interior of your home. The Accidental Damage Benefit, part of the $35 per month Resident Benefits Package included with every lease, covers up to $250 per incident and per calendar quarter, and up to $1,000 in any 12 months. Report the damage through the tenant portal within 72 hours of discovering it. You pay any cost above $250. Pet damage and normal wear are not covered. The benefit is not insurance and does not replace renters insurance or your security deposit.

If you own. Related: Security deposits · Pets and assistance animals

If you own

Which repairs does RPM Eclipse approve without me?

Repairs under $300. The management agreement allows RPM Eclipse to approve any repair under $300 without contacting you, and repairs over $300 need your approval. The exceptions are emergency maintenance and habitability issues: when RPM Eclipse has to act quickly to protect people or the property, it does so in your interest without waiting for approval. Every request comes in through the tenant portal or the 24-hour maintenance hotline, and you receive the same notification of the request that RPM Eclipse does.

What does Washington law require me to maintain?

The home has to stay fit for human habitation for the whole tenancy. That includes the roof, floors, walls, foundation, and other structural components in reasonably good repair, a reasonably weathertight home, adequate facilities for heat, water, and hot water, reasonably adequate locks with keys, and the electrical, plumbing, heating, and appliances you supply in reasonably good working order. In a single-family home, you provide a reasonable pest control program at the start of the tenancy. None of these duties covers conditions the tenant or their guests caused. For how typical items split between owner and resident, see who does what in rental maintenance.

How fast does a repair have to start?

The clock starts when the tenant’s written notice is received: 24 hours for loss of hot or cold water, heat, or electricity, or a condition imminently hazardous to life; 72 hours for a refrigerator, range and oven, or major plumbing fixture you supply; and 10 days for everything else. The law places the burden on the landlord to see that the work is completed promptly. When circumstances are beyond your control, including the unavailability of financing, the repair must still be made as soon as possible. Because emergency and habitability repairs sit outside the $300 approval rule, RPM Eclipse can start those without waiting to reach you.

What happens with an emergency after hours?

Residents call the maintenance line at (425) 209-0252, which is answered 24 hours a day. When a request comes in, RPM Eclipse assesses whether it needs immediate dispatch or whether the issue can be troubleshot with the resident first. Emergency maintenance is one of the stated exceptions to the $300 approval rule, so RPM Eclipse can act to protect people or the property without first getting your approval.

Can I do repairs myself or use my own vendor?

Yes, within limits. If you have a specific handyman or vendor you want used, RPM Eclipse notes it in your portfolio and contacts them first for service. While the home is vacant, you can handle the work to make it rent ready yourself if you choose. RPM Eclipse’s stated preference is its own vendors, because they are insured, licensed, and worked with regularly, which helps keep leasing deadlines on track.

Who does the work, and how is the cost checked?

Third-party vendors and independent contractors do all repair work. When a repair is needed, RPM Eclipse assigns the work order to one of its preferred vendors, checks that the cost is fair, and confirms the job was completed satisfactorily. Many common requests are troubleshot with the resident before anyone is sent. If a resident, guest, or pet caused the damage, the resident is charged and you are reimbursed. To see how maintenance fits into full management, visit property management services or the owners page.

If you rent. Related: Security deposits · Pets and assistance animals

General information about Washington law, not legal advice. Your lease and your situation may add details.