Legal Question in Landlord & Tenant Law in Washington

Small Claims

How long do I have to file against a tenant for damages and unpaid utilities? Also, when tenant moved out he left unauthorized people living in our rental house. They had been there 4 mo. without our knowledge. We had lease with him, none with them. No notice he was moving. Took 6 weeks to get them out. He had keep it fairly clean for 3 years. Lots of damage and cleaning when they left. I have lots of photos. They paid his back rent $900. after he left. No rent or utilities for next 6 weeks. Do I file against both? or split the cleaning and utilities or name all 5 in the suit?


Asked on 7/10/07, 11:50 am

1 Answer from Attorneys
Elizabeth Powell ELizabeth Powell PS Inc

Re: Small Claims

If you had a written agreement with the original tenant, you have six(6)years to bring a claim.

In the absence of a written agreement, you have three years from the last contact with these new tenants to file suit.

You can sue them jointly and severally (one or all are liable)for any damages. The fact that they paid back rent is distinguishable from damages to the premises; that is a whole separate problem.

Bring documentary proof - unpaid bills, pictures, estimates, invoices, etc.

You can sue them in small claims if the total damage is under $4,000.00.

Hope this helps. Elizabeth Powell

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Answered on 7/10/07, 5:35 pm


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