[WA] [WA] I have a tenant whose boyfriend lives there on and off but is not on the lease. I’m informing her that I’ll be raising the rent by 4% with the new upcoming lease. How should I handle this?

Greetings! I hope this message finds you well. I’m thrilled to have the opportunity to assist you with your situation and provide the support you need. 

Dealing with tenants and their guests or partners who are not on the lease can be tricky, especially as you prepare to renew a lease and adjust rent. Since your tenant’s lease expires in six months and her boyfriend has been living there on and off without being listed, you’ll want to handle this carefully to stay compliant with Washington state law and protect your property interests.

Here’s how to approach it:

1. Review the Current Lease

Check what the lease says about occupancy or unauthorized tenants. Most standard Washington leases require tenants to disclose all occupants and obtain landlord approval before someone moves in.

If the boyfriend is living there regularly (receiving mail, staying most nights, keeping belongings), he may legally be considered an unauthorized occupant, which could violate the lease.

2. Address the Unauthorized Occupant

Before renewal, communicate in writing with your tenant:

• Acknowledge that you’ve noticed someone is residing at the property.
• Remind her of the lease clause requiring all occupants to be approved.
• Let her know that, if her boyfriend intends to stay long-term, he must be formally added to the new lease and undergo the same screening process as other tenants.
• Keep the message professional and factual — avoid making assumptions about their personal relationship.

3. Rent Increase Requirements

In Spokane, under Washington’s Residential Landlord-Tenant Act (RCW 59.18), landlords can raise rent with proper notice and within state/local limits.

• Notice period: You must give at least 60 days written notice before any rent increase takes effect. (RCW 59.18.140(3)(c))
• Cap on increases: Spokane does not currently have rent control, but increases above 3% may trigger additional notice obligations under state law, such as providing resources for relocation assistance in certain cases (mainly for low-income tenants).

Since you plan to raise rent by 4%, you’ll need to give the written 60-day notice before the lease renewal date.

4. Lease Renewal

When the lease renews, you can:

• Include the 4% rent increase,
• Add any additional occupants (like the boyfriend) to the lease, and
• Clarify that all adults residing in the property must sign the lease and comply with its terms.
• This protects you from liability and ensures everyone is legally responsible for rent and damages.

5. If the Boyfriend Stays Without Approval

If the tenant refuses to add him or he continues to live there against the lease terms, you can serve a 10-day notice to comply or vacate under RCW 59.12.030(4). This gives the tenant ten days to remove the unauthorized occupant or face eviction proceedings for noncompliance.

6. Documentation

Keep all communication in writing (emails, letters, notices) and avoid verbal discussions that could be misinterpreted. Documentation protects you if a dispute arises.

Summary

• Review your lease for occupant clauses.
• Send a professional written reminder that all residents must be approved.
• Give a 60-day written rent increase notice.
• Require the boyfriend to be screened and added to the new lease if he’ll continue living there.
• Document all communication in case enforcement becomes necessary.