What is the difference between ADA and FHA for Washington renters?

ADA applies mainly to public or common areas in rental complexes, while the FHA covers your actual rental home and allows you to request disability accommodations from your landlord.

How do I request a reasonable accommodation from my landlord?

You can send a written request, explaining your disability-related need, to your landlord. Using the HUD sample letter increases clarity and formality.

What should I do if my landlord denies my accommodation request?

If your landlord denies your request, you can file a complaint with the Washington State Human Rights Commission or the U.S. Department of Housing and Urban Development.

Does my landlord have to pay for all modifications?

Landlords pay for modifications in new multifamily buildings, but for older units, tenants generally cover costs and may need to restore the property when moving out.

Where can I get help with a disability discrimination issue?

You can contact the Washington State Human Rights Commission, HUD, or local tenant advocacy organizations for help and to file complaints.

ADA and FHA Accessibility Rights for Washington Renters

Accessibility & Disability Accommodations Washington published: June 21, 2025

If you're a renter in Washington dealing with accessibility issues or disabilities, understanding your rights under federal laws is crucial. Two main sets of standards protect renters with disabilities: the Americans with Disabilities Act (ADA) and the Fair Housing Act (FHA). Knowing how these laws apply to your rental and your landlord's obligations can help ensure a safe and accessible home in Washington.

Understanding ADA and FHA Accessibility Standards

The ADA and the FHA both provide protections for individuals with disabilities, but they apply in different ways:

ADA: Focuses on public accommodations and common areas in rental properties (like rental offices or community rooms).
FHA: Covers accessibility rights inside the home (apartments, rental houses) and requires housing providers to allow and sometimes pay for reasonable modifications or accommodations.

Both laws aim to remove barriers and prevent discrimination, but they set out different obligations for landlords and protections for renters.

Which Law Applies to Your Housing?

Here's how each law typically affects Washington renters:

ADA applies to rental complex common areas or on-site management offices open to the public.
FHA applies to the rental units themselves and the building if it has four or more units built after March 13, 1991.

If you need an accessible parking spot, a grab bar in your bathroom, or a policy change to accommodate a service animal, the FHA is generally the main legislation protecting your right to request changes.^[1]

Your Rights to Reasonable Accommodation

Under the FHA, landlords must allow reasonable accommodations—such as allowing service animals even in a no-pet building—or reasonable modifications, like installing ramps. As a renter, you have the right to:

Request changes or exceptions to rules, services, or the physical space if related to your disability
Expect the landlord to pay for certain modifications in newly constructed multifamily housing (post-1991 buildings)
Carry out modifications at your expense (for older units), as long as you agree to restore the property if needed

Washington law supports these protections through the Residential Landlord-Tenant Act (RCW 59.18), ensuring renters are treated fairly.^[2]

Requesting a Reasonable Accommodation or Modification

To start the process, renters can make a request—preferably in writing—explaining the change or assistance needed due to their disability. It's best to be clear about how the request relates to your disability.

Example Scenario

If you use a wheelchair and need a ramp installed at the entrance of your apartment, submit a request to your landlord. You may be asked for verification of your disability if it's not obvious, but your landlord cannot ask for detailed medical records.

Official Forms for Washington Renters

Request for Reasonable Accommodation/Modification (sample letter)
When and How Used: Use this sample letter to formally request a change to rules, policies, or the apartment itself because of a disability. Example: You ask for permission to install a grab bar in your bathroom for increased safety.
Download the HUD Reasonable Accommodation/Modification Sample Letter
Washington State Human Rights Commission Discrimination Complaint Form
When and How Used: Submit this form if your reasonable accommodation or modification request is denied or ignored, and you believe it's discriminatory. The form is filed with the Washington State Human Rights Commission.
File a Complaint Online

Where to Get Help: Tribunals and Enforcement Agencies

If you cannot resolve the issue with your landlord, you can contact the Washington State Human Rights Commission, which is the tribunal responsible for handling housing discrimination complaints. Federal complaints can also go to the U.S. Department of Housing and Urban Development (HUD).

Key Washington Law

Residential Landlord-Tenant Act (RCW 59.18) governs the rights and duties of landlords and tenants in Washington State.
Federal laws: ADA and FHA provide additional protections for accessibility.

In summary, Washington renters benefit from strong state and federal protections but should act promptly if their accessibility rights are not respected.

Frequently Asked Questions

What is the difference between ADA and FHA for Washington renters?
ADA applies mainly to public/common areas, while FHA covers your rental home and gives you the right to request modifications or accommodations for your disability.
How do I request a reasonable accommodation from my landlord?
Send a written request explaining your disability-related need. You can use HUD's sample letter and ask your landlord to respond in writing.
What should I do if my landlord denies my accommodation request?
If your landlord unreasonably denies your request, you can file a complaint with the Washington State Human Rights Commission or HUD for investigation.
Does my landlord have to pay for all modifications?
Landlords must pay for certain modifications in new multifamily buildings, but for older units, tenants often pay (and may need to restore the unit when moving out).
Where can I get help with a disability discrimination issue?
You can reach out to the Washington State Human Rights Commission, HUD, or local tenant advocacy groups for support and next steps.

Need Help? Resources for Renters

Washington State Human Rights Commission: File a discrimination complaint or get information about fair housing.
Washington Office of the Attorney General – Landlord-Tenant Information: Official state guidance and forms for renters.
Washington Law Help – Disability Rights for Renters: Plain-language guides to disability accommodations.
U.S. HUD – File a Fair Housing Complaint: National level support for housing issues.

Federal Fair Housing Act: Fair Housing Act (Title VIII)
Washington Residential Landlord-Tenant Act: RCW 59.18