Washington Short-Term Rental Rules for Airbnb Sublets

If you’re renting in Washington and thinking of subletting your home—or just want to know what happens if your roommate lists your place on Airbnb—here’s what you need to know. Laws about short-term rentals can be confusing, and both renters and landlords in Washington have specific rules to follow. This guide breaks down Washington short-term rental laws and your rights as a tenant, using clear language for peace of mind.

What Counts as an Airbnb or Short-Term Rental in Washington?

Under Washington law, a short-term rental usually means any rental where a person rents out a room, apartment, or house for less than 30 days at a time—for example, on platforms like Airbnb or VRBO. These types of rentals are regulated at both the state and local (city or county) levels. Each city, including Seattle, may have its own additional rules, but state law sets a baseline.

As a Renter, Can You List Your Place on Airbnb?

In most cases, you may not sublet or list your rental for short-term use without your landlord’s written permission. If your lease agreement specifically bans subletting or short-term rental, you must follow those terms. Even if your lease doesn’t mention it, Washington’s Residential Landlord-Tenant Act (RLTA) requires tenants to comply with all rental agreement conditions. Unauthorized short-term sublets could lead to eviction or other action by your landlord if they discover a violation.

What the Lease Says Matters Most

Read your lease closely. Many rental agreements specifically state you cannot sublet or must obtain written approval first. If you’re unsure, ask your landlord in writing and keep a copy of your request and their response.

City Regulations: Why Local Laws Are Important

In addition to state law, many Washington cities, such as Seattle, have their own rules about short-term rentals. Seattle, for example, requires anyone renting out part or all of their home for fewer than 30 consecutive nights to obtain a Short-Term Rental Operator License. Local zoning, safety requirements, and taxes may also apply. Failure to follow these laws can result in fines, forced removal of listings, or other penalties.

Your Rights and Risks as a Renter

While some tenants turn to Airbnb or other short-term rentals to help with rent, listing your rental without approval could put you at risk of:

• Eviction or lease termination for violating your rental agreement
• Having to pay damages or fees to your landlord
• Municipal fines for violating city short-term rental laws

You can find information on your rights as a tenant in Washington in the official Washington State Landlord-Tenant Act and on the Attorney General’s landlord-tenant webpage. The main legislation governing these issues is the Residential Landlord-Tenant Act (RCW 59.18).¹

Key Official Forms and When to Use Them

• Notice of Intent to Vacate (Landlord or Tenant) – Form not standardized, but required:
  • If you decide to move out after your landlord refuses a subletting request, Washington law typically requires written notice—usually 20 days before your lease ends. There is no official form, but you should submit a written letter stating your intention to vacate. Find guidance at the Attorney General's Office.
• Rental Agreement or Lease Addendum:
  • If you and your landlord agree on subletting or a short-term rental arrangement, it should be in writing—usually as a lease addendum. No single statewide form is required, but you may use the examples provided by the Attorney General’s Office or local housing resources.
• Short-Term Rental License (City of Seattle) – Required If Operating in Seattle:
  • If you are in Seattle and your landlord approves, you must apply for a Short-Term Rental Operator License with the City of Seattle.

For most renters, the main steps will involve asking your landlord for written permission and, if allowed, checking local city licensing requirements.

How to Ask for Permission to Sublet or Use Airbnb

• Review your lease for any subletting or short-term rental terms.
• Contact your landlord in writing explaining your request and providing details about your plans.
• Wait for written approval before listing anything online.
• If your landlord says no, you must comply with their decision—or decide whether you want to seek other housing options.

Where to Find Legal Help if There’s a Dispute

If you and your landlord cannot resolve a disagreement about short-term subletting, you may seek help from Washington’s main housing dispute resource:

• Washington State Superior Courts: Handles formal eviction cases (called "unlawful detainer actions") and other disputes. Find court locations at the Washington State Court Directory.

For city-specific rules or to file a complaint about housing conditions, check your city’s code enforcement or housing department page. In Seattle, use the Seattle Office for Civil Rights complaint form.

1. Can I rent out a room on Airbnb if I’m a tenant in Washington?
   Usually only with your landlord’s written permission. Most leases prohibit subletting or short-term rentals without consent. Check your lease and city rules.
2. What happens if I list my rental on a short-term platform without approval?
   Your landlord may be able to end your lease, begin the eviction process, or seek damages. You could also face city fines.
3. Does Washington law have a standard subletting form?
   No standard statewide form exists. It is best to provide a written request to your landlord, and get a written agreement or addendum if they approve.
4. Where can I check if my city requires a short-term rental license?
   Visit your city or county government’s official website, or for Seattle, view the Short-Term Rental Operator License page.
5. What law governs renters’ rights and responsibilities in Washington?
   The Residential Landlord-Tenant Act (RCW 59.18) is the main law for tenant and landlord rights in Washington.

Key Takeaways for Washington Renters

• State law and your lease control whether you can sublet or use Airbnb. Always get your landlord’s written approval first.
• Local city rules—especially in larger cities—may also require specific licenses or fees.
• Unauthorized short-term rentals can lead to eviction or legal action, so check the rules before listing your home.

Need Help? Resources for Renters

• Washington State Attorney General – Landlord-Tenant Resources
• Washington State Superior Courts – Find Your Local Courthouse
• Washington LawHelp – Free Legal Information for Tenants
• City of Seattle Renting in Seattle – Short-Term Rental Information
• Seattle Short-Term Rental Operator License Information

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1. Washington Residential Landlord-Tenant Act (RCW 59.18)
2. Washington State Attorney General: Landlord-Tenant
3. City of Seattle Short-Term Rental Operator License
4. Washington State Court Directory

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