Sub-Metering vs. Master Meter: Washington Tenant Utility Rights

Understanding how you are billed for utilities is important for renters across Washington. If your landlord provides water, gas, or electricity, your service may fall under either sub-metering or master metering. Each method has different rules about billing transparency, dispute rights, and protections under Washington law. This guide helps you navigate your rights, how to respond to billing concerns, and where to get help if you believe your utility charges are not accurate or fair.

What Is the Difference Between Sub-Metering and Master Metering?

Sub-metering means the landlord installs meters in each rental unit to track each tenant’s actual utility usage. You receive a bill based on your own consumption. Master metering means there is a single meter for the entire property, and the landlord may divide the total cost among tenants, using a formula or ratio. Understanding which system your building uses can help determine how your utility charges are calculated and what laws protect you.

Washington Utility Billing Laws for Renters

Utility billing for renters in Washington is governed by the Residential Landlord-Tenant Act (RCW 59.18).^[1] The law requires landlords to be transparent and fair when allocating utility costs, especially with master metered systems and sub-metering arrangements.

• Billing transparency: Landlords must clearly state in your written rental agreement how you will be billed for utilities.
• Sub-metered utilities: You should be charged only for the actual measured use in your unit.
• Master metered utilities: Charges must follow a reasonable allocation formula, which must be disclosed. Common formulas include dividing evenly or by unit size.
• No profit on utilities: Landlords cannot profit from utility charges—they can only pass through actual costs.^[2]
• Access to billing records: You may request to view the master bills and calculation methods used to determine your share.

Common Issues Renters Face

• Unclear or unitemized utility bills
• Charges higher than similar neighboring units
• Lack of explanation for fluctuating charges
• Disputes about usage or errors in allocation formulas

If you experience any of these, Washington law provides pathways for resolving disputes and requesting records from your landlord.

Your Rights to Information and Dispute

If you are billed for sub-metered or master metered utilities, state law gives you the right to:

• Request all documentation on utility billing, including formulas and copies of bills from providers
• Dispute any charge with your landlord if you believe it is inaccurate or improperly calculated
• Receive written notice in advance of any changes to utility billing formulas or provider rates

Key Forms for Renters: Requesting Utility Records and Filing Complaints

If you need to request records or formally dispute a charge, the following forms and processes can help:

• Tenant's Demand for Utility Charges Breakdown (No official number)
  What it is: A written request outlining your right to see the bills and formulas.
  How to use: Send a copy to your landlord, keeping proof of delivery. If your landlord does not respond within 21 days, you may have additional remedies under state law.
  Official Washington Landlord-Tenant Resources
• Complaint to the Washington Attorney General's Office – Landlord-Tenant Dispute Form
  What it is: An online or paper form to file a utility-related dispute when your landlord does not cooperate.
  How to use: Gather evidence of overcharges or lack of response, then submit the form online or mail it. Find the form at File a Complaint.

Tribunal Handling Residential Tenancies

In Washington, disputes over rental disputes (including utilities) can go to the Washington State Courts – Superior Court or Local District Court. For non-binding help, you can also reach out to the Attorney General’s office or local dispute mediation services.

How to Dispute a Utility Charge: Step-by-Step

• Confirm how you are being billed: Check your lease agreement for sub-metering or master meter clauses.
• Gather past utility bills, provider statements, and your payment records.
• Submit a written request for a breakdown of charges and copies of utility bills to your landlord.
• If not resolved after 21 days, use the Landlord-Tenant Dispute Form to alert the Attorney General.
• In unresolved cases, consider small claims court or local dispute mediation (Washington State Courts).

These steps ensure you have evidence and follow the right order for best results.

FAQ: Washington Renters and Utility Billing

1. Can my landlord charge me more for utilities than they pay the provider?
   Landlords cannot profit from utility charges. They may only pass on actual costs to renters, divided by the agreed formula.^[2]
2. What if my unit does not have its own utility meter?
   If utilities are master metered, your landlord must disclose the calculation method and allow you to review provider bills.^[2]
3. How do I contest an incorrect utility bill?
   Start by making a written request for records. If the landlord does not respond in 21 days, file a complaint with the Attorney General or seek help from a local court.^[1]
4. Am I responsible for utility bills after I move out?
   You are only responsible for the charges during your tenancy dates as agreed in your rental contract. Provide your move-out date in writing for clarity.
5. Which agency oversees tenant utility disputes in Washington?
   The Washington State Courts handle formal disputes, while the Attorney General's Office offers advice and complaint resolution.

Summary: Protecting Your Utility Rights as a Renter

• Understand whether your billing is based on sub-metering or master metering and check your lease.
• Always request documentation if charges seem high or formulas unclear.
• Washington law prohibits landlord profit on passed-through utility charges; dispute any unfair bill promptly and in writing.

Knowing your rights helps you track utility charges, communicate effectively with your landlord, and access official help if needed.

Need Help? Resources for Renters

• Washington Attorney General – Landlord-Tenant Resources: Guides on disputes, rights, and complaint filing.
• Read the Residential Landlord-Tenant Act (RCW 59.18)
• Washington State Courts: Access small claims court and mediation information.
• Local legal aid organizations: Find pro bono or sliding-scale renter help through the Attorney General's referral links.

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1. Washington Residential Landlord-Tenant Act (RCW 59.18)
2. RCW 59.18.140 – Landlord's Duties—Utility Charges

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