Franklin County is one of Washington’s most remarkable growth stories — consistently among the state’s top three fastest-growing counties over the past decade, and home to Pasco, which was rated one of the eight fastest-growing cities in the United States between 2016 and 2021. The county sits at the confluence of the Columbia, Snake, and Yakima rivers in southeastern Washington and forms the Franklin County portion of the Tri-Cities Metropolitan Statistical Area (together with neighboring Benton County). The Tri-Cities MSA reached an estimated population of over 315,000 in 2024, making it the second-largest urban area in Eastern Washington and one of the Pacific Northwest’s fastest-growing metropolitan regions. Franklin County’s own population has grown from 96,749 at the 2020 census to approximately 102,300 in 2025 — a 22% cumulative gain since 2010, far outpacing the statewide average of 15%.
Franklin County is majority-Hispanic — 55.3% of residents identify as Hispanic or Latino, the highest share of any county in Washington and among the highest in the Pacific Northwest. Approximately 20.8% of residents are foreign-born, and 86.4% are U.S. citizens. This demographic profile reflects deep roots in the agricultural labor economy — agriculture, forestry, and fishing remain the county’s largest single employment sector — as well as growth driven by younger Hispanic families attracted by affordable housing relative to western Washington. The county’s median household income is approximately $82,755 with a poverty rate of 12.8%. The HUD fair market rent for a 1-bedroom in Benton-Franklin is $1,206. Pasco’s rental market is active and growing, with thousands of new homes and apartments built in recent years. Washington’s source-of-income anti-discrimination law is particularly important in Franklin County, where a significant portion of the population relies on agricultural assistance programs, food benefits, and housing vouchers.
📊 Quick Stats
County Seat & Largest City
Pasco (~81,280; one of WA’s fastest-growing cities; agriculture & Tri-Cities hub)
~102,300 (2025 est.) — 3rd fastest-growing WA county; +22% since 2010
Tri-Cities MSA
~315,000–320,000 (with Benton County); 2nd largest metro in Eastern WA
Demographics
55.3% Hispanic/Latino — highest share in WA; 20.8% foreign-born; 86.4% U.S. citizens
Top Industries
Agriculture/food processing (#1 employer), healthcare, retail, Hanford cleanup workers (Benton Co.-based), Columbia Basin College, Port of Pasco
Median HH Income
~$82,755 (poverty rate 12.8%)
HUD FMR 1BR (Benton-Franklin)
$1,206/month (2024)
Median Home Value
~$379,300 (Franklin Co., 2024); Tri-Cities median sale $433,000 (2025)
Avg. HH Size
3.09 persons/household — well above WA average; screen for occupancy carefully
Rent Control
None locally; WA statewide rent cap applies (RCW 59.18.700)
⚡ Eviction At-a-Glance
Nonpayment Notice
14-Day Pay or Vacate (statutory form required — RCW 59.18.057)
Lease Violation
10-Day Comply or Vacate
Waste / Nuisance / Unlawful Activity
3-Day Notice to Quit
No-Cause (month-to-month)
Not permitted — just-cause required statewide
Owner Move-In
90-Day Advance Written Notice
Sale of Single-Family Home
90-Day Advance Written Notice
Demolition / Rehab / Change of Use
120-Day Advance Written Notice
Security Deposit Return
30 days after vacancy or notice of abandonment
Rent Increase Notice
90 days advance written notice
Rent Increase Cap
Lesser of CPI+7% or 10% per 12 months (RCW 59.18.700)
Courthouse (Franklin Co.)
Franklin County Courthouse, 1016 N 4th Ave, Pasco, WA 99301
Court Phone
(509) 736-3071
Franklin County — Local Rules & Washington State Law Highlights
Topic
Rule / Notes
Shared Court with Benton County
Franklin County is served by the Benton & Franklin Counties Superior Court — a shared court system serving both counties with a unified bench. The Franklin County courthouse location is at 1016 N 4th Avenue, Pasco, WA 99301 (phone: 509-736-3071; Clerk Suite 306; hours M–F 8:30 AM–4:00 PM, closed noon–1 PM). Eviction cases for Franklin County properties are filed in Pasco at this location. The primary court administration is based in the Benton County Justice Center in Kennewick, but Franklin County evictions are handled at the Pasco courthouse. For Franklin County evictions, file and appear at the Pasco location — do not confuse with the Kennewick Benton County location. In 2026 the Franklin County dockets were reorganized — confirm current procedures directly with the Pasco clerk’s office.
Shared Judges — Benton & Franklin
The Benton & Franklin Counties Superior Court is presided over by a unified bench that includes: Hon. Jacqueline I. Stam (Presiding Judge 2024/2025), Hon. Diana N. Ruff (Asst. Presiding), Hon. Joseph M. Burrowes, Hon. David L. Petersen, Hon. Norma Rodriguez, Hon. Jacqueline Shea-Brown, and Hon. Bronson J. Brown. Court Commissioners include Darin R. Campbell, Arthur D. Klym, Brandon P. Holt, Andrew M. Howell, and Megan A. Whitmire. Franklin County eviction hearings are assigned among these judicial officers — confirm which judge or commissioner is hearing your matter with the Pasco clerk when you file. Interpreter services are available at the Pasco courthouse — contact the court in advance.
Rental Licensing
No county-level rental licensing requirement in Franklin County. Washington has no statewide landlord licensing statute. The City of Pasco does not require a general residential rental registration for standard long-term leases as of 2025. Verify any local STR or rental ordinances with the City of Pasco or City of Connell before operating short-term vacation rentals. Pasco’s rapid growth has generated discussion around rental market regulation — verify current rules with the city before making investment decisions.
Rent Control & Rent Increase Cap
No local rent control. Washington’s statewide rent increase cap (RCW 59.18.700, effective 2025): annual increases for tenancies of 12+ months capped at the lesser of CPI+7% or 10%. In Franklin County where rapid growth has put upward pressure on rents and a significant portion of residents are lower-income agricultural workers, this cap provides meaningful protection for established long-term tenants. Exemptions (RCW 59.18.710): buildings under 10 years old (highly relevant given massive new construction in Pasco), single-family residences not in a rental complex, income-based subsidized housing, tenancies under 12 months. 90 days’ advance written notice required for all rent increases.
Just-Cause Eviction
Washington’s just-cause eviction law (RCW 59.18.650) applies statewide. No-cause month-to-month terminations are not permitted. Permitted causes: nonpayment (14-day statutory form), substantial lease violation (10-day cure notice), waste/nuisance/crime (3-day), owner/family move-in (90-day), sale of single-family home (90-day), demolition/rehab/change of use (120-day).
14-Day Notice — Statutory Form & Spanish Translation
Washington’s 14-day pay-or-vacate notice must use the exact statutory form (RCW 59.18.057): separately itemize rent, utilities, and recurring charges; require non-electronic payment (cashier’s check, money order, certified funds) unless the rental agreement provides otherwise; and include the Eviction Defense Screening Line (855-657-8387) and the AG’s website (www.atg.wa.gov/landlord-tenant). A non-conforming notice results in dismissal. Spanish-language translation of the statutory 14-day notice is available from the AG’s office and should be used when the tenant primarily speaks Spanish — which in Franklin County is more than half of all residents. The Pasco courthouse provides interpreter services; request in advance. Bilingual notices and leases are strongly recommended practice in Franklin County.
Security Deposit Requirements
No statutory cap on deposit amount. Required: (1) written rental agreement specifying deposit terms; (2) signed written move-in condition checklist at tenancy start (failure = landlord liable for full deposit); (3) deposit held in trust account at Washington-licensed financial institution with written notice of depository to tenant (RCW 59.18.270); (4) return with itemized statement and documentation within 30 days (RCW 59.18.280). No deductions for ordinary wear and tear. Intentional refusal to return: up to 2x damages.
Deposit Installment Plans
Upon written tenant request, landlords must allow deposits and nonrefundable fees to be paid in installments (RCW 59.18.610): 3 monthly installments for leases of 3+ months; 2 otherwise. No fees or interest permitted. Refusal triggers a 1-month rent penalty plus attorneys’ fees. Given Franklin County’s large agricultural workforce and many lower-income households, this protection is frequently relevant.
Source of Income — Critical in Franklin County
Statewide prohibition on source-of-income discrimination (RCW 59.18.255). Landlords may not reject applicants based on Housing Choice Vouchers, public assistance (including agricultural worker assistance), veterans benefits, Social Security, SSI, or any government/nonprofit benefit. Voucher amount must be subtracted from rent before applying income thresholds. Civil penalty: up to 4.5x monthly rent. Franklin County has the highest Hispanic/Latino percentage of any Washington county (55.3%) and a significant agricultural worker population that relies on SNAP, WIC, Medicaid, and housing assistance programs. Fair housing enforcement in Franklin County is active. Rejecting voucher holders in this market carries significant legal exposure.
Landlord Entry
Minimum 2 days’ (48 hours’) advance written notice with exact date and time stated (RCW 59.18.150). Entry only at reasonable times. Emergency entry permitted without notice. After one written warning, each unauthorized entry: $100 per violation.
Late Fees
No late fees for rent paid within 5 days of the due date (RCW 59.18.170). Late fees may run from day 1 after the due date once the 5-day window passes. Late fees in any court judgment capped at $75 total (RCW 59.18.410).
Utility Shutoffs & Summer Extreme Heat
Intentional utility terminations are unlawful: $100/day per service plus actual damages (RCW 59.18.300). During NWS heat-related alerts, landlords may not disconnect electric or water and must reconnect on tenant request (RCW 59.18.060(11)). Pasco and the Tri-Cities Columbia River basin regularly reach 100°F–110°F in summer — one of the hottest climates in Washington. Extreme heat events and NWS advisories are common from June through September. For landlords with utility-included units or master-metered properties, the reconnection obligation during heat alerts is directly and frequently operative here.
Seasonal Agricultural Exemption
Housing provided by an employer in conjunction with seasonal agricultural employment is exempt from RCW Chapter 59.18 (RCW 59.18.040(7)). Franklin County’s agricultural economy — asparagus, potatoes, corn, fruit, wine grapes, onions — employs large numbers of seasonal workers. Employer-tied housing tied to that employment is exempt; standard market rentals to agricultural workers are RLTA-covered. In a county where 55% of residents are Hispanic/Latino and many are agricultural workers, correctly identifying whether a housing arrangement is employer-provided or market-rate is essential. Document the employment-housing relationship in writing for any potential exemption claim.
Benton & Franklin Counties Superior Court — Franklin Co. Location
Franklin County Courthouse: 1016 N 4th Avenue, Pasco, WA 99301 County Clerk: Suite 306, 1016 N 4th Ave, Pasco, WA 99301 Phone: (509) 736-3071 • Hours: M–F 8:30 AM–4:00 PM (closed noon–1 PM) Judges (shared Benton-Franklin bench): Hon. Jacqueline I. Stam (Presiding), Hon. Diana N. Ruff (Asst. Presiding), Hon. Joseph M. Burrowes, Hon. Bronson J. Brown, Hon. David L. Petersen, Hon. Norma Rodriguez, Hon. Jacqueline Shea-Brown Commissioners: Darin R. Campbell, Arthur D. Klym, Brandon P. Holt, Andrew M. Howell, Megan A. Whitmire Note: Franklin County evictions are filed at the Pasco courthouse — not at Benton County’s Kennewick Justice Center. A 2026 Franklin County docket reorganization is in effect — confirm current procedures with the Pasco clerk. Interpreter services available; request in advance. District Court: 1016 N 4th Ave, Pasco • (509) 545-3593
Confirm current information at franklincountywa.gov.
Tenant Right to Counsel & Legal Aid
Indigent tenants have the right to a court-appointed attorney in eviction proceedings (RCW 59.18.640) — at or below 200% of the federal poverty level. The Eviction Defense Screening Line is 855-657-8387. This must appear on both the 14-day notice and the statutory eviction summons. Columbia Legal Services and Northwest Justice Project serve Franklin County. With a majority-Hispanic population and significant immigrant community, Spanish-language legal services are particularly important — both organizations offer bilingual assistance.
Tenant Can Cure?Yes - tenant can pay full amount due within 14 days to cure. Payment must first be applied to amounts shown on notice.
Days to Hearing7-20 days
Days to Writ3-5 days
Total Estimated Timeline30-75 days
Total Estimated Cost$300-$800
⚠️ Watch Out
VERY tenant-friendly. Just Cause Eviction statewide (RCW 59.18.650) - landlord must have enumerated cause to evict. 14-day notice must use specific statutory form language including info about legal aid, dispute resolution centers, and right to appointed counsel. Notice must be in multiple languages per AG website. Rent increases capped at 7%+inflation or 10%, whichever lower. 60-day notice for rent increases. Right to counsel for qualifying low-income tenants.
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
File an eviction case with the Superior Court - Unlawful Detainer. Pay the filing fee (~$45-60).
Tenant is served with a summons and has the opportunity to respond.
Attend the court hearing and present your case.
If you prevail, obtain a writ of possession from the court.
Law enforcement executes the writ and removes the tenant if necessary.
⚠️ Disclaimer: This page provides general information about Washington eviction laws and does not constitute legal advice.
Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections.
For specific legal guidance, consult a qualified Washington attorney or local legal aid organization.
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⚠️ Disclaimer: These calculations are estimates based on state statutes and typical court timelines. Actual results vary by county, court backlog, and case specifics. Always verify current requirements with your local courthouse. This is not legal advice.
Underground Landlord
🏘️ Communities & Screening Tips
Pasco (county seat; largest city; fastest-growing; majority-Hispanic; diverse economy): Pasco’s rental market is one of eastern Washington’s most active, driven by extraordinary population growth. The tenant base spans a wide range: agricultural workers and food-processing employees, Hanford cleanup workers and contractors who live in Pasco and commute to Richland/Benton County, healthcare workers from Kadlec/Trios hospitals (across the river in Benton County), Columbia Basin College students and staff, retail and service workers, and a growing population of young Hispanic families. Spanish-language communication in screening and notices is essential in Pasco — over half of all residents are Hispanic/Latino. Average household size of 3.09 persons means occupancy limits are a frequent consideration; ensure your occupancy standards comply with fair housing law (generally 2+1 per bedroom is the safe harbor).
Connell (I-90 corridor; fast-growing; agricultural community; 4.3% growth): Connell was among the fastest-growing cities by percentage in the Tri-Cities area in 2024. The community is growing as a more affordable alternative for workers priced out of Pasco, serving agricultural workers, I-90 logistics employees, and rural residential families. Screen for stable agricultural or logistics employment; Connell’s growth has outpaced its infrastructure in some areas.
Agricultural Workforce & Seasonal Income: Franklin County’s agricultural economy employs thousands of workers year-round and seasonally — asparagus harvest, potato harvest, corn, wine grapes, and onions are major crops. For agricultural worker applicants, annual income is more meaningful than monthly income. Request prior-year tax returns (W-2 or 1099) and calculate income-to-annual-rent rather than monthly ratios. Source-of-income protection (RCW 59.18.255) prohibits rejecting applicants who supplement seasonal agricultural income with SNAP, WIC, Medicaid, or housing vouchers.
High Household Size: Franklin County’s average household size of 3.09 is significantly above the Washington state average. Landlords should set written occupancy limits consistent with fair housing guidelines (the HUD standard is generally 2 persons per bedroom as a baseline, with local conditions considered). Blanket “no children” policies violate fair housing law. Occupancy standards must be applied consistently and tied to legitimate space and safety concerns rather than family status.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Franklin County Washington Landlord-Tenant Law: Renting in Pasco, Washington’s Majority-Hispanic Growth County
Franklin County is Washington’s most demographically distinctive county and one of its fastest-growing. With 55.3% of residents identifying as Hispanic or Latino — the highest share of any county in the state — Franklin County is a majority-minority county whose character is shaped by its deep roots in agricultural labor immigration, its position at the confluence of three rivers (Columbia, Snake, and Yakima) in the heart of Washington’s agricultural southeast, and its remarkable population growth fueled by affordable housing relative to western Washington and a diversifying economy anchored by the Tri-Cities regional complex. Pasco, the county seat at roughly 81,280 residents, was named one of the eight fastest-growing cities in the United States between 2016 and 2021, and the county as a whole grew at nearly double the state average rate in the decade through 2024. That growth pace is expected to continue, with projections adding more than 22,000 residents by 2030.
The Shared Benton-Franklin Court: Filing in Pasco
Franklin County’s evictions are handled by the Benton & Franklin Counties Superior Court — a shared court system that serves both counties with a unified bench. Franklin County cases are filed and heard at the Franklin County Courthouse at 1016 N 4th Avenue in Pasco (phone: 509-736-3071; Clerk Suite 306; hours M–F 8:30 AM–4:00 PM). The Benton County Justice Center in Kennewick handles Benton County matters — do not confuse the two locations for filing purposes. A 2026 docket reorganization for Franklin County is in effect, so landlords should confirm current procedures with the Pasco clerk before filing. The court’s unified bench includes seven judges and five commissioners, ensuring adequate capacity for the combined Benton-Franklin caseload. Interpreter services are available at the Pasco courthouse — request in advance given that over half of Franklin County’s population speaks Spanish as a primary or preferred language.
Source of Income, Spanish Notices, and Fair Housing in a Majority-Hispanic County
Washington’s source-of-income anti-discrimination law (RCW 59.18.255) is especially significant in Franklin County, where a large portion of the rental population relies on agricultural assistance programs, Housing Choice Vouchers administered by the Housing Authority of the City of Pasco and Franklin County, Medicaid, SNAP, or veterans benefits. Rejecting an applicant because they use a housing voucher exposes a landlord to a civil penalty of up to 4.5 times the monthly rent. Equally important: the AG’s office provides a Spanish-language version of the required 14-day statutory pay-or-vacate notice — using only an English-language notice when the tenant primarily speaks Spanish may not satisfy the notice requirement’s intent and could complicate proceedings. Using bilingual leases and the Spanish-language statutory notice form is strongly recommended practice in the Franklin County market. The Pasco courthouse provides interpreter services for court proceedings — request them in advance to ensure proper communication at any eviction hearing.
Extreme Summer Heat and the Utility Reconnection Obligation
Pasco and the Tri-Cities Columbia River basin are among the hottest places in Washington state, with summer temperatures regularly reaching 105°F–110°F and periodic stretches of extreme heat that trigger NWS heat advisories. Washington law (RCW 59.18.060(11)) requires landlords to reconnect electric and water utilities on tenant request during NWS heat-related alerts and prohibits utility disconnection during such alerts. For landlords with utility-included or master-metered units in Franklin County, this obligation is not theoretical — it is a regular summer compliance requirement. Landlords who deliberately shut off utilities during a heat advisory face $100 per day per service in statutory damages plus actual damages to the tenant.
This page is provided for general informational purposes only and does not constitute legal advice. Franklin County evictions are filed at the Benton & Franklin Counties Superior Court, Franklin County Courthouse, 1016 N 4th Avenue, Pasco, WA 99301 — (509) 736-3071. A 2026 Franklin County docket reorganization is in effect — confirm procedures with the Pasco clerk. Washington requires the exact statutory 14-day pay-or-vacate form (RCW 59.18.057); Spanish-language versions are available from the AG’s office; defective notices result in dismissal. Just-cause eviction requirements apply statewide (RCW 59.18.650). Rent increases for 12-month+ tenancies capped at lesser of CPI+7% or 10% with 90 days’ notice (RCW 59.18.700). Source of income discrimination is prohibited (RCW 59.18.255). Seasonal agricultural employee housing in conjunction with employment may be exempt under RCW 59.18.040(7). Consult a licensed Washington attorney for specific guidance. Last updated: March 2026.
⚠️ Legal Disclaimer: This page is provided for general informational purposes only and does not constitute legal advice. Franklin County evictions are filed at the Benton & Franklin Counties Superior Court, Franklin County Courthouse, 1016 N 4th Avenue, Pasco, WA 99301 — (509) 736-3071 (M–F 8:30 AM–4:00 PM). Do not file Franklin County evictions at the Benton County Justice Center in Kennewick. A 2026 Franklin County docket reorganization is in effect — confirm current filing procedures with the Pasco clerk’s office. Washington requires the exact statutory 14-day pay-or-vacate form (RCW 59.18.057), with Spanish-language versions available from the AG’s office; non-conforming notices result in dismissal. Just-cause eviction requirements (RCW 59.18.650) apply statewide. Rent increases for 12-month+ tenancies are capped at the lesser of CPI+7% or 10% with 90 days’ advance written notice (RCW 59.18.700). Source of income discrimination is prohibited statewide (RCW 59.18.255). Seasonal agricultural employee housing provided in conjunction with employment may be exempt under RCW 59.18.040(7). Consult a licensed Washington attorney for specific guidance. Last updated: March 2026.
