Washington landlord guide — Superior Court info, local rules & the Ellensburg, Cle Elum & Suncadia rental market
📍 County Seat & Largest City: Ellensburg (~19,000) — Central Washington University 👥 Pop. ~48,000 — Two distinct markets: college town & mountain recreation ⚖️ Kittitas County Superior Court • 205 W 5th Ave, Suite 207, Ellensburg 🏔️ CWU students • Cle Elum • Suncadia • Roslyn • I-90 corridor • STR market
Kittitas County straddles the Cascade Range along the I-90 corridor, occupying 2,333 square miles of terrain that ranges from the high alpine passes and ski slopes of Snoqualmie Pass in the west to the broad, semi-arid Kittitas Valley to the east. Its county seat and largest city is Ellensburg, home to Central Washington University (CWU) — the dominant economic and demographic force in the city. The county’s population of approximately 48,000 is divided into two very distinct economic and rental markets that happen to share a county boundary: the CWU-dominated college town of Ellensburg and the recreation-and-resort upper county centered on Cle Elum, Roslyn, and the Suncadia Resort corridor along the upper Yakima River. These two markets operate by different economic logic, attract different tenant types, and present different screening and compliance considerations for landlords.
Ellensburg’s rental market is overwhelmingly student-driven. With CWU enrollment around 10,000–12,000 students, the city’s median age is approximately 25 years and its poverty rate is 22.4% — well above state averages — largely reflecting student incomes. Median household income in Ellensburg is approximately $49,888, significantly below the county median of $73,804. Student tenants have predictable turnover patterns (academic year), unique income verification challenges (parent guarantors, financial aid), and group rental dynamics. The upper county — Cle Elum (~2,200), Roslyn (~900), Ronald, and the Suncadia master-planned resort community — is dominated by vacation rentals, second-home owners, and weekend recreationists drawn by skiing (Summit at Snoqualmie), hiking, fishing, and mountain biking. The housing vacancy rate county-wide is 15.8%, reflecting a large inventory of seasonally or recreationally occupied homes. Short-term rental regulations are an active and evolving policy issue in the upper county. Median gross rent county-wide is approximately $1,227/month.
📊 Quick Stats
County Seat & Largest City
Ellensburg (~19,000; Central Washington University; Kittitas Valley ranching; county government)
The upper Kittitas County corridor along the upper Yakima River — Cle Elum, Roslyn, Ronald, and the Suncadia master-planned resort — hosts one of Washington’s most active short-term rental markets. Suncadia in particular has thousands of vacation-use cabins and homes, many operated as STRs on platforms like Airbnb and VRBO. The high housing vacancy rate (15.8% county-wide) reflects the large volume of seasonally or recreationally occupied properties. STR operators must verify current licensing requirements with Kittitas County Community Development (unincorporated areas), the City of Cle Elum, and the City of Roslyn before operating — STR ordinances in this region have been actively evolving in response to community concerns about housing availability and neighborhood character. Properties used exclusively as STRs or vacation rentals that are not rented to the same person for more than a specific threshold (typically 30 days under Washington law) may not qualify as “residential dwelling units” subject to RLTA — verify the nature of each tenancy before applying RLTA protections.
Student Tenant Market — Ellensburg & CWU
Central Washington University’s enrollment of approximately 10,000–12,000 students is the dominant force in Ellensburg’s rental market. Ellensburg landlords should anticipate and plan for: (1) Academic-year lease cycles — most students want August–June or September–August leases; structure lease terms to capture academic-year demand and avoid summer vacancy; (2) Group rentals — multiple student co-tenants with individual or joint-and-several liability; document clearly in the lease; (3) Guarantors — parent/guardian co-signers are common for student tenants without independent income; guarantor agreements must be in writing and clearly state the scope of the guarantor’s obligation; (4) Financial aid income — not a protected source of income under RCW 59.18.255, but can be a valid income source for student applicants; verify disbursement amounts and timing; (5) Turnover — plan for high end-of-year turnover, move-in checklist documentation, and professional cleaning between tenancies.
Rental Licensing
No county-level rental registration for standard long-term leases in Kittitas County. Washington has no statewide landlord licensing statute. The City of Ellensburg does not currently require general residential rental registration for long-term leases as of 2025. STR licensing requirements vary by jurisdiction within the county — verify with Kittitas County Community Development, City of Cle Elum, and City of Roslyn for current STR regulations.
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 Ellensburg’s student market, turnover is high enough that many tenancies are under 12 months — but for long-term non-student tenants, the cap applies and 90-day advance written notice is required. Exemptions (RCW 59.18.710): buildings under 10 years old, single-family residences not in a rental complex, income-based subsidized housing, tenancies under 12 months.
Just-Cause Eviction
Washington’s just-cause eviction law (RCW 59.18.650) applies statewide throughout Kittitas County. 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). A fixed-term lease that ends at the end of the academic year does not automatically confer no-cause termination rights — if the tenancy continues into a month-to-month arrangement, just-cause applies.
14-Day Notice — Statutory Form Required
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. Notice must be properly served — for student tenants, confirm the current address of each named tenant on the lease (students may spend breaks at home addresses elsewhere).
Security Deposit Requirements
No statutory cap on deposit amount under state law (verify Ellensburg city code). Required: (1) written rental agreement specifying deposit terms; (2) signed written move-in condition checklist at tenancy start — critical with student tenants who may move furniture, damage walls, or have large group gatherings; (3) deposit held in trust account at Washington-licensed financial institution with written notice of depository (RCW 59.18.270); (4) return with itemized statement and documentation within 30 days (RCW 59.18.280). Document move-out condition thoroughly with photos. No deductions for ordinary wear and tear.
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. Installment plans are particularly relevant for student tenants with limited cash at move-in.
Source of Income
Statewide prohibition on source-of-income discrimination (RCW 59.18.255). Landlords throughout Kittitas County may not reject applicants based on Housing Choice Vouchers, public 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. Note: student financial aid and parental support are not protected sources of income — landlords may require them as qualifications or require a qualified guarantor. GI Bill housing stipends for student veterans are protected as veterans benefits.
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 without notice permitted. After one written warning, each unauthorized entry: $100 per violation. In student rentals with multiple co-tenants, document entry notices to all named tenants on the lease.
Late Fees
No late fees for rent paid within 5 days of the due date (RCW 59.18.170). Late fees in any court judgment capped at $75 total (RCW 59.18.410).
Kittitas County Superior Court
Address: Kittitas County Courthouse, 205 W 5th Avenue, Suite 207, Ellensburg, WA 98926 Phone: (509) 962-7533 • Fax: (509) 962-7667 Email: superiorcourt@co.kittitas.wa.us Hours: M–F 8:30 AM–4:30 PM Judges: Hon. Chris Herion • Hon. James D. Kirkham Court Administrator: Sarah Keith • (509) 933-8306 County Clerk: Val Barschaw • 205 W 5th Ave, Suite 210, Ellensburg, WA 98926 • (509) 962-7531 • M–F 8:30 AM–4:30 PM Lower District Court (Ellensburg): 205 W 5th Ave, Suite 180 • (509) 962-7511 • Judge Paul Sander Upper District Court (Cle Elum): 700 E 1st Street, Cle Elum, WA 98922 • (509) 674-5533 • Judge Craig Juris • M–Th 7:00 AM–5:00 PM, F 8:00 AM–5:00 PM
Confirm current information at co.kittitas.wa.us.
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 summons. Northwest Justice Project and Yakima-based legal aid providers serve Kittitas County. CWU’s Student Legal Services provides free legal assistance to enrolled students for many civil matters including landlord-tenant disputes. Student tenants facing eviction may have access to legal resources through CWU — landlords should anticipate that student tenants may be well-advised.
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
Ellensburg (CWU student market; college town; government hub): Ellensburg’s rental market is almost entirely driven by CWU — during the academic year, demand is intense and vacancy is essentially zero for well-maintained properties near campus. Off-season (summer) sees significant vacancies as students depart. Optimal strategy: 12-month leases beginning in August or September, capturing the full academic year plus summer. Screen with a guarantor requirement for students with no independent income. Consider roommate/co-tenant arrangements carefully — document each named tenant’s obligations and the joint-and-several liability structure in the lease. CWU off-campus housing office posts available rentals and can drive qualified applicants. Faculty and staff tenants are the most stable income earners in Ellensburg — screen for CWU or Kittitas Valley Healthcare employment for the most reliable non-student tenants.
Kittitas City / Rural Kittitas Valley (agricultural area; smaller community; stable): The small City of Kittitas and the broader Kittitas Valley agricultural area between Ellensburg and the county’s eastern edge offer a quieter, more stable rental market of farm workers, rural families, and some county employees. Agricultural employment income may be seasonal — verify annual income rather than monthly for harvest-season workers. Source-of-income protections apply equally in rural areas.
Cle Elum / Roslyn / Suncadia (recreation; STR-heavy; mountain resort): The upper Kittitas County market is dominated by second-home owners, vacation rental operators, and weekend recreationists. Long-term rental supply is tight and primarily serves Suncadia and local resort workers, school district employees, and people who prefer rural mountain living. Rental prices in the Suncadia area are relatively high given the resort context and second-home market. STR operators must navigate Kittitas County and city-specific ordinances — the regulatory environment is actively evolving. Long-term tenants in this area are typically lower-income resort and hospitality workers; source-of-income protections matter here.
Student Tenant Screening Best Practices: Use a consistent written screening criteria document. Require a qualified co-signer/guarantor for applicants without independent income (students). Verify financial aid disbursement dates and amounts if using financial aid as income documentation. Document all co-tenants named on the lease. Apply the deposit installment plan requirement on written request. Take thorough move-in condition photos. Build noise/quiet hours and guest policies clearly into the lease. CWU Student Legal Services advises students — be professionally compliant from the first day.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Kittitas County Washington Landlord-Tenant Law: Renting in Ellensburg, Cle Elum, and Washington’s Cascade Corridor
Kittitas County presents Washington landlords with two very different rental markets separated by roughly 30 miles of I-90. In Ellensburg, the county seat, Central Washington University’s 10,000–12,000 students define everything about the rental economy — the pricing, the tenant demographics, the lease timing, and the compliance challenges. With a median age of 25 and a poverty rate of 22.4%, Ellensburg has the profile of a classic college town: intense seasonal demand during the academic year, significant summer vacancy, high tenant turnover, and the particular compliance issues that arise when students with limited income history and no independent credit are the primary applicant pool. In the upper county — Cle Elum, Roslyn, and the Suncadia resort corridor along the upper Yakima River — a completely different economy operates: vacation rentals, second homes, ski-season and recreation workers, and a short-term rental market that has made the county a destination for Puget Sound weekenders willing to make the 90-minute I-90 drive from Seattle.
Ellensburg Landlords: The Student Market and RLTA
Washington’s RLTA applies to student tenants in Ellensburg with the same force it applies everywhere else in the state. The 14-day statutory pay-or-vacate notice form must be exact. Just-cause eviction requirements apply — a landlord cannot end a student’s month-to-month tenancy simply because the academic year ends. Fixed-term leases that expire naturally at the end of the lease term (with no hold-over) are not subject to just-cause requirements for non-renewal, but landlords must offer a new lease to any fixed-term tenant they wish to retain with 60–90 days’ advance notice under the lease renewal requirements. Move-in condition checklists are especially important with student tenants — document everything at move-in with photos, and keep copies of all signed checklists. Security deposits require trust accounts, itemized return within 30 days of vacancy, and deduction documentation. The deposit installment plan right (RCW 59.18.610) applies on request. CWU Student Legal Services is a well-known resource — Ellensburg landlords can anticipate that legally sophisticated student tenants or their parents may contest questionable deposit deductions or notice defects.
Upper County: STRs, Suncadia, and Two District Courts
The upper Kittitas County short-term rental market has grown significantly with the development of Suncadia Resort and the broader I-90 recreation corridor. Landlords operating vacation rentals in the Cle Elum, Roslyn, and Suncadia area must verify current STR licensing requirements with Kittitas County Community Development (unincorporated areas), the City of Cle Elum, and the City of Roslyn — these ordinances have been evolving. The county notably has two District Courts: the Lower District Court in Ellensburg (Suite 180 of the courthouse; 509-962-7511; Judge Paul Sander) and the Upper District Court in Cle Elum (700 E 1st Street; 509-674-5533; Judge Craig Juris; Mon–Thu 7 AM–5 PM, Fri 8 AM–5 PM) — the latter serving the upper county communities. Superior Court evictions for all of Kittitas County are filed at the main courthouse at 205 W 5th Avenue, Suite 207, Ellensburg (Hon. Chris Herion and Hon. James D. Kirkham; 509-962-7533). County Clerk Val Barschaw is in Suite 210 (509-962-7531).
This page is provided for general informational purposes only and does not constitute legal advice. All residential evictions in Kittitas County are filed at Kittitas County Superior Court, 205 W 5th Avenue, Suite 207, Ellensburg, WA 98926 — (509) 962-7533. Washington requires the exact statutory 14-day pay-or-vacate notice (RCW 59.18.057); 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 prohibited (RCW 59.18.255); GI Bill housing stipends for student veterans are protected. STR operators in Cle Elum, Roslyn, and unincorporated Kittitas County must verify current local licensing requirements before operating. 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. All residential evictions in Kittitas County are filed at Kittitas County Superior Court, 205 W 5th Avenue, Suite 207, Ellensburg, WA 98926 — (509) 962-7533. Washington requires the exact statutory 14-day pay-or-vacate notice (RCW 59.18.057); 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). STR operators in Cle Elum, Roslyn, Suncadia, and unincorporated Kittitas County must verify current local licensing and zoning requirements with Kittitas County Community Development and applicable city governments before operating short-term rentals. Consult a licensed Washington attorney for specific guidance. Last updated: March 2026.
