Washington landlord guide — Superior Court info, local rules & the South Bend, Raymond & Long Beach Peninsula rental market
📍 County Seat: South Bend (~1,859) • Largest City: Raymond (~3,092) 👥 Pop. ~24,245 — 28th of 39 WA counties — Median age 54.9 — 32.7% housing vacancy ⚖️ Pacific & Wahkiakum Counties Superior Court • 300 Memorial Drive, South Bend 🦪 Willapa Bay oysters (25% of US harvest) • Cranberries • Long Beach Peninsula • Timber
Pacific County occupies the southwestern corner of Washington — a coastal county of ocean beaches, river estuaries, old-growth timber, oyster tidelands, and cranberry bogs centered on Willapa Bay, one of the cleanest and most productive coastal bays in North America. The county encompasses two very different geographies: the industrial and government towns of South Bend and Raymond on the Willapa River (inland), and the Long Beach Peninsula — a 28-mile-long sand spit separating Willapa Bay from the Pacific Ocean — that stretches from Ilwaco and Long Beach in the south to Ocean Park and Nahcotta in the north. Willapa Bay produces approximately 25% of the United States’ entire oyster harvest and hosts the nation’s largest farmed shellfish operation, making Pacific County the undisputed oyster capital of American aquaculture. Cranberry bogs, commercial fishing, timber and wood products, and seasonal beach tourism round out the county’s economic base.
Pacific County’s rental market is defined by extremes. The county has a 32.7% housing vacancy rate — one of the highest of any Washington county — driven entirely by the massive stock of seasonal vacation and second homes on the Long Beach Peninsula. Strip away that seasonal inventory, and the actual year-round rental market is extremely thin: only 18.5% of occupied housing units are renter-occupied in a county of just 24,245 residents. With a median age of 54.9 years (among Washington’s oldest counties) and 31.5% of residents aged 65 or older, the county’s tenant base skews heavily toward retirees on fixed incomes, year-round service workers in the tourism and aquaculture industries, and a small number of younger workers in healthcare, schools, and local government. Median gross rent is approximately $944/month and median household income is $62,350. Pacific County’s Superior Court is shared with neighboring Wahkiakum County under a single elected judgeship.
📊 Quick Stats
County Seat
South Bend (~1,859; Willapa River; courthouse; oyster processing; historic courthouse)
Largest City
Raymond (~3,092; timber; Willapa River; US-101 hub; World’s Largest Talking Lumberjack)
Peninsula Cities
Long Beach (~1,831; beach tourism; kite festival), Ilwaco (~1,433; Columbia River fishing), Ocean Park (~1,906 CDP; retirees; vacation homes)
Population
~24,245 (2024) — 28th of 39 WA counties; slow growth (~0.3%/yr)
Economy
Willapa Bay oysters (25% of US harvest); cranberries; timber/wood products; commercial fishing; Long Beach Peninsula tourism
Median Age
54.9 years — one of WA’s oldest counties; 31.5% aged 65+; retiree influx driving demand
Median HH Income
~$62,350 (2023)
Median Gross Rent
~$944/month — among WA’s most affordable coastal markets
Housing Vacancy
32.7% — one of WA’s highest; driven by massive Long Beach Peninsula vacation/second-home stock
Renter Share
18.5% of occupied units — very thin year-round rental market
Shared Judgeship
Pacific & Wahkiakum Counties share one elected Superior Court Judge (Hon. Donald J. Richter)
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 — 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
300 Memorial Drive, South Bend, WA 98586
Court Phone
(360) 875-9328 (admin) / (360) 875-9320 (clerk)
Pacific County — Local Rules & Washington State Law Highlights
Topic
Rule / Notes
Shared Judgeship — Pacific & Wahkiakum Counties
Pacific County shares its Superior Court judge with neighboring Wahkiakum County under a single elected judgeship. Hon. Donald J. Richter is the elected judge for both Pacific and Wahkiakum Counties. The court also has a Commissioner (currently Douglas E. Goelz) and a Court Administrator (Marilyn Staricka). Because one judge serves two counties, scheduling and availability can differ from multi-judge courts — confirm hearing dates carefully. All Pacific County evictions are filed at 300 Memorial Drive, South Bend. The clerk is Emma Rose, elected Pacific County Clerk; her office handles all case records. The Pacific County Superior Court website (pacificcountysuperiorcourt.info) maintains current calendars and forms.
Vacation/Seasonal Rental Market — Long Beach Peninsula
Pacific County’s 32.7% housing vacancy rate is one of the highest in Washington, driven entirely by the massive inventory of vacation homes, beach cabins, and second homes on the Long Beach Peninsula. Properties rented on a short-term or seasonal basis — typically to visitors spending a week or a summer at the beach — may not constitute “residential dwelling units” subject to RLTA if the tenancy does not meet the statutory definition of a month-to-month or longer residential tenancy. Short-term vacation rentals (STRs) under 30 days are generally not subject to RLTA — different legal frameworks and local business licensing requirements may apply instead. Landlords converting properties between vacation rentals and long-term tenancies should clearly document the nature of each arrangement and ensure that any tenancy meeting RLTA’s definition is managed with full statutory compliance (written lease, move-in checklist, trust account deposit, just-cause protections). Verify current STR licensing requirements with Pacific County and the applicable city (Long Beach, Ilwaco, Ocean Park area).
Eviction Resolution Program (ERP)
Pacific County Superior Court has an active Eviction Resolution Program (ERP) listed on the court’s website. Under Washington’s statewide ERP framework (RCW 59.18.680), landlords filing nonpayment evictions may be required to engage in mediated resolution before proceeding to court. Verify current ERP requirements and procedures at pacificcountysuperiorcourt.info or by calling (360) 875-9328 before filing any unlawful detainer action for nonpayment of rent.
Shoalwater Bay Indian Tribe
The Shoalwater Bay Indian Tribe (Chinook people) is a federally recognized tribe with a reservation near Tokeland on the northern shore of Willapa Bay. Tribal trust land within the Shoalwater Bay Reservation is subject to Shoalwater Bay Tribal Court jurisdiction — not Washington RLTA or Pacific County Superior Court. Before establishing any rental near Tokeland or the northern Willapa Bay shoreline, verify fee-simple vs. tribal trust land status through a title search. The tribe’s economic development includes the Shoalwater Bay Casino and tribal facilities — not all properties in the Tokeland/Shoalwater area are on tribal land, but those that are have a different jurisdictional framework.
Aging Tenant Population — Fixed Income Screening
With a median age of 54.9 and 31.5% of residents aged 65 or older, Pacific County has one of Washington’s oldest populations. A substantial share of the rental applicant pool will be retirees with Social Security income, pension distributions, investment income, and retirement savings rather than employment income. Washington’s source-of-income protection (RCW 59.18.255) prohibits rejecting applicants based on public assistance, veterans benefits, Social Security, SSI, or any government/nonprofit benefit. Employment-only income screening policies are unlawful when applied to retired applicants. Landlords must assess the full income picture — including retirement account distributions, pension checks, Social Security, and investment income — rather than requiring active employment. Civil penalty: up to 4.5x monthly rent for violations.
Rent Control & Rent Increase Cap
No local rent control. Washington’s statewide rent increase cap (RCW 59.18.700, effective 2025): annual increases for 12-month+ tenancies capped at the lesser of CPI+7% or 10%. In a county where many long-term tenants are retired residents on fixed incomes with no ability to absorb large rent increases, the cap is particularly meaningful. Exemptions (RCW 59.18.710): buildings under 10 years old, single-family residences not in a rental complex, 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 + ERP), 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 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 unless the agreement provides otherwise; 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.
Security Deposit Requirements
No statutory cap under state law. Required: (1) written rental agreement; (2) signed written move-in condition checklist (failure = landlord liable for full deposit); (3) trust account deposit with written notice of depository (RCW 59.18.270); (4) return with itemized statement within 30 days (RCW 59.18.280). No deductions for ordinary wear and tear. For coastal properties — document pre-existing moisture, salt air corrosion, and weathering conditions at move-in.
Deposit Installment Plans
Upon written tenant request, allow deposits in installments (RCW 59.18.610): 3 monthly for 3-month+ leases; 2 otherwise. No fees or interest. Refusal: 1-month rent penalty plus attorneys’ fees.
Landlord Entry
Minimum 2 days’ (48 hours’) advance written notice with exact date and time (RCW 59.18.150). Emergency entry without notice permitted. After one written warning, each unauthorized entry: $100 per violation.
Late Fees
No late fees within 5 days of the due date (RCW 59.18.170). Late fees in court judgments capped at $75 total (RCW 59.18.410).
Pacific & Wahkiakum Counties Superior Court
Address: 300 Memorial Drive, South Bend, WA 98586 Mailing: P.O. Box 67, South Bend, WA 98586 Phone: (360) 875-9328 (admin) • (360) 875-9320 (clerk) • Fax: (360) 875-9351 Judge: Hon. Donald J. Richter (elected Pacific & Wahkiakum Counties Superior Court Judge) Commissioner: Douglas E. Goelz Administrator: Marilyn Staricka County Clerk: Emma Rose • clerk@co.pacific.wa.us ERP: Eviction Resolution Program active — verify pre-filing requirements at pacificcountysuperiorcourt.info North Pacific District Court: 300 Memorial Drive, South Bend • Judge Scott A. Harmer South Pacific District Court: 7013 Sandridge Road, Long Beach • Judge Nancy R. McAllister Raymond Municipal Court: 230 2nd Street, Raymond South Bend Municipal Court: 1102 1st Street, South Bend
Confirm at pacificcountysuperiorcourt.info.
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% FPL. Eviction Defense Screening Line: 855-657-8387 (must appear on notice and summons). Northwest Justice Project serves Pacific County. The court’s website (pacificcountysuperiorcourt.info) maintains a Self Help / Pro Se section and a Court Facilitator for family law matters. The Shoalwater Bay Tribe may provide separate legal resources to enrolled tribal members.
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
Raymond (largest city; timber; US-101): Raymond is the county’s commercial center on US-101, built on timber and still relying on wood products manufacturing and the regional service economy. Tenants are primarily working-age families, healthcare and school district employees, and retail/service workers. With a relatively younger demographic than the rest of the county, Raymond has a more conventional rental market. Screen for stable employment in healthcare, schools, or local manufacturing.
South Bend (county seat; government; oyster industry): The county seat is smaller than Raymond but houses the courthouse, county government, and an active oyster processing industry on Willapa Bay. Tenants include county employees, court and government workers, and oyster industry workers. Government employment is the most stable income base here.
Long Beach Peninsula (Long Beach, Ilwaco, Ocean Park): The peninsula’s year-round rental market is extremely thin — most housing is vacation or second-home property. Long-term renters here are primarily service workers in the tourism, hospitality, and restaurant industries; fishing industry workers in Ilwaco; and retirees who have made the peninsula their permanent home. Rental income from this area is highly seasonal from vacation use — but RLTA applies fully to any tenancy meeting its definition. Screen carefully for year-round income stability. Be explicit in lease terms about the nature of the tenancy (short-term vacation rental vs. residential). STRs under 30 days are generally exempt from RLTA — anything that becomes month-to-month is covered.
Fixed-Income Retiree Tenants: With 31.5% of the population aged 65+, a very large share of rental applicants will be retirees. Screen for total income from all sources — Social Security, pension, 401k/IRA distributions, investment income, and military retirement. Do not apply employment-only income requirements. Source-of-income protection (RCW 59.18.255) makes it unlawful to reject an otherwise-qualified applicant because their income comes from Social Security or other protected sources. Document your consistent, income-neutral screening process.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Pacific County Washington Landlord-Tenant Law: Renting in South Bend, Raymond, and the Long Beach Peninsula
Pacific County is the oyster capital of the United States — Willapa Bay, the great tidal estuary at the heart of the county, produces approximately 25% of the nation’s entire oyster harvest and is the largest farmed shellfish operation in the country. The county’s economy is built on this aquaculture legacy, alongside cranberry bogs, commercial fishing, timber, and the seasonal beach tourism economy of the Long Beach Peninsula — a 28-mile sand spit stretching along the Pacific coast from Ilwaco north to Oysterville. With a population of just 24,245 and a median age of 54.9 — one of the oldest in Washington — Pacific County is a rural coastal county in gradual demographic transition, with a significant influx of retirees from the Puget Sound region drawn by affordable coastal living and the area’s natural beauty.
One Judge for Two Counties — and What That Means for Landlords
Pacific County shares its Superior Court judge with neighboring Wahkiakum County under a single elected judgeship — Hon. Donald J. Richter serves both counties. Commissioner Douglas E. Goelz and Administrator Marilyn Staricka support the court. All Pacific County evictions are filed at 300 Memorial Drive in South Bend (mailing P.O. Box 67; admin 360-875-9328; clerk 360-875-9320). Clerk Emma Rose handles all case records. The court’s ERP (Eviction Resolution Program) is active — verify pre-filing requirements before any nonpayment eviction at pacificcountysuperiorcourt.info. Because one judge serves two counties, scheduling can be tighter than in a larger court — confirm hearing availability early. Two district courts serve the county: North Pacific District Court in South Bend (Judge Scott A. Harmer) and South Pacific District Court in Long Beach (Judge Nancy R. McAllister, 7013 Sandridge Road) — the latter specifically serving the peninsula.
The 32.7% Vacancy Rate: Vacation Homes and RLTA Clarity
Pacific County’s 32.7% housing vacancy rate — among the highest of any Washington county — is almost entirely the product of the Long Beach Peninsula’s massive vacation home and second-home inventory. Properties operated as short-term vacation rentals (STRs) rented for periods under 30 days to transient guests are generally not subject to Washington’s RLTA, which covers residential dwelling units rented on a month-to-month or longer basis. Landlords operating in the mixed vacation/long-term rental space must be clear: once a tenancy becomes month-to-month, RLTA applies in full — with just-cause eviction requirements, deposit rules, notice requirements, and rent increase caps all operative. Converting a property from vacation rental to long-term use (or back) requires careful documentation and clear lease terms that establish the nature of each tenancy from the start.
This page is provided for general informational purposes only and does not constitute legal advice. All residential evictions in Pacific County are filed at Pacific & Wahkiakum Counties Superior Court, 300 Memorial Drive (P.O. Box 67), South Bend, WA 98586 — admin (360) 875-9328; clerk (360) 875-9320. Verify ERP requirements before filing nonpayment evictions. 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) — Social Security, pension, and retirement income are protected sources; employment-only screening is unlawful. Short-term vacation rentals under 30 days are generally not RLTA-covered; month-to-month tenancies are fully covered. Properties on Shoalwater Bay tribal trust land near Tokeland may be subject to tribal court jurisdiction — verify land status. 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 Pacific County are filed at Pacific & Wahkiakum Counties Superior Court, 300 Memorial Drive (P.O. Box 67), South Bend, WA 98586 — admin (360) 875-9328; clerk Emma Rose (360) 875-9320. Verify Eviction Resolution Program (ERP) requirements before filing nonpayment evictions at pacificcountysuperiorcourt.info. 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) — retirement income, Social Security, and pension income are protected sources. Short-term vacation rentals under 30 days are generally not subject to RLTA; month-to-month tenancies are fully covered. Properties on Shoalwater Bay Indian Tribe trust land near Tokeland may be subject to tribal court jurisdiction — verify land status before establishing any tenancy. Consult a licensed Washington attorney for specific guidance. Last updated: March 2026.
