Landlord-Tenant Law in Ketchikan Gateway Borough, Alaska
Ketchikan Gateway Borough is the southernmost borough in Alaska, situated on Revillagigedo Island in the southern panhandle of Southeast Alaska. The city of Ketchikan, carved into the steep hillsides above the Tongass Narrows, is one of Alaska’s most distinctive communities — a former salmon cannery town and timber center that reinvented itself as one of the nation’s busiest cruise ship ports. The borough is accessible only by Alaska Marine Highway ferry or small aircraft; no road connects it to the rest of Alaska or the continental United States. With approximately 13,750 residents and a 2020 census population of 14,070, Ketchikan is Alaska’s seventh largest borough. The median household income of approximately $92,885 is among the higher figures for Alaska boroughs, reflecting the blend of government, healthcare, and maritime employment.
Ketchikan’s economy pivots dramatically between its enormous summer tourism season and a more modest but stable year-round economy. The city hosts approximately 1.3 million cruise passengers annually (May through October), making it one of Alaska’s top two cruise ports by visitor volume alongside Juneau. Tourism directly drives demand for guides, hospitality workers, charter boat captains, and retail staff who flood the waterfront each summer. Year-round, the economy is anchored by government (the Ketchikan Gateway Borough, City of Ketchikan, and numerous state agencies), healthcare (PeaceHealth Ketchikan Medical Center), the Ketchikan Indian Community (a federally recognized Tlingit and Haida tribal government), the U.S. Forest Service (Ketchikan is the gateway to Misty Fjords National Monument and the Tongass National Forest — the largest national forest in the United States), commercial fishing, and the Alaska Marine Highway System ferry maintenance facility. Saxman, an incorporated Tlingit village immediately south of Ketchikan, is notable as the home of the world’s largest collection of standing totem poles.
All residential landlord-tenant matters are governed by the Alaska Uniform Residential Landlord and Tenant Act, AS 34.03.010 through AS 34.03.380. Eviction actions are filed in the First Judicial District Court in Ketchikan, 415 Main Street Room 400, (907) 225-3195. No rent control exists anywhere in Alaska.
5/10 — genuine year-round market driven by government/healthcare/AMHS; high summer seasonal demand from tourism; ~40% renters; constrained supply (steep terrain); no rent control; flat or slightly declining population
2 months’ rent (AS 34.03.070); waived if rent >$2,000/mo
Eviction Enforcement
Ketchikan Police Department / Alaska State Troopers
Ketchikan Gateway Borough Local Ordinances & Landlord Rules
Local rules that apply alongside Alaska state law
Category
Details
Rental Registration
Ketchikan Gateway Borough has not enacted a borough-wide landlord registration or rental licensing requirement. The City of Ketchikan has its own city code but no mandatory rental registration program. Short-term rental operators should consult the borough’s bed tax ordinance — Ketchikan levies an accommodation tax on short-term rentals that applies to vacation and STR platforms. Alaska has no state-level landlord licensing requirement (property managers of 5+ units must hold a real estate license).
Rent Control
None. Alaska preempts local rent control statewide. No rent stabilization ordinance exists in the borough or the City of Ketchikan. Month-to-month rent increases require 30 days’ written notice before the rental due date (AS 34.03.060).
Security Deposit
Cap: 2 months’ rent (AS 34.03.070); cap waived for rentals exceeding $2,000/month. Additional pet deposit up to 1 month’s rent (non-service animals). Return within 14 days with proper tenant notice; 30 days if no notice or damages. Itemized deduction notice required. Willful failure to return: up to 2× wrongfully withheld amount (AS 34.03.070(d)).
Year-Round Rental Market
Ketchikan’s year-round rental market is anchored by government, healthcare, and maritime employment. PeaceHealth Ketchikan Medical Center is the major healthcare employer, recruiting physicians and nursing staff from across the country who need year-round housing. Ketchikan Gateway Borough government, City of Ketchikan, and the Ketchikan Indian Community (tribal government) together employ hundreds of staff. The U.S. Forest Service Tongass National Forest headquarters is in Ketchikan and employs federal foresters, biologists, and support staff. The Alaska Marine Highway System maintenance yard employs marine mechanics and ferry workers. Ketchikan School District teachers represent another reliable tenant profile.
Cruise Tourism & Seasonal Housing
Ketchikan hosts approximately 1.3 million cruise ship passengers per year, docking at up to four large vessels simultaneously during peak summer days. The tourism economy employs zipline operators, float plane tour guides, charter boat captains, jewelry store staff, canoe outfitters, and food service workers from May through October. Many tourism workers are seasonal migrants who need housing for the summer season. Landlords targeting this market should use fixed-term leases aligned to the season (May 1 through October 31 is typical). The steep terrain of Revillagigedo Island limits new construction and keeps the rental supply relatively constrained — summer demand can push vacancy rates very low.
Supply Constraints & Geography
Ketchikan is famously constrained by geography. The city is built on a narrow shelf between the Tongass Narrows (the marine channel) and steep mountain slopes rising immediately behind. Buildable land is extremely limited. The result is that Ketchikan has significant multi-story development and older housing stock that is maintained rather than replaced. New construction is limited and expensive. This geographic constraint, combined with the community’s stable government employment base, supports above-average rents for Alaska communities of comparable size.
Alaska FED Eviction Process
FED proceedings filed at First Judicial District Court, 415 Main Street Room 400, Ketchikan, (907) 225-3195. Hours: Mon–Thu 8am–4:30pm, Fri 8am–3:30pm. Enforcement by Ketchikan Police Department or Alaska State Troopers. Self-help eviction strictly illegal (AS 34.03.210). Domestic violence affirmative defense (AS 34.03.300).
AS 34.03.010–34.03.380 — applicable in Ketchikan Gateway Borough
⚡ Quick Overview
7
Days Notice (Nonpayment)
10
Days Notice (Violation)
30-60
Avg Total Days
$150
Filing Fee (Approx)
💰 Nonpayment of Rent
Notice Type7-Day Notice to Pay or Quit
Notice Period7 days
Tenant Can Cure?Yes
Days to Hearing10-20 days
Days to Writ5-10 days
Total Estimated Timeline30-60 days
Total Estimated Cost$150-$500
⚠️ Watch Out
Tenant can cure by paying all rent owed plus late fees within the 7-day notice period. If tenant pays, landlord cannot proceed. Alaska has strong habitability defense protections.
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 District Court. Pay the filing fee (~$150).
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 Alaska 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 Alaska 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.
Ketchikan (~8,200, Revillagigedo Island) + Saxman (Tlingit village). Southernmost Alaska borough. No road access — ferry + air only. ~1.3M cruise visitors/yr. ~40% renters. First Judicial District, 415 Main St Rm 400, (907) 225-3195; Fri closes 3:30pm. Deposit cap 2 months. 7-day nonpayment; 30-day M-t-M. No rent control. No AK income tax.
Ketchikan Gateway Borough
Screen Before You Sign
Best year-round profiles: PeaceHealth hospital healthcare professionals, borough and city government employees, USFS Tongass staff, Ketchikan Indian Community employees, AMHS marine workers, school district teachers. For cruise tourism seasonal workers: fixed-term leases May–October only — do not allow seasonal workers to default to month-to-month. Verify employer letters for tourism employees. Run Alaska court records. Income at 3x monthly rent.
A Landlord’s Guide to Renting in Ketchikan Gateway Borough, Alaska
Ketchikan is one of the most visually striking cities in Alaska — a narrow band of colorful buildings and staircase streets carved into the steep hillside of Revillagigedo Island above the Tongass Narrows, with fishing boats and cruise ships sharing the waterfront below and forested mountains rising immediately behind. The self-proclaimed “Salmon Capital of the World,” Ketchikan is also one of Alaska’s wettest cities, receiving an average of 150+ inches of rain per year from the moisture-laden Pacific systems that funnel up the Southeast panhandle. Located at the southern gateway to the Alaska panhandle, it is the first major Alaska port of call for northbound cruise ships. The Alaska Uniform Residential Landlord and Tenant Act (AS 34.03.010 through AS 34.03.380) governs all residential tenancies throughout the borough.
Year-Round Demand: Government, Healthcare, and Maritime
Despite its massive tourism economy, Ketchikan’s year-round rental market is anchored by stable government and healthcare employment. PeaceHealth Ketchikan Medical Center is the largest private employer and a major recruiter of physicians, nurses, and healthcare professionals from the lower 48 who need long-term housing. The borough government, city government, Ketchikan Indian Community (the largest tribal government in Southeast Alaska), and the U.S. Forest Service Tongass National Forest headquarters together employ hundreds of year-round staff. The Alaska Marine Highway System maintenance facility employs marine engineers and mechanics. The Ketchikan School District employs teachers throughout the borough. All of these represent reliable, income-stable tenant profiles ideal for year-round leases. With approximately 40.6% of housing units renter-occupied, Ketchikan has a genuine multi-unit rental market — more rental-oriented than many comparable Southeast Alaska communities.
The Cruise Season: Ketchikan’s Summer Transformation
Ketchikan’s summer cruise season — from approximately May through October — brings approximately 1.3 million visitors, often landing four large ships simultaneously at the cruise ship docks along the downtown waterfront. The result is a complete seasonal transformation of the local economy. Zipline tour operators on nearby mountains, float plane tour companies, charter fishing boats on the surrounding waters, jewelry stores and souvenir shops along Creek Street and the waterfront, and food service operations all hire large numbers of seasonal workers who migrate to Ketchikan for the summer. These workers need housing from May through October. Landlords who want to serve this market should use fixed-term leases with defined end dates — a seasonal worker on a month-to-month lease at summer end becomes a liability when the cruise ships stop coming and the worker’s income disappears.
Saxman and Tlingit Cultural Heritage
Saxman, incorporated as a second-class city immediately south of Ketchikan, is a Tlingit village and home to the world’s largest standing collection of totem poles at Saxman Totem Park. The Ketchikan Indian Community, headquartered in Ketchikan, is the federally recognized tribal government for the Tlingit and Haida people of the region and a significant economic and cultural institution.
Security Deposits, Notices, and Eviction
Alaska caps security deposits at two months’ rent (AS 34.03.070), waived for rentals over $2,000 per month. Return within 14 days with proper notice, or 30 days if no notice or damages. For nonpayment: 7-Day Notice to Pay or Quit. Curable violations: 10-Day Notice to Cure or Quit. Non-curable: 5-Day Unconditional Notice. Intentional damage over $400: 24-Hour Notice. Month-to-month termination: 30-Day Written Notice. FED actions filed at First Judicial District Court, 415 Main Street Room 400, Ketchikan, (907) 225-3195 (note: Friday hours end at 3:30pm, not 4:30pm). Self-help eviction is illegal (AS 34.03.210).
Ketchikan Gateway Borough landlord-tenant matters governed by AS 34.03.010–34.03.380. Nonpayment: 7-Day Notice to Pay or Quit. Lease violation (curable): 10-Day Notice to Cure or Quit. Repeat/non-curable: 5-Day Unconditional Notice to Quit. Intentional damage >$400: 24-Hour Notice. Month-to-month termination: 30-Day Written Notice. Security deposit cap: 2 months’ rent (waived >$2,000/mo); pet deposit up to 1 additional month. Return 14 days with notice; 30 days if no notice or damages. Willful withholding: up to 2× damages. No rent control. Self-help eviction illegal — up to 1.5× damages (AS 34.03.210). Domestic violence affirmative defense: AS 34.03.300. KPD / Alaska State Troopers enforce. Court: First Judicial District, 415 Main St Rm 400, Ketchikan AK 99901; (907) 225-3195; Mon–Thu 8am–4:30pm, Fri 8am–3:30pm AKT. No Alaska income tax. Last updated: May 2026.
Disclaimer: This page provides general information about landlord-tenant law in Ketchikan Gateway Borough, Alaska and is not legal advice. Laws change frequently. Always verify current requirements with a licensed Alaska attorney before taking legal action. Last updated: May 2026.
