Washington landlord guide — Superior Court info, local rules & the Longview, Kelso & Castle Rock rental market
📍 County Seat: Kelso • Largest City: Longview (~38,400) 👥 Pop. ~112,000 — Longview-Kelso MSA — SW Washington ⚖️ Cowlitz County Superior Court • Hall of Justice, 312 SW 1st Ave, Kelso 🌲 Timber & paper industry • Columbia River port • Mount St. Helens gateway
Cowlitz County occupies the southwestern corner of Washington state along the Columbia River, 48 miles north of Portland, Oregon, and about 125 miles south of Seattle. The county’s twin cities of Longview and Kelso — divided by the Cowlitz River but sharing a metro economy and identity — form the Longview-Kelso Metropolitan Statistical Area, a regional center for timber, paper manufacturing, river trade, and healthcare serving a broad swath of southwestern Washington. Longview (~38,400) is the county’s largest city, home to active paper and wood products mills, the Port of Longview (one of the West Coast’s major grain and bulk cargo facilities), and Lower Columbia College. Kelso (~13,000), the county seat, is slightly smaller but houses the courthouse and county government. Castle Rock to the north serves as the gateway to Mount St. Helens National Volcanic Monument and is a small but distinct community along Interstate 5.
Cowlitz County’s economy is anchored by manufacturing — paper and wood products remain central, though the industry has contracted over decades with mill consolidations. Manufacturing employs approximately 7,250 people, making it the largest employment sector. Healthcare (6,425) and government (6,553) follow closely. The county’s average annual wage of $67,600 is respectable for rural Washington, boosted by high-paying transportation, warehousing, and manufacturing jobs. The county’s unemployment rate of 6.2% (December 2025) runs above the state average, reflecting the ongoing volatility of resource-extraction industries. Longview’s median household income is approximately $60,844, with a poverty rate of 15.14% — elevated by Washington standards and reflecting the legacy of manufacturing job losses. Average 1-bedroom rent in Longview runs approximately $1,093/month. Median property values across the county are approximately $397,500. The Cowlitz Indian Tribe, a federally recognized tribe, is headquartered in Longview and is a significant employer and community institution in the county.
📊 Quick Stats
County Seat
Kelso (~13,000; courthouse; county government; Cowlitz River)
Largest City
Longview (~38,400; paper/timber; Port of Longview; Lower Columbia College)
Other Cities
Castle Rock (~2,400; Mt. St. Helens gateway; I-5), Kalama (~2,800; port/industry), Woodland (~7,000)
Population
~112,000 (2024) — Longview-Kelso MSA
Top Employers
Weyerhaeuser, Nippon Paper Industries, PeaceHealth St. John Medical Center, Port of Longview, Cowlitz Indian Tribe, Lower Columbia College, county/state government, Columbia River paper mills
Avg. Annual Wage
$67,600 (2024 covered employees)
Avg. 1BR Rent (Longview)
~$1,093/month
Median HH Income (Longview)
~$60,844 (poverty rate 15.14%)
Median Property Value
~$397,500 (county, 2024)
Unemployment
~6.2% (Dec 2025) — above WA state average; manufacturing volatility
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
Hall of Justice, 312 SW First Avenue, Suite 250, Kelso, WA 98626
Court Phone
(360) 577-3085
Cowlitz County — Local Rules & Washington State Law Highlights
Topic
Rule / Notes
Rental Licensing
No county-level rental licensing requirement in Cowlitz County. Washington has no statewide landlord licensing statute. The City of Longview and City of Kelso do not require general residential rental registration for standard long-term leases as of 2025. Verify any local STR or rental ordinances with the respective city before operating — particularly for short-term vacation rentals near Mount St. Helens or the Columbia River waterfront.
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 Cowlitz County where median incomes are below the state average and poverty rates are elevated, this cap provides meaningful protection for working-class tenants in the manufacturing and service economy. Exemptions (RCW 59.18.710): buildings under 10 years old, single-family residences not in a rental complex, income-based subsidized housing, and 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 for covered tenancies. Permitted causes: nonpayment (14-day statutory form), substantial lease violation (10-day cure), waste/nuisance/crime (3-day notice), owner/family move-in (90-day), sale of single-family home (90-day), demolition/rehab/change of use (120-day). In an economy with above-average unemployment and manufacturing volatility, the just-cause protections are critical for many Cowlitz County families.
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; 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. Lower Columbia Legal Aid Project and Northwest Justice Project serve Cowlitz County tenants.
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 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, undocumented damage, or carpet cleaning without proof of excessive wear. Intentional refusal: 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 statutory penalty plus attorneys’ fees. Given Cowlitz County’s elevated poverty rate and below-average incomes, this protection is frequently relevant.
Source of Income — Vouchers & Assistance
Statewide prohibition on source-of-income discrimination (RCW 59.18.255). Landlords throughout Cowlitz 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. Cowlitz County Housing Authority administers HCV programs in the area — a meaningful share of the rental population relies on these programs given the county’s elevated poverty rate.
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 has passed. Landlords may serve the 14-day notice immediately when rent is due. Late fees in any court judgment capped at $75 total (RCW 59.18.410).
Utility Shutoffs
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 utilities and must reconnect on tenant request (RCW 59.18.060(11)). Cowlitz County has a mild but occasionally warm maritime climate; heat advisories can occur during summer heat events along the Columbia River valley.
Cowlitz Indian Tribe
The Cowlitz Indian Tribe is a federally recognized tribe headquartered in Longview and one of the county’s significant employers. Properties within any tribal trust land boundaries would be subject to tribal jurisdiction rather than state court. However, most Cowlitz Tribe land holdings in Cowlitz County are not in traditional reservation configuration — many tribal members and employees are standard tenants in fee-simple market housing fully covered by WA RLTA. As with any potential tribal land issue, verify the ownership/trust status of property before establishing any tenancy near tribal facilities.
Cowlitz County Superior Court
Address: Hall of Justice, 312 SW First Avenue, Suite 250, Kelso, WA 98626 County Clerk: 312 SW 1st Ave, Room 233, Kelso, WA 98626 Phone: (360) 577-3085 • TTY: (800) 883-6388 Administration Hours: 8:30 AM–4:30 PM • Building Hours: 8:00 AM–5:00 PM Judges (5 elected, 4-year terms):
Dept. 1 — Hon. Gary B. Bashor
Dept. 2 — Hon. Thad E. Scudder
Dept. 3 — Hon. Michael H. Evans
Dept. 4 — Hon. Marilyn K. Haan (Presiding Judge 2025)
Dept. 5 — Hon. Patricia M. Fassett (Asst. Presiding Judge 2025) Note: Cowlitz County has a dedicated Superior Court website at cowlitzsuperiorcourt.us with daily court schedules. Some dockets remain virtual via Zoom — check the court website for current hearing format. The District Court also handles municipal court functions for Castle Rock, Kalama, Kelso, Longview, and Woodland.
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. Lower Columbia Legal Aid and Northwest Justice Project serve Cowlitz County residents.
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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Underground Landlord
🏘️ Communities & Screening Tips
Longview (largest city; manufacturing & port economy; Lower Columbia College; diverse income range): Longview’s rental market is the most active in the county, serving mill and manufacturing workers, port and logistics employees, healthcare workers from PeaceHealth St. John Medical Center, Lower Columbia College students and staff, and a substantial population of lower-income residents. The elevated poverty rate (15.14%) and manufacturing employment volatility mean applicant income stability deserves careful attention — verify current employment status and employer stability. Screen for healthcare, government, or union manufacturing employment as the most stable income sources. Source-of-income protections (RCW 59.18.255) apply in full; the Cowlitz County Housing Authority administers HCVs locally.
Kelso (county seat; courthouse; smaller; more residential): Kelso is closely linked to Longview but has a more residential, suburban character. Government employees, school district staff, and county workers make up a reliable tenant base. Lower Columbia College’s campus is in Longview but students rent throughout both cities. The courthouse is here — all eviction filings go to the Hall of Justice at 312 SW First Avenue.
Castle Rock (I-5 corridor; Mount St. Helens gateway; small community): Castle Rock’s small rental market serves I-5 corridor travelers and workers, tourism workers for the Mount St. Helens area, and rural residential families. The rental stock is largely older single-family homes. Screen for stable local employment or remote work income given the limited local job market.
Woodland & Kalama (growing I-5 communities; industrial port in Kalama): Woodland (~7,000) has experienced growth as a Portland metro bedroom community for those priced out of Clark County. Kalama hosts significant port and industrial activity. Both have active rental markets relative to their size. Screen for Portland-area commuter employment in Woodland — many residents work in Portland or Clark County.
Manufacturing Employment Volatility: Cowlitz County’s economy has experienced mill closures and workforce reductions over decades of timber and paper industry consolidation. Several mills remain operating (Weyerhaeuser, Nippon Paper Industries), but employment can be affected by market conditions, trade policy, and technology changes. For manufacturing-employed applicants, consider verifying not just current employment but employer stability and union contract status as indicators of medium-term income reliability.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Cowlitz County Washington Landlord-Tenant Law: Renting in Longview, Kelso, and the Columbia River Industrial Corridor
Cowlitz County sits at the confluence of the Cowlitz and Columbia rivers in southwestern Washington, 48 miles north of Portland along Interstate 5. The twin cities of Longview and Kelso have historically been one of the Pacific Northwest’s most important industrial centers — built on the timber and paper industries that defined the region for over a century and still provide significant employment at surviving mills including Weyerhaeuser and Nippon Paper Industries. The Port of Longview, one of the largest grain export facilities on the West Coast, reflects the county’s ongoing importance as a transportation and trade hub. But Cowlitz County’s economy has also faced real challenges: decades of mill consolidations have reduced manufacturing employment from its historic peaks, and the county’s 6.2% unemployment rate and 15% poverty rate in Longview reflect the legacy of those structural shifts. The rental market serves a working-class population with below-average incomes, and the protections built into Washington’s RLTA — just-cause eviction, the statutory 14-day notice form, deposit installment plans, source-of-income anti-discrimination — are particularly meaningful here.
Five Judges, a Dedicated Court Website, and Virtual Dockets
Cowlitz County Superior Court operates from the Hall of Justice at 312 SW First Avenue, Suite 250, in Kelso (phone: 360-577-3085). The court maintains a dedicated website at cowlitzsuperiorcourt.us with daily published schedules — a useful resource for landlords tracking upcoming hearings. Five elected judges serve the court: Hon. Gary B. Bashor (Dept. 1), Hon. Thad E. Scudder (Dept. 2), Hon. Michael H. Evans (Dept. 3), Hon. Marilyn K. Haan (Dept. 4, Presiding Judge 2025), and Hon. Patricia M. Fassett (Dept. 5, Assistant Presiding Judge 2025). Some dockets remain virtual via Zoom — the court website specifies which hearings are in-person and which are remote. The District Court handles municipal matters for Castle Rock, Kalama, Kelso, Longview, and Woodland from the same address.
Screening in a Manufacturing Economy
Cowlitz County’s rental applicant pool reflects an economy in transition. The most stable tenant cohorts are healthcare workers (PeaceHealth St. John Medical Center is a major employer), government and school district employees, and workers employed by established unionized manufacturing facilities. Mill workers at surviving paper and timber operations typically earn well above average wages — manufacturing in Cowlitz County averages over $84,000/year — but their employment can be affected by market downturns, mill curtailments, and trade policy changes. For manufacturing-employed applicants, verifying both income level and employment longevity, and understanding the employer’s recent stability, provides a more complete picture than current income alone. Washington’s source-of-income protection (RCW 59.18.255) prohibits rejecting Housing Choice Voucher holders — a population that represents a meaningful share of the Cowlitz County rental market given the elevated poverty rate.
This page is provided for general informational purposes only and does not constitute legal advice. All residential evictions in Cowlitz County are filed at Cowlitz County Superior Court, Hall of Justice, 312 SW First Avenue, Suite 250, Kelso, WA 98626 — (360) 577-3085. Washington requires the exact statutory 14-day pay-or-vacate form (RCW 59.18.057); defective notices result in dismissal. Just-cause eviction requirements apply statewide (RCW 59.18.650). Rent increases for tenancies of 12+ months 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). 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 Cowlitz County are filed at Cowlitz County Superior Court, Hall of Justice, 312 SW First Avenue, Suite 250, Kelso, WA 98626 — (360) 577-3085 (administration hours 8:30 AM–4:30 PM; check cowlitzsuperiorcourt.us for current virtual vs. in-person hearing schedule). Washington requires the exact statutory 14-day pay-or-vacate form (RCW 59.18.057); non-conforming notices result in dismissal. Just-cause eviction requirements (RCW 59.18.650) apply statewide. Rent increases for tenancies of 12+ months 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). Consult a licensed Washington attorney for specific guidance. Last updated: March 2026.
