Wash. Rev. Code » Title 59 · Chapter 59.20
Revised Code of Washington

Wash. Rev. Code § 59.20.090 (2026)

✓ current as of May 2026
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(1) Unless otherwise agreed rental agreements shall be for a term of one year. Any rental agreement of whatever duration shall be automatically renewed for the term of the original rental agreement, unless a different specified term is agreed upon.
(2) A landlord seeking to increase the rent upon expiration of the term of a rental agreement of any duration shall notify the tenant in writing three months prior to the effective date of any increase in rent.
(3) A tenant shall notify the landlord in writing one month prior to the expiration of a rental agreement of an intention not to renew.
(4)(a) The tenant may terminate the rental agreement upon thirty days written notice whenever a change in the location of the tenant's employment requires a change in his or her residence, and shall not be liable for rental following such termination unless after due diligence and reasonable effort the landlord is not able to rent the mobile home lot at a fair rental. If the landlord is not able to rent the lot, the tenant shall remain liable for the rental specified in the rental agreement until the lot is rented or the original term ends.
(b) Any tenant who is a member of the armed forces, including the national guard and armed forces reserves, or that tenant's spouse or dependent, may terminate a rental agreement with less than thirty days notice if the tenant receives permanent change of station or deployment orders which do not allow greater notice. The service member shall provide the landlord a copy of the official military orders or a signed letter from the service member's commanding officer confirming any of the following criteria are met:
(i) The service member is required, pursuant to permanent change of station orders, to move thirty-five miles or more from the location of the rental premises;
(ii) The service member is prematurely or involuntarily discharged or released from active duty;
(iii) The service member is released from active duty after having leased the rental premises while on active duty status and the rental premises is thirty-five miles or more from the service member's home of record prior to entering active duty;
(iv) After entering into a rental agreement, the commanding officer directs the service member to move into government provided housing;
(v) The service member receives temporary duty orders, temporary change of station orders, or state active duty orders to an area thirty-five miles or more from the location of the rental premises, provided such orders are for a period not less than ninety days; or
(vi) The service member has leased the property, but prior to taking possession of the rental premises, receives change of station orders to an area that is thirty-five miles or more from the location of the rental premises.
[ 2019 c 23 s 5; 2010 c 8 s 19034; 2003 c 7 s 3; 1998 c 118 s 3; 1980 c 152 s 2; 1979 ex.s. c 186 s 7; 1977 ex.s. c 279 s 9.]

Notes:

Effective date—2003 c 7: See note following RCW 59.18.200.
Severability—1979 ex.s. c 186: See note following RCW 59.20.030.
Notes of Decisions
Cited in 12 cases (1 in the last 5 years), 1982–2021 · leading case: W. Plaza, LLC v. Tison, 364 P.3d 76 (Wash. 2015).
Sort: Relevance Newest Treatment
W. Plaza, LLC v. Tison, 364 P.3d 76 (Wash. 2015). · cites it 12× “This result follows from RCW 59.20.090, which provides that every MHLTA lease is for one year unless otherwise specified and that every lease automatically renews unless a party exercises the right to terminate in terms consistent with the MHLTA.”
Holiday Resort Cmty. Ass'n v. Echo Lake Assocs., L.L.C., 135 P.3d 499 (Wash. Ct. App. 2006). · cites it 6× ““[S]ubject to the provisions of RCW 59.20.090, at the conclusion of the twelve (12) month term of this Rental Agreement, this Rental Agreement and tenancy automatically renew as provided by law.”
Holiday Resort Cmty. Assoc. v. Echo Lake Assoc. LLC., 135 P.3d 499 (Wash. Ct. App. 2006). · cites it 8× “"[S]ubject to the provisions of RCW 59.20.090, at the conclusion of the twelve (12) month term of this Rental Agreement, this Rental Agreement and tenancy automatically renew as provided by law.”
Little Mountain Estates Tenants Ass'n v. Little Mountain Estates MHC, LLC, 236 P.3d 193 (Wash. 2010). · cites it 8× “RCW 59.20.090(1) provides, “Unless otherwise agreed rental agreements shall be for a term of one year.”
Seashore Villa Ass'n v. Hagglund Fam. Ltd. P'ship, 260 P.3d 906 (Wash. Ct. App. 2011). · cites it 2× “The tenants cited RCW 59.20.090(1), 5 which provides that leases automatically renew at the end of their term.”
McGahuey v. Hwang, 15 P.3d 672 (Wash. Ct. App. 2001). · cites it 2× “Citing RCW 59.20.090(1), which provides that leases automatically renew at the end of their term, 11 the Tenants claim the MHLTA prohibits a landlord from requiring a tenant to pay for utilities once any lease requiring the landlord to do so is signed.”
W. Plaza, LLC v. Tison, 322 P.3d 1 (Wash. Ct. App. 2014). · cites it 4× “Western Plaza asserts that at the end of each year it could modify the rent amount by giving Tison proper notice, relying on RCW 59.20.090 and McGahuey, 104 Wn. App. at 181-83 .”
Gillette v. Zakarison, 846 P.2d 574 (Wash. Ct. App. 1993). “Although a mobile park landlord must approve or disapprove a rental agreement assignment on the same basis as any new tenant, consent to an assignment must not be unreasonably withheld. RCW 59.”
Moolick v. Lawson, 655 P.2d 1185 (Wash. Ct. App. 1982). “RCW 59.20.090. It is evident both parties ignored the provisions of the act and thus violated its terms.”
Tst, Llc, Dba Oaks Mobile & Rv Court, V Manufactured Hous. Dispute (Wash. Ct. App. 2021). · cites it 22× “Former RCW 59.20.090 Former RCW 59.20.090(2) states, “a landlord seeking to increase the rent upon expiration of the term of a rental agreement of any duration shall notify the tenant in writing three months prior to the effective date of any increase in rent.”
Little Mountain v. Little Mountain Estates, 236 P.3d 193 (Wash. 2010). · cites it 9× “RCW 59.20.090(1) provides: " Unless otherwise agreed rental agreements shall be for a term of one year.”
W. Plaza, LLC v. Tison (Wash. 2015). · cites it 13× “See RCW 59.20.090(1 ). Uncler Washington law, any automatic lease renewal must be added to the term of the lease for determining compliance with the statute of frauds.”
— Wash. Rev. Code § 59.20.090(1) — 10 cases
W. Plaza, LLC v. Tison, 364 P.3d 76 (Wash. 2015). “This result follows from RCW 59.20.090, which provides that every MHLTA lease is for one year unless otherwise specified and that every lease automatically renews unless a party exercises the right to terminate in terms consistent with the MHLTA.”
Holiday Resort Cmty. Assoc. v. Echo Lake Assoc. LLC., 135 P.3d 499 (Wash. Ct. App. 2006). “"[S]ubject to the provisions of RCW 59.20.090, at the conclusion of the twelve (12) month term of this Rental Agreement, this Rental Agreement and tenancy automatically renew as provided by law.”
Holiday Resort Cmty. Ass'n v. Echo Lake Assocs., L.L.C., 135 P.3d 499 (Wash. Ct. App. 2006). ““[S]ubject to the provisions of RCW 59.20.090, at the conclusion of the twelve (12) month term of this Rental Agreement, this Rental Agreement and tenancy automatically renew as provided by law.”
Little Mountain Estates Tenants Ass'n v. Little Mountain Estates MHC, LLC, 236 P.3d 193 (Wash. 2010). “RCW 59.20.090(1) provides, “Unless otherwise agreed rental agreements shall be for a term of one year.”
Seashore Villa Ass'n v. Hagglund Fam. Ltd. P'ship, 260 P.3d 906 (Wash. Ct. App. 2011). “The tenants cited RCW 59.20.090(1), 5 which provides that leases automatically renew at the end of their term.”
— Wash. Rev. Code § 59.20.090(2) — 7 cases
W. Plaza, LLC v. Tison, 364 P.3d 76 (Wash. 2015). “This result follows from RCW 59.20.090, which provides that every MHLTA lease is for one year unless otherwise specified and that every lease automatically renews unless a party exercises the right to terminate in terms consistent with the MHLTA.”
Holiday Resort Cmty. Ass'n v. Echo Lake Assocs., L.L.C., 135 P.3d 499 (Wash. Ct. App. 2006). ““[S]ubject to the provisions of RCW 59.20.090, at the conclusion of the twelve (12) month term of this Rental Agreement, this Rental Agreement and tenancy automatically renew as provided by law.”
Holiday Resort Cmty. Assoc. v. Echo Lake Assoc. LLC., 135 P.3d 499 (Wash. Ct. App. 2006). “"[S]ubject to the provisions of RCW 59.20.090, at the conclusion of the twelve (12) month term of this Rental Agreement, this Rental Agreement and tenancy automatically renew as provided by law.”
McGahuey v. Hwang, 15 P.3d 672 (Wash. Ct. App. 2001). “Citing RCW 59.20.090(1), which provides that leases automatically renew at the end of their term, 11 the Tenants claim the MHLTA prohibits a landlord from requiring a tenant to pay for utilities once any lease requiring the landlord to do so is signed.”
Tst, Llc, Dba Oaks Mobile & Rv Court, V Manufactured Hous. Dispute (Wash. Ct. App. 2021). “Former RCW 59.20.090 Former RCW 59.20.090(2) states, “a landlord seeking to increase the rent upon expiration of the term of a rental agreement of any duration shall notify the tenant in writing three months prior to the effective date of any increase in rent.”
— Wash. Rev. Code § 59.20.090(4)(a) — 2 cases
W. Plaza, LLC v. Tison, 364 P.3d 76 (Wash. 2015). “This result follows from RCW 59.20.090, which provides that every MHLTA lease is for one year unless otherwise specified and that every lease automatically renews unless a party exercises the right to terminate in terms consistent with the MHLTA.”
W. Plaza, LLC v. Tison (Wash. 2015). “See RCW 59.20.090(1 ). Uncler Washington law, any automatic lease renewal must be added to the term of the lease for determining compliance with the statute of frauds.”
— Wash. Rev. Code § 59.20.090(D) — 1 case
W. Plaza, LLC v. Tison, 364 P.3d 76 (Wash. 2015). “This result follows from RCW 59.20.090, which provides that every MHLTA lease is for one year unless otherwise specified and that every lease automatically renews unless a party exercises the right to terminate in terms consistent with the MHLTA.”
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