Lease Renewal and Rent Increase Process

Workflow for renewing residential leases and issuing rent increase notices at Jevons-managed properties in compliance with Washington State law.

Rent Increase Policy

Special Cases

• !No rent increase takes effect during the first 12 months of a tenancy (RCW 59.18.700)
• !Housing Choice Voucher (Section 8) tenancies get the same two options on the same schedule, with one contract rent per option and no separate fee; a new rent takes effect only after the housing authority approves it
• !Where the owner has instructed in writing that the rent stay the same, the renewal is offered at the current rent
• !An owner who wants the home back, for example to sell or move in, is handled under step 7, never by a no-cause notice

Renewal Process Steps

1. 1

   Jevons Property Management

   Identify tenancies reaching their renewal window, including month-to-month tenancies due for their yearly offer; determine the jurisdiction and its required notice period

   Outcome: Renewal candidates identified

   hybrid
2. 2

   Jevons Property Management

   Read every note, attachment, email and text with the tenant and the owner to confirm the owner wants the tenant to stay; ask the owner in writing only when their intent is unclear

   Outcome: Renewal confirmed, held until the owner answers in writing, or routed to step 7

   hybrid
3. 3

   Jevons Property Management

   Price both options within policy and the state cap: 3.9% for a 12-month renewal; 4.5% month-to-month, plus a $25 admin fee only where local law allows it, capped at 4.9% combined; Seattle: 3.9% one-year / 4.5% month-to-month with no admin fee (SMC 7.24); no $25 admin fee in Seattle, Tacoma or Federal Way, or on any voucher tenancy

   Outcome: Rent for each option calculated

   automated
4. 4

   Jevons Property Management

   Serve the rent increase notice on the official form, together with a Renewal Offer letter showing both options, by personal service, substitute service, or posting and mailing (RCW 59.12.040)

   Outcome: Notice served at least 90 days before the new rent takes effect, or longer where the city requires it; housing authority and other rent payers notified; the renewal is then sent for e-signature

   hybrid
5. 5

   Tenant

   Sign the 12-month renewal by the deadline in the Renewal Offer, or do nothing to continue month-to-month

   Outcome: If signed: the new lease term begins. If unsigned: the tenancy continues month-to-month at the rent and on the terms stated in the notice served. Jevons does not pursue or terminate for refusal to sign.

   manual
6. 6

   Jevons Property Management

   Countersign the signed renewal through AppFolio e-signature after re-checking the rent, the served notice and the 12-month rule; for an unsigned lease, apply exactly the noticed month-to-month rent once the lease ends

   Outcome: Renewed lease or month-to-month rent recorded; renewal fee charged to owner ledger on an executed renewal

   hybrid
7. 7

   Jevons Property Management

   If the owner wants the home back, serve a notice to vacate only where Washington or city law provides a lawful cause, after attorney review; never for a plain non-renewal

   Outcome: Lawful notice served, or the owner is told in writing what the law allows and the tenancy continues

   manual