Certified mail is a good way to prove that the document has been sent and received.
Background
Send your communications certified mail, return receipt and regular first class mail, and keep a copy for your own records. You may also hand deliver the correspondence and ask that the landlord or manager initial and date your copy of the letter to prove the date it was received. Email correspondence is always good to save for documentation purposes, but the Landlord-Tenant Act was largely written prior to the internet age.
The Act is not clear as to whether email constitutes proper notice to the landlord, especially if the landlord never responds to an email, making it difficult to prove whether they received the notices or not. The surest way is to write a physical letter as described above. Sometimes landlords will have specific forms that they want you to use, such as a repair request form or work order. It is fine to use those forms, just make sure that you get copies of the forms before they are turned in.
You can ask management to initial or sign and date your copy of the form to prove that it was received. The owner of your property is considered to be the person, people or corporation named on the property title. Many owners hire property management companies to handle the daily business of running the rentals. Anyone designated by the landlord to be acting as their agent can also be considered a landlord and is also responsible for following all the obligations set out in the law.
Thus, more than one person may be considered your landlord. Generally rental agreements will lay out specifically who to go to with concerns and repair requests and how to reach them. It is still very important for tenants to have the means to communicate directly with the owner of a property regarding their concerns and questions. Management companies work for the property owner, who may be largely uninvolved but still has ultimate decision-making authority over the property. It also may be useful to contact the owner of a property directly if property management is not responsive to your requests, or if you have problems with management itself.
There is no guarantee that the owner will be any more responsive or responsible than the management, but documentation of your communication is the first step in the negotiation process — especially if you decide to pursue legal action against your landlord. The landlord is required to provide a mailing address for themselves posted on the property — and must provide the name and address of an agent within the county acting on their behalf if they live out of state — as required in RCW Sometimes landlords only provide contact information for the property management company, or even provide no contact information at all.
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Landlords who live out of state still have all the same obligations under the Landlord-Tenant Act. If they violate a provision of RCW Tenants may serve notice of Small Claims Court upon them in the same manner of any landlord living within Washington state, as long as it is served in accordance with the Landlord-Tenant Act.
Pierce County, WA Property Tax information
Out-of-state landlords who are served notices of Small Claims Court in Washington state are entitled to not less than 60 days to appear and answer. Counties maintain information about property value and ownership, as well as tax payments. This information is open to the public and can often be found online in searchable databases. Contact information for a few counties in Washington is listed below.
Read the directions for each parcel viewer carefully in order to get accurate information. Most search engines require that you list only the street number and name without directionals NE, S, etc. Sometimes properties with legitimate addresses do not show up on the online databases.
You can also find a history of the property sales, zoning and property tax information on these websites.
Some landlords may be listed as corporations, denoted with Corp. There must be a mailing address for the registered agent of each corporation in Washington state. You can send correspondence regarding rental property there. If so, you may have to do a more extensive search to locate an address for your landlord. You can do a more detailed online search through the records office for your county. You can also look in the phone book or on the White Pages online for their address. If you end up with more than one possible correct address for the landlord, you can send copies of your communications to all the addresses you have.
Closed New Owner: A new owner has obtained the property in violation. A notice of violation is mailed to the new owner with a new case number. Complaint Received: A complaint has been submitted to the City of Tacoma and is pending inspection. Ongoing Investigation: Property is being monitored by an inspector and the decision whether or not to pursue compliance is pending. Violation Confirmed: Inspector has completed the property site inspection and has identified the violation.
The map default filter show all open nuisance cases.
Property Details
Using the drop down categories at the top of the map, you may filter the results by case type, case status, council district and open date. You may also use the search bar to type in the address of concern. Please note: you may need to adjust the filters prior to typing in the address in order to find closed cases or building case information. Once selecting an address, click on the orange house icon to view details. For further instructions on how to use this tool, please watch the video tutorial.
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