Establishing clear, well-drafted policies for smoking, parking, packages, storage, and pets is one of the most effective ways for Washington landlords to protect their property, minimize disputes, and foster a safe, enjoyable community for every tenant. These everyday operational details—where residents park, how packages are handled, where smoking is allowed, how storage is managed, and whether pets are permitted—directly impact property value, tenant satisfaction, and legal compliance.
A comprehensive policy framework doesn’t just set expectations; it creates consistency, reduces liability, and strengthens your ability to enforce lease terms if problems arise. Whether you manage a single-family home or a multi-unit complex, thoughtful policies can turn potential points of friction into opportunities for better communication and tenant retention.
Our Washington rental policy attorneys help property owners design and implement clear, enforceable policies that align with state law and local regulations while keeping tenants informed and satisfied.
Why Are Property Policies Important for Washington Landlords?
Renting out properties involves more than signing leases and collecting rent. Tenants increasingly want more from where they live including non-smoking policies, parking, package handling, storage, and pet friendliness. While managing all these offerings and more is necessary for minimizing liability, savvy landlords also recognize them as opportunities to enhance tenant satisfaction and increase rental value. In this article, we identify and explore some of the key considerations for related service offerings and policy choices.
- Smoking Policies
- Parking Policies
- Package Policies
- Storage Policies
- Pet Policies
Our Washington rental policy lawyers help property owners craft practical, legally compliant policies that reduce disputes while keeping properties safe and profitable.
What Should a Washington Landlord Include in a Smoking Policy?
Smoking on a property can cause significant damage, including fire risks, paint damage, and health issues from smoke residue. Beyond damage and risk, resolving odor complaints can be especially difficult for on-site staff and particularly irritating for impacted neighbors. Implementing a clear smoking policy can mitigate these risks in several ways, but each approach carries its own practical and legal considerations. Some options to consider:
- Smoke-Free Policy: Prohibit smoking entirely on the property to avoid attracting smokers and reduce associated risks. Because smoking is not a protected class, applicants can even be screened out prior to occupancy.
- Designated Smoking Areas: Restricting smoking to specific, designated, areas can help balance tenant preferences and property protection. Providing amenities such as rain coverings, but disposal, and seating can encourage use of these areas.
- Smoke-Friendly Policy: An extreme approach is to permit smoking in units and openly disclose this to incoming residents. This approach mitigates many of the issues of smoking by reducing the potential for conflict between smokers and nonsmokers. However, allowing smoking presents significant compliance complexities, such as providing a smoke-free environment for employees.
Consulting a tenant complaint and property policy attorney can help ensure enforcement procedures meet fair housing and workplace standards.
How Can Landlords Create Effective Parking Policies?
Well-managed parking boosts property appeal and rental value, but developers often minimize it to maximize rentable space. The growing use of electric vehicles(EVs) further increases demand for parking and charging. These challenges can be addressed through lease agreements, policies, signage, and capital improvements. Key things to consider include:
- Assigned Parking Spaces: Establish a fair system for allocating parking to tenants. For example, spaces immediately in front of units may be included.
- Reserved Parking Spaces: Charging more for reserved parking spaces can help avoid some tensions introduced by assigned parking systems by allowing tenants to opt in for specific spaces they value more.
- Guest Parking: Some shared spaces help everyone at the property. Consider reserving space for guests, vendors, and other temporary visitors. A sign-up system for permits to use these spaces can also help.
- Maintenance Responsibilities: Outline who is responsible for maintaining the parking areas to avoid future disputes.
- Enforcement and Towing Policy: Partner with a reputable, licensed, and insured tow operator, this relationship should include a contract establishing clear towing procedures and financial responsibilities. It is also important to make sure sign requirements are met, and consider a tracking system for vehicle registrations, passes, and prior warnings.
As Washington landlord attorneys with decades of experience, we can draft parking addenda that protect owners from liability while maintaining equitable tenant access.
What Should Be in a Package Policy for Washington Rentals?
The rise of online shopping has increased the need for effective package management, especially in multi-unit properties. Implementing a clear, practical package policy can reduce disputes, mitigate liability, and improve tenant satisfaction. Consider the following:
- Package Acceptance Rules: Outline clear instructions for package delivery locations and procedures.
- Don’t Forget the Carriers: Ensure preferred delivery methods are consistently and readily usable by delivery persons. Plan for nights, weekends, and holidays.
- Consider Automated Lockers: Installing automated lockers and ensuring tenants, carriers, and on-site staff are supported in their use can be a great solution.
- Abandoned Package Policies: Unattended or misdelivered packages create opportunities for theft, as most parcel thefts are crimes of opportunity. To mitigate this risk, lease agreements should include clear policy language outlining tenant responsibilities for package delivery, retrieval, and liability.
- Delivery Authorization: For properties with on-site staff that do not have a mail room, a simple way for residents to request and authorize secure deliveries to their unit can be a great way of mitigating risk while offering a valuable service.
Including package-handling terms in the lease helps protect landlords from claims of lost or stolen parcels and keeps tenants informed.
How Should Landlords Manage Tenant Storage Spaces?
Providing storage spaces can enhance property appeal and profitability. Separating storage rental from unit rental can offer tenants flexibility. Proper management of these spaces is crucial to prevent disputes and ensure security. Key considerations include:
- Licensing: Offer storage licenses separate from the lease agreement to increase flexibility for all parties.
- Storage Policies and Rules: Clearly define storage terms, including responsibilities and liabilities, to avoid disputes and encourage responsible use.
- Locks: Requiring storage units to always be locked can help reduce crimes of opportunity and related complaints. Consider supplying locks and incorporating related lease language. Storage areas should also be regularly inspected with building-controlled locks being installed on unlocked units.
- Abandoned Property: Items will inevitably be abandoned. Prepare and adopt a compliant plan for properly handling these situations in advance.
A Washington landlord-tenant lawyer can draft compliant storage agreements that meet safety standards and protect property owners against misuse or claims.
What Should Washington Landlords Know About Pet Policies?
With pet ownership on the rise, pet-friendly rentals are likewise becoming more desirable. Permitting, or even embracing, pets can help landlords attract tenants, resulting in higher rents and satisfaction levels. However, animals also introduce risks and operational hurdles. Consider the following:
- Improvements: Minimize carpet to reduce damage and make cleaning easier. Provide waste bins and dedicated walking areas for dogs. Provide clear instructions for safe and sanitary disposal of other pet waste.
- Partnership: Partner with local pet service providers to attract tenants and add value. Examples include boarders, groomers, dog walkers, vets, and pet stores.
- Higher Rents vs. Tenure: Pet-friendly rentals can command higher rents, but the bigger profit maker is longer tenant tenure. It is more difficult for pet owners to move, making their tenancies “stickier,” this is doubly true where they value the amenities and services offered for their pets.
- Pet Charges: Stay informed about legal limits on pet-related fees and deposits. Where applicable, consider lower, variable pet charges that cover costs while embedding profit realization in higher rents and reduces turnover.
- Animal Policies: Adopt and incorporate clear policies into every lease, including application criteria, insurance requirements, and rules for guest pets. Then, even when there is an unauthorized pet or reasonable accommodation, the landlord’s ordinary rules still apply, and the tenant will have been on notice.
- Animal Screening: Assess animals’ behavior, weight, and breed to ensure compatibility with the property, insurance terms, and compliance with local laws. Many pet care professionals offer this service. Consider partnering with a local trainer or boarder to offer the referral as part of an application process.
- Reasonable Accommodation: It can help to think of emotional support and service animals as medical equipment, like a wheelchair—So long as there is no undue financial hardship or unreasonable risk to health or safety, landlords must accommodate the animal. For this reason, waving pet charges almost universally reasonable, however, other screening, administrative, and safety related policies may still apply and should be evaluated separately.
When service or emotional support animals are involved, landlords must make reasonable accommodations under fair housing laws. A Washington tenant policy attorney can help you develop policies that comply with these rules while maintaining safety and consistency.
Why Every Policy Should Be Reviewed by a Washington Landlord-Tenant Attorney
Policies on smoking, pets, parking, and storage aren’t just administrative—they’re legal tools that define expectations and protect an owner’s investment. By having each policy reviewed by a Washington tenant complaint and property policy attorney, landlords ensure compliance with the Residential Landlord-Tenant Act, fair housing laws, and evolving local ordinances.
Get Help From a Washington Rental Property Policy Attorney
At North City Law, our Washington landlord-tenant attorneys help landlords craft, update, and enforce rental property policies that align with state and local law. Whether you need to implement smoking restrictions, pet guidelines, or package management procedures, we’ll help you create clear, enforceable rules that protect your property and strengthen tenant relationships.
Contact North City Law today to consult with a tenant complaint lawyer and ensure your rental policies are both fair and legally sound.
Disclaimer
This article is provided for informational, educational, and marketing purposes only and does not constitute legal advice. The content is current as of its publication or last review and may not reflect the latest legal developments. Do not rely solely on this information—consult a qualified attorney regarding your specific situation.