Source of income law in Washington: what RCW 59.18.255 requires of a landlord

What counts as a source of income in Washington?

Subsection (5) defines "source of income" to include benefits or subsidy programs including housing assistance, public assistance, emergency rental assistance, veterans benefits, social security, supplemental security income or other retirement programs, and other programs administered by any federal, state, local or nonprofit entity. It does not include income derived in an illegal manner. The definition is broad, so assume a lawful payment that reaches the tenant through a program is covered.

What is a landlord not allowed to do?

Subsection (1) lists the conduct. Based on the source of income of an otherwise eligible prospective or current tenant, a landlord may not refuse to lease or rent, expel the tenant, make any distinction in the price, terms, conditions, fees or privileges of the rental, attempt to discourage the rental, assist or coerce another person to do any of this, interfere with a person exercising these rights, say a unit is unavailable when it is available, or otherwise make a unit unavailable to someone who would be eligible but for the source of income.

There is one narrow exception to the refusal rule. A landlord may decline if all three conditions are met: the tenant's source of income depends on the property passing inspection, a written estimate of the cost of improvements needed to pass is more than $1,500, and the landlord has not received money from the landlord mitigation program account to make the improvements.

How do income requirements work with a voucher?

Subsection (3) is the rule that matters most at screening. If a landlord requires a certain threshold level of income, any source of income in the form of a rent voucher or subsidy must be subtracted from the total of the monthly rent before calculating whether the income criteria have been met. In other words, you apply your income multiple to the tenant's own share of the rent, not the full rent.

Example a made-up unit rents for $1,800 a month and the landlord's written standard asks for income of three times the rent. A voucher pays $1,200 of the rent. After subtracting the voucher, the figure used for the test is $600, so the income threshold is $1,800 a month. Using the full $1,800 rent would make the threshold $5,400 and would break subsection (3).

What about advertising and enforcement?

Subsection (2) bars publishing, circulating or displaying any communication, notice, advertisement or sign about a rental that indicates a preference, limitation or requirement based on any source of income. A listing that says no vouchers, or income must be from employment, is such a statement. Remove that language from every listing, template and posted sign.

Subsection (4) makes a violator liable in a civil action for up to four and one-half times the monthly rent of the property at issue, plus court costs and reasonable attorneys' fees. That is the figure to keep in mind when you review your process.

• Write one screening standard and apply it to every applicant in the same order.
• Run the income test on the tenant-paid portion when a voucher or subsidy covers part of the rent.
• Check every listing and template for source-of-income wording.
• Record the reason for any denial in terms of your written criteria, not the type of income.

Where does DoorKeeping fit?

DoorKeeping keeps your written screening standard, each application, the dates you responded and the reasons in one place, so every applicant gets the same checklist and you can show it. You make the decisions. This is general information, not legal advice: check the current statute, and ask a local attorney if an applicant raises a complaint.

Sources

1. RCW 59.18.255, Source of income (Washington State Legislature), read Oct 30, 2026

Questions

Does Washington protect housing voucher holders?

Yes. Source of income includes housing assistance and other subsidy programs (RCW 59.18.255(5)).

How does a Washington income requirement work with a voucher?

The voucher or subsidy is subtracted from the monthly rent before the income criteria are calculated (59.18.255(3)).

What is the Washington penalty?

Up to four and one-half times the monthly rent plus court costs and reasonable attorneys' fees (59.18.255(4)).