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Tuesday, December 9th at 5 pm, Tacoma City Council will be voting on an ordinance that would amend the 2023 Landlord Fairness Code Initiative—better known as Tacoma Measure 1.

These proposed changes represent meaningful progress toward a more balanced rental housing framework, but they also highlight how much work remains to ensure that Tacoma’s rental market stays healthy, accessible, and sustainable for both renters and housing providers. As these decisions move forward, now is a critical moment for the REALTOR® voice to be heard.

Why This Matters

The proposed updates will directly impact housing providers, property managers, REALTORS®, and the thousands of Tacoma residents who rely on the private rental market for housing. With affordability challenges already intensifying and many small landlords considering leaving the rental market, it is essential that policymakers understand the real-world effects these regulations are having.

TPCAR is urging all members who own or manage rental property—or who work with clients who do—to share their experiences with the Tacoma City Council before final action is taken.

Submit your comments to the Tacoma City Council today. (use the link to the council email)

Key Changes in the Proposed Ordinance

Several elements of the city’s rental code are slated for revision. Notable updates include:

Winter Eviction Ban Adjustments

  • Date range narrowed from Nov. 1–April 1 to Nov. 15–March 15
  • Small housing providers (4 units or fewer) would be exempt
  • Households earning over 120% of Area Median Income would not qualify for protections

School-Year Eviction Ban Clarifications

Eviction would be allowed in cases involving:

  • Waste, nuisance, or illegal activity
  • Owner or family occupancy
  • ADU situations in which the owner lives on-site and rents the other unit

Hardship Exemptions

Owners may qualify for exemptions from eviction restrictions when experiencing undue financial hardship, including:

  • Unpaid rent
  • Maintenance and mortgage burdens
  • Personal circumstances such as illness or job loss

Other Notable Updates

  • Rent increase notice extended from 120 to 180 days
  • Late fees updated from a $10 cap to up to 1.5% of monthly rent
  • Clarification on “sale of rental” just-cause notices, including listing timelines and duration requirements

Share Your Story — It Matters

Councilmembers must hear directly from those experiencing the impacts of Tacoma’s rental regulations. Your perspective is one of the most powerful advocacy tools we have. If any of the following apply to you or your clients, the Council needs to hear it:

  • You or your clients have already sold rental property due to local regulations
  • Plans to sell or exit the rental market are underway
  • You’ve seen rental homes removed from Tacoma’s housing inventory because of ongoing policy changes

These firsthand experiences help illustrate a growing challenge: fewer rental homes in Tacoma means affordability will continue to worsen for those who rely on them.

What to Emphasize in Your Message to Council

When submitting comments, we encourage members to highlight:

  • Appreciation for the Council’s willingness to revisit the 2023 initiative and address unintended consequences
  • Concerns that current rules disproportionately affect small, locally owned rental properties
  • Support for improvements in the ordinance, including the ADU exemption and clearer pathways for property owners needing to sell
  • The need for continued reforms in 2026, particularly simplifying the code structure and ensuring eviction defenses are workable
  • Real-world impacts you are witnessing—clients selling homes, rentals exiting the market, or your own decisions influenced by the regulatory environment

If you have questions about how to communicate your experience or would like assistance drafting your message, TPCAR’s advocacy team is here to help at advocacy@tpcar.org

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