After the kids have grown up and moved out, I met someone who said their current home feels too big for just the two of them, and they want to move to a smaller place. However, they felt hesitant to sell a home they've lived in for a long time, and they were unsure where to start with renting it out. Many people share this concern.

The first thing to determine is the rent price. According to Zumper, as of August 2026, the average rent in Seattle is $1,925 per month. Studios average $1,350, one-bedroom apartments are around $1,886, and two-bedroom units are about $2,645. While there may be a lot of sentimental value in a long-lived home, the rent should be based on the market rates of similar properties in the area, not on emotions, to ensure it gets filled without vacancies.

Potential tenants can be effectively reached through platforms like Zillow, Apartment List, and Facebook Marketplace. It's important to include multiple daytime photos of each room, accurately state the rent price, and specify the number of bedrooms/bathrooms and parking availability to filter inquiries effectively.

When inquiries come in, the next step is screening. Basic checks include credit score, proof of income, and previous rental history. Many landlords use a guideline where the tenant's income should be around three times the rent. Avoid selecting tenants based on personal criteria outside of these three factors to prevent issues later on.

Once a tenant is chosen, it's advisable to document the condition of the home with photos before they move in. The longer you've lived in a home, the harder it can be to distinguish between existing and new damages, so it's beneficial to review this with the tenant and get their signature to use as a reference for the security deposit settlement later.

It's also good to know that Seattle has specific regulations regarding security deposits. For unfurnished homes, the deposit cannot exceed the first month's rent, while furnished homes can go up to two months' rent. The total amount of the deposit combined with any non-refundable fees cannot exceed the first month's rent, and the non-refundable fees alone cannot exceed 10% of the first month's rent. For pet deposits, the cap is 25% of the first month's rent. If the tenant wishes, they can also opt for a payment plan to split the deposit over several months.

After the tenant moves out, you must return the itemized deductions and remaining balance within 30 days. This is a regulation for the entire state of Washington, so Seattle is no exception. There are also established procedures for evicting a tenant. For rent arrears, a 14-day notice is required, and for lease violations, a 10-day notice is necessary. The just cause regulation also applies, meaning you cannot terminate the lease without a valid reason.

If you plan to raise the rent, you should be aware of HB 1217, which was enacted in 2025. The annual increase is limited to 7% plus the consumer price index, or 10%, whichever is lower, with a cap of 9.683% for 2026. Rent cannot be increased during the first 12 months of tenancy, and a written notice is required 90 days prior to any increase.

When passing on a long-lived home, it's also important to review your insurance. Standard homeowners insurance often assumes the owner lives in the property, so it's safer to switch to landlord insurance that covers a rental property. How quickly you respond to repair requests after the tenant moves in can also influence your long-term relationship.

As the lease nears its end, don't forget to reach out in advance to ask about renewal intentions. Even if you have an emotional attachment to a long-lived home, managing the relationship with the tenant in a straightforward manner focused on information and procedures is more comfortable for both parties.

Deciding to rent out a long-lived home is not an easy choice. However, once you know the steps, it's not as complicated as it seems. This article is for general informational purposes, and it's advisable to consult with an expert familiar with Seattle ordinances and Washington state rental laws before finalizing any agreements.