Landlords in Puyallup, WA don’t just hand over keys—they run background checks, credit checks, and eviction searches to avoid deadbeats who trash units or skip rent. Tenant screening and leasing follow strict RCW 59.18 rules, as well as 2026 updates on fees, criminal history limits, and source-of-income protection. One bad pick costs $10K in damages, lost rent, and court fees. Smart property managers like Spartan Agency use software and county records to filter applicants fast while staying legal.
Puyallup’s hot rental market—townhomes near the fairgrounds, apartments off Meridian—means applicants line up. But WA law demands fair screening: No discrimination, clear criteria, adverse action notices. Here’s the process that keeps owners sleeping soundly.
Step 1: Advertising and application intake
Listings hit Zillow, Craigslist, Facebook Marketplace: “2-bed townhome, $2,200, no pets under 25lbs.” First-qualified applicant wins—WA bans “first-come, first-served” delays.
$40-60 screening fee covers TransUnion SmartMove or RentPrep reports. Applicants upload their ID and pay online—no cash. Managers disclose fees upfront.
Puyallup twist: Pierce County fair housing rules ban breed bans (sorry, pit bulls)—”pet rent” instead.
Step 2: Criminal and eviction history check
WA 2026 limits criminal screening: No auto-rejects for marijuana convictions over 2 years old. Review case-by-case, focus on severity.
Eviction search mandatory—Puyallup court records show non-payment patterns. “Paid late 6/12 months”? Red flag.
Managers score: 3+ evictions = auto-deny. Document reasons—lawsuits love paper trails.
Step 3: Credit and income verification
FICO 620+ ideal, no recent bankruptcies. Debt-to-income under 40%.
Income 2.5-3x rent minimum—W-2s, 2 pay stubs, bank statements. Self-employed? Tax returns + P&L.
2026 source-of-income law: Section 8 vouchers count full. Deny? Prove business need.
Gig workers commonly near JBLM—Uber statements work with bank deposits.
Step 4: Rental history and references
Last 2 landlords contacted: “Paid on time? Damage beyond normal wear?” Previous address verification—no hotels.
Pet owners: Vet records, pet rent $25-50/month.
Occupancy limits: 2 per bedroom (Puyallup code)—no 6 college kids in a 3-bed.
Step 5: Interview and final approval
Top applicant gets 24-48 hour conditional approval: “Great score, but need roommate addendum.”
Counteroffers: Cosigners for students, higher deposit for pets (1 month’s rent max, WA law).
Rejects get an adverse action letter: “Income short $400/month”—mailed within 3 days.
Leasing: Lock it down legal
48-hour lease review window. Standard NWMLA forms cover WA rules: 60-day rent hike notice (7% cap 2026), 14-day fix requests.
Security deposit: 1-2 months max, itemized checklist signed. Stored in a separate account.
Puyallup addenda: No RV parking in driveways; quiet hours 10 pm-7 am.
Digital signatures via DocuSign—keys day one.
2026 WA law curveballs
Rent cap: 7% + CPI max yearly hike. No-Ban Ordinance: Can’t reject felons over 5 years out.
Fees capped: $50 late, screening only for finalists. Move-in max 2x rent (first + deposit).
Puyallup enforcement: Code compliance officers check occupancy, parking—fines hit managers.
Landlord pitfalls dodged
No screening = eviction lottery. Over-screening = HUD complaints. Pros use templates: “Deny—income 2.2x, needs cosigner.”
Re-listing eats 2 weeks’ rent—screen fast, approve first qualifier.
Property management pros handle it
DIY screening misses flags. Spartan Agency runs compliant checks, crafts ironclad leases, and fills units in 10 days.
Puyallup experts—JBLM renters, fairground workers, no drama.
Spartan Agency – Contact Information
Address: 1004 Main St., Sumner, WA 98390
Phone: (253) 863-6122
Website: spartanagency.com
Source: spartanagency.com
Header Image Source: Photo by Alhidayah Kadar Regency on Unsplash
