Apartment & HOA Security Law in Washington: Towing, Squatters, Keys and Mail Theft

Towing from apartment and HOA lots

On residential private property, an unauthorized vehicle can be impounded immediately — the posted-sign requirements for nonresidential lots do not apply, and the person in charge of the property may have the vehicle impounded upon giving written authorization (RCW 46.55.010, 46.55.070). On nonresidential private property, immediate towing requires signs at each entrance showing the times vehicles may be impounded and the tow company’s name, phone and address; unposted, a vehicle must sit 24 hours (RCW 46.55.070, 46.55.010).

Every private impound needs a signed authorization from the property owner or agent at the time and place of the tow, including the statement that the person authorizing it may be held liable for the owner’s costs if the impound violates the law. The tow operator cannot sign as your agent or pick vehicles on their own (RCW 46.55.080).

No boots

A private property owner may not immobilize (boot) a vehicle owned by someone else; doing so is a gross misdemeanor (RCW 46.55.300).

Squatters and unauthorized occupants

Washington gives owners a specific tool for people who are not and never were tenants: the owner or authorized agent can give police a “Request to Remove Trespasser(s)” declaration, signed under penalty of perjury, in the form set out in RCW 9A.52.115. With it, a peace officer may remove the person and order them to stay off the premises (RCW 9A.52.105). The declaration must state, among other things, that the people are not and have not been tenants (or owners on title) within the last 12 months, that the owner demanded they leave, and that the premises were not abandoned or open to the public when they entered. Officers must give occupants a reasonable chance to show evidence that they are tenants or guests, and false statements carry civil and criminal liability.

This is not a shortcut around eviction. A landlord may not remove or exclude a tenant without a court order (RCW 59.18.290).

Locks and master keys

Washington landlords must provide reasonably adequate locks and furnish keys to the tenant, and must maintain and safeguard any master key or duplicate keys with reasonable care (RCW 59.18.060). A written key control log is the simplest way to show you do — use our free key control log.

Mailroom and package theft

Stealing mail addressed to three or more different addresses, totaling at least ten pieces, is mail theft — a class C felony in Washington (RCW 9A.56.370). Secure mail and package areas, keep cameras on them, and report thefts to police with times and footage.

Where security fits

Our Public Safety Officers patrol lots and common areas, document unauthorized vehicles for management, ask unwanted guests to leave, and call police when needed — and every incident is written up the same night. They do not sign tow authorizations on their own or remove occupants; those decisions belong to the property and, for occupants, to the police and courts. See apartment & HOA security.