Are you renting out property in Kent or thinking about buying a rental here? The city requires registration and health-and-safety inspections, and the rules can feel complex. You want to stay compliant, protect tenants, and avoid delays or fines. This guide breaks down who must register, how inspections work, what it costs, and how to prepare so you can move forward with confidence. Let’s dive in.
What Kent’s rental program covers
The City of Kent runs a Rental Housing Inspection Program that requires annual registration and periodic inspections for most multi-unit rentals. The goal is safe, well-maintained housing that meets basic health and building standards. You register each year and submit a passing inspection on the city’s schedule. You can review the city’s overview and FAQs on the Rental Housing Inspection Program page for full details and updates (City of Kent RHIP).
Who must register and who is exempt
Kent’s rules apply to most multi-unit rentals like duplexes, triplexes, four-plexes, townhomes, and apartment buildings. Registration is required for properties subject to inspection. Owner-occupied single-family homes and several specialty housing types are not included. You can confirm coverage and exemptions on the city page (RHIP program basics).
Common exemptions include:
- Owner-occupied single-family residences and owner-occupied manufactured homes.
- Units not available for rent, and certain facilities like hotels, nursing homes, hospitals, and shelters.
- Government-owned or operated rental housing while under that ownership.
- Properties with a certificate of occupancy issued within the past 4 years that have no reported code violations may be exempt from inspection.
How often inspections happen
Washington law allows cities to require a certificate of inspection no more than once every three years. Kent follows this schedule and applies sampling limits for how many units are inspected at a property. See state rules for frequency and sampling limits in RCW 59.18.125 (state authority and limits).
Sampling rules include:
- Properties with 20 or fewer units: up to 4 units may be selected.
- Properties with 21 or more units: up to 20 percent of units, capped at 50 units.
- If a sampled unit fails, the city can require more units to be inspected, up to 100 percent.
What inspectors check
Inspections use a city checklist focused on health, safety, and maintenance that align with building and fire codes and the Residential Landlord-Tenant Act. Typical items include:
- Structural safety, stairs, railings, and safe exits.
- Sanitation conditions and pest control.
- Heating, ventilation, and hot water systems.
- Electrical outlets and fixtures.
- Emergency egress windows and doors.
- Plumbing and sanitary fixtures.
You can review the checklist details and prep guidance on the city’s program page (checklist overview).
Step-by-step: Registration and inspection
Follow these steps to stay compliant in Kent:
Register your property annually by November 1. Registration is free. You can find the deadline and registration info on the city page (annual registration).
Confirm your inspection year. Kent schedules inspections on a three-year cycle and divides the city into segments. The city page explains how to confirm when your property is due (inspection schedule).
Hire a qualified inspector. Owners select a private, qualified inspector. Recognized credentials include ICC or AACE property maintenance certifications or a Washington State home inspector license. The city outlines accepted qualifications on its program page (qualified inspector info).
Notify the city at least one week before the inspection. Email the RHIP coordinator with the inspector name, inspection date, total unit count, unit numbering, and a point of contact. The city will send the unit list selected for inspection at least 72 hours before the appointment.
Notify tenants and coordinate access. Tell all tenants that inspections are happening and invite written repair requests. For selected units, provide at least 48 hours’ written notice with the date, approximate time, and the inspector’s company name. Tenants can request to see the inspector’s ID before entry. Kent summarizes these requirements on the RHIP page (tenant notice and access).
Inspection day and submittal. Inspectors review exterior, common areas, and the selected interiors using the city checklist and photo documentation. They must submit the checklist and labeled photos in the city’s online system within 7 to 10 business days. The city charges a $15 online submission fee per address.
Results and next steps. Passing properties receive a Certificate of Compliance. If deficiencies are found, the city issues a determination and outlines any needed permits. Owners complete repairs and schedule reinspection to close out.
Typical timeline at a glance
- One week before: Notify the city of your planned inspection.
- 72 hours before: City sends the list of units selected.
- Inspection day: Inspector completes the checklist and photos.
- Within 7–10 business days: Inspector submits to the city.
- After city review: Receive a Certificate of Compliance or repair plan and reinspection steps.
Costs and who pays
- Registration: $0.
- Inspector fee: Set by the private inspector and paid by the owner.
- Online submission: $15 per address.
- Repairs and reinspections: Vary by property and required work. Some fixes may need permits.
You can find current fees and process details on the city program page (RHIP fees and process).
If a unit or property fails inspection
A failing report triggers repairs and a reinspection path. If sampled units fail, the city can require more units to be inspected, up to all units. Because the certificate ties to your rental or multi-family business license, failure to correct can lead to enforcement, including license actions. You can review local enforcement procedures in Kent Municipal Code Chapter 10.02 (Kent municipal code).
Tenant rights and reporting
Tenants can submit written repair requests and are protected from retaliation under state law. For inspections, tenants must receive 48 hours’ written notice for entry and may ask to see inspector identification. Kent requires a Certificate of Compliance to be posted in a visible common area or provided at lease signing. Tenants can report unsafe conditions or check compliance by contacting the city’s RHIP team, including [email protected], which is listed on the city page (tenant guidance and contacts).
Using other recent inspections
If your unit recently passed a qualifying government inspection, such as a King County Housing Authority Section 8 inspection, Kent may accept that in place of an RHIP inspection. State law supports acceptance of qualified inspections within the past 24 months (RCW 59.18.125).
Prep checklist for landlords
Use this quick list before you schedule:
- Test smoke alarms, carbon monoxide alarms, and verify clear egress paths.
- Confirm heat, ventilation, and hot water are working and safely installed.
- Check outlets, lights, and covers; address exposed wiring.
- Ensure plumbing fixtures operate without leaks and sanitary conditions are maintained.
- Secure railings, handrails, and guards; repair trip hazards.
- Address pest issues and remove debris or mildew.
- Verify doors and windows open, close, lock, and seal properly.
For the official inspection standards, review the city’s checklist guidance on the RHIP page (inspection checklist).
For buyers and owners planning to rent in Kent
If you plan to buy and hold rentals in Kent, factor the three-year inspection cycle and possible repairs into your underwriting. Check for exemptions tied to a recent certificate of occupancy and the property’s code history. Build inspection timelines into your business plan so your rental or multi-family license renewal stays on track (program overview).
Ready to simplify your next step in Kent? Whether you want help planning a compliance-ready turnover, evaluating a buy-and-hold, or exiting a property quickly, the local team at AMP Properties Group NW is here to help.
FAQs
What is Kent’s Rental Housing Inspection Program?
- It is the city’s safety program that requires annual registration and a passing health-and-safety inspection on a three-year cycle for most multi-unit rentals (City of Kent RHIP).
When is Kent rental registration due each year?
- Registration is annual and due by November 1, and there is no fee to register (annual registration).
How often do inspections occur in Kent?
- No more than once every three years, with sampling limits for how many units are inspected at each property (RCW 59.18.125).
Which rentals are exempt from Kent inspections?
- Owner-occupied single-family homes and certain properties like recent certificate-of-occupancy buildings with no violations may be exempt from inspection, as outlined by the city (exemptions).
What notice must Kent landlords give before inspections?
- Provide at least 48 hours’ written notice to selected units with the date, approximate time, and inspector information; tenants can ask to see inspector ID (tenant notice).
How many units can be selected for inspection in large buildings?
- For 21 or more units, the city can select up to 20 percent of units, capped at 50, and can expand to 100 percent if failures occur (RCW 59.18.125).
Can a recent KCHA Section 8 inspection satisfy Kent’s requirement?
- Yes, Kent may accept a recent passing government inspection, including KCHA Section 8, in place of the RHIP inspection (program acceptance).
What happens if my Kent rental fails inspection?
- The city issues a determination, you complete repairs, then schedule reinspection; enforcement can escalate if you do not correct issues, and your rental license renewal depends on compliance (Kent municipal code).
