Tired Landlord
We Buy Rental Properties in Washington
No repairs. No agent commissions. No showings. We buy Washington rentals with the tenants in place and the lease exactly as it stands, so you never have to serve a notice, sit through a vacancy, or turn the unit over one more time.
- Cash offer in 24 hours
- Close in 7 days
- Sell as-is, any condition
- $0 fees or commissions
- You pick the closing date
- Up to $20,000 cash advance
- 24 hrsto a fair cash offer
- 7 daysto close, if you want
- $0fees or commissions
- 4.8Google rating, 21 reviews
The Short Version
Can I sell my rental with tenants still in it in Washington?
Yes, and it is the easiest way out. Sell the property as-is to a local cash home buyer who takes it with the tenant, the lease and the deposit all in place. We Buy PNW Homes has been buying Washington houses direct from their owners since 2020, including rentals with a tenant who has no idea the landlord is changing until the letter arrives. We look at the property once, hand you a written offer inside 24 hours, and can close in as little as 7 days at a title office in your county. No repairs, no vacancy, no showings scheduled around somebody else's living room. Call (253) 254-6366, or send us the address and we will start today.
Washington has made emptying a rental a slow business. Since 2021 a landlord needs a listed reason to end most tenancies, and wanting to sell a single-family house is one of them only after 90 days' written notice and a genuine attempt to sell once the tenant is gone. Since May 2025 most rent increases are capped at 7% plus inflation, never more than 10% in a year, with another 90 days' notice. And a sale does not end the lease. Whoever buys the house steps into it, deposit and all.
Every one of those rules is about what happens when the tenant has to leave. Sell to us and they do not have to. The lease travels with the house, the deposit moves to our trust account, and the tenant gets a letter with a new address to send the rent to. That is the whole change from their side, and from yours it means no notice, no turnover, and no month where the unit sits empty while you pay the mortgage on it.
Where You Are Right Now
The Four Rentals We Buy Most Often
Being done is the common thread. What the property looks like on the day you decide varies a lot, and each version gets handled a little differently.
A Good Tenant, and You're Just Done
Nothing is wrong. The rent comes in, and you still don't want the calls, the turnovers or the next inspection. We buy with the lease left exactly as it is, and your tenant keeps their home with a new landlord.
The Rent Stopped Coming
An eviction in Washington runs on the court's calendar, with fixed waiting periods you can't shorten and a lawyer appointed for the tenant if they qualify. We buy with the occupant in place and take that process on ourselves.
Empty, and It Needs a Turnover You Can't Face
The last tenant left the carpet, the paint and a hole in the bathroom door. Making it rentable again means money and weeks. We price it as it stands, empty, with the turnover left to us.
Somebody's There Who Was Never on a Lease
A tenant's relative who stayed, or someone who found the door unlocked. Getting the house back is slow either way, and slower if you're managing it from a distance. We take it with them still inside.
How It Works
Sell Your Rental in 3 Simple Steps
Nothing here commits you to anything. Get a number, weigh it against another year of ownership, and decide. Your tenant does not need to know we talked unless you sell.
Step 1: Tell Us About the Property
Call (253) 254-6366 or fill in the offer form. We will ask about the building, the lease, the rent and where the tenant stands, so the offer reflects the tenancy you actually have.
Step 2: Get a Fair Cash Offer in 24 Hours
We price the property on its condition and its numbers as they are. A below-market lease or a tenant who is behind gets factored in up front, in writing, rather than surfacing as a renegotiation later. One visit, arranged around the tenant with proper notice.
Step 3: Close, and Hand Us the Keys and the Lease
You pick the closing date. The title company records the deed, the deposit transfers to us, and the tenant gets written notice of their new landlord. Your rent-collecting days end on the day you choose.
Straight Answers
Landlord Questions We Hear Every Week
Do I have to give my tenant notice before I sell?
Not to sell to us. The 90-day notice Washington requires is for ending the tenancy so a house can be sold empty, and we do not need it empty. Your tenant stays on the same lease and simply gets a letter after closing telling them who the new landlord is and where the rent goes. If you would rather deliver the news yourself, we will time it however you like.
What happens to the lease and the security deposit?
Both come with the property. Washington treats a sale as a change of landlord, not the end of the tenancy, so the lease keeps running on its existing terms and the deposit transfers into our trust account with written notice to the tenant. You do not refund it, and you do not have to renegotiate anything before closing.
My tenant is behind on rent. Will you still buy?
Yes. A non-paying tenant is one of the most common reasons a landlord calls us, and we buy with the tenant in place and handle what comes next ourselves. We will not promise you a timeline for getting the unit back, because in Washington that is up to the court and the tenant. What we can promise is that it stops being your problem on the closing date.
Does the new rent cap change what my rental is worth to you?
It changes the numbers, so it changes the number. Since May 2025 most Washington rent increases are limited to 7% plus inflation, and never more than 10% a year, which means a lease that is well below market stays below market for a while. We price the property on the rent it actually brings in and the condition it is actually in, and we put that in writing so there are no surprises.
Will you need to walk through the unit?
Once, and with proper notice to the tenant, because Washington requires it before anyone enters an occupied unit. We keep it short and we will not pretend to be anyone other than a buyer. If the tenant would rather not have visitors, tell us and we will work with photographs and what you know about the place.
Do you buy duplexes and small apartment buildings, or just houses?
Both. Single-family rentals, duplexes, triplexes, fourplexes and small apartment buildings, along with mobile homes on their own land. If some units are empty and some are not, that is fine. We buy the whole property as it sits and sort the units out afterward.
The place is rough. Do I need to fix anything before you look at it?
No. Deferred maintenance, a roof that is on its last winter, a furnace older than the tenant, or a unit that has not been touched since the 1990s all get priced in and none of it gets repaired first. If the building needs serious work, our page on houses that need major repairs explains how we price that.
What about the taxes when I sell a rental?
Selling a rental can mean capital gains and recapture of the depreciation you have taken, and some landlords use a 1031 exchange to defer that. Those are questions for your CPA before you sign, not after, and we are buyers rather than tax advisors. We will hold the closing date you need to make the timing work.
Where We Buy
We Buy Rental Properties Across Washington
The closing happens at a title office in the county where the property sits, and you do not have to be in the same town as the building or the tenant to sign. These are the areas we work in most.
Do not see your town on the list? We buy houses across all of Washington, and the list below is where we work most often rather than where we stop. Call (253) 254-6366 and ask.
Puget SoundKing County
South SoundKing · Pierce · Thurston Counties
North SoundSnohomish · Whatcom Counties
Southwest WashingtonClark · Cowlitz Counties
Don't see your city? We buy right along the I-5 corridor, well beyond the cities listed here. Send us the address and we'll tell you the same day.
The last call about that rental you ever have to make
Get a Fair Cash Offer on Your Rental in 24 Hours
No obligation and no fees. Even if you decide to keep it another year, you will know what it is worth in cash with the tenant in place.