Renting Out Your Property in Washington DC: A Guide for Landlords

Before renting your property in Washington DC, familiarize yourself with the DC Rental Housing Act and other applicable laws. Visit the Department of Housing and Community Development (DHCD) website and the Office of the Tenant Advocate (OTA) for comprehensive information on landlord responsibilities, tenant rights, rent control regulations, and other legal requirements specific to DC.

All rental properties in DC require a Basic Business License. Apply through the Department of Consumer and Regulatory Affairs (DCRA). You'll need to complete housing inspections, certificate of occupancy, and meet other requirements. The license must be renewed every two years. Failure to obtain this license can result in significant fines.

Register your property with the Rental Accommodation Division of the DHCD. This is required for all rental properties in DC, even if your property is exempt from rent control. You'll need to file a RAD Registration/Claim of Exemption form and pay the associated fee.

This document confirms your legal authorization to rent property in DC. Keep the original license displayed in your rental property and provide a copy to your tenant. The license must include your property address, license number, and expiration date. Renew this license before it expires to maintain compliance.

Develop an application form to screen potential tenants. In DC, you must follow fair housing laws that prohibit discrimination based on protected characteristics. You can request information about income, rental history, and credit, but be consistent in your screening criteria for all applicants. Consider including consent for background and credit checks.

Create a comprehensive lease agreement that complies with DC law. Include required disclosures about rent control status, security deposit terms, and tenant rights. DC has specific requirements for lease provisions, including those related to notice periods and lease termination. Ensure your lease doesn't contain any provisions that would be considered unenforceable under DC law.

For properties built before 1978, federal and DC law requires landlords to disclose known information about lead-based paint hazards. You must provide tenants with an EPA-approved pamphlet on lead hazards and keep signed acknowledgment forms for at least three years. Failure to comply can result in significant penalties.

Develop a detailed checklist to document the condition of the property at move-in and move-out. This helps prevent disputes over security deposit deductions. Walk through the property with the tenant at both times, noting the condition of walls, floors, appliances, fixtures, etc. Both parties should sign and date the completed form.

Create a document outlining house rules that aren't covered in the lease. This might include quiet hours, trash disposal procedures, maintenance responsibilities, etc. In DC, these rules must be reasonable and cannot contradict tenant rights established by law. Provide these rules to tenants before they sign the lease.

DC law requires landlords to provide a receipt for security deposits. The receipt should include the amount, date received, and where the deposit is being held. In DC, security deposits are capped at one month's rent and must be placed in an interest-bearing account. Interest accrues from the beginning of the tenancy and must be returned with any refundable portion of the deposit.

Prepare a form to notify tenants when you need to enter the property. DC law requires landlords to provide reasonable notice (typically 48 hours) before entering a rental unit, except in emergencies. The notice should include the date, time, and purpose of entry.

Ensure your property meets all DC housing code requirements. This includes functioning smoke and carbon monoxide detectors, proper heating systems, absence of pests, and other habitability standards. Schedule regular inspections and promptly address any issues that arise.

Establish a clear system for collecting rent. If your property is subject to rent control (most buildings built before 1975), understand the limitations on rent increases. For all properties, provide receipts for rent payments and keep detailed records of all financial transactions related to the property.

Obtain appropriate insurance coverage for your rental property. This typically includes property insurance and liability coverage. Consider requiring tenants to obtain renter's insurance as well, which can be specified in your lease agreement.

Create a system for handling maintenance requests and emergencies. DC law requires landlords to maintain properties in compliance with housing codes and to make repairs within a reasonable time. Document all maintenance requests and responses to demonstrate compliance with these obligations.