King County Commercial Real Estate Attorney

Consider this hypothetical: a tenant negotiates a lease in Bellevue and assumes the same rules apply as across the bridge in Seattle. The landlord presents a personal guaranty covering five years of rent. The tenant signs, believing that’s standard. It isn’t standard in Seattle. A 2024 ordinance caps guaranties at two years plus tenant improvement costs. But Bellevue isn’t Seattle. That cap doesn’t apply.

This kind of confusion happens because people treat King County as one undifferentiated market. It isn’t. There’s a countywide legal layer that is consistent: same court, same recorder, same Real Estate Excise Tax structure across all six cities. And then there’s a city layer where ordinances, business taxes, and zoning frameworks differ meaningfully. Both layers matter. Knowing which applies where is the work.

K&S Canon PLLC handles commercial real estate, leasing, eviction, purchase and sale, and entity formation throughout King County. Kim Sandher has practiced Washington commercial real estate law since 2010 and regularly handles matters at King County Superior Court and the King County Recorder’s Office. This page covers the countywide legal infrastructure. Each city page covers the local layer. 

What court handles commercial real estate cases in King County?

The court doesn’t vary by city. A commercial eviction in Redmond and a lease dispute in Kirkland both land at Third and James in downtown Seattle. That consistency matters when you’re planning a filing timeline or preparing for mediation, because the procedures and case management approach are the same regardless of where the property sits.

King County Superior Court’s local rules were updated effective September 1, 2025. A further proposed rule change is currently in a public comment period through April 30, 2026. If you’re in the middle of litigation or planning to file, those rule changes are worth reviewing before you move.

Under RCW 59.12.170, double damages are mandatory when a commercial tenant unlawfully withholds possession after a valid judgment. That provision applies countywide, but it requires the right procedural foundation to reach. Miss one notice requirement under RCW 59.12.030 and the case starts over.

Court information: King County Superior Court 

What is the recording deadline at the King County Recorder?

The Recorder’s general office hours are 8:30 am to 4:30 pm. Recording ends at 3:30 pm. Those are different things, and conflating them costs closings. REET is paid at the same office on the same visit. The seller pays before the deed records under RCW 82.45.080. If the REET affidavit isn’t ready or the tax payment isn’t processed before 3:30 pm, the transaction does not close that day.

Every King County closing we handle accounts for this deadline. We build it into the timeline at the start, not as an afterthought. When a closing is scheduled for 2:00 pm and the documents aren’t executed until 2:45, there’s a real risk. That’s not a theoretical risk. It’s a practical one that requires planning.

Recorder information: King County Recorder’s Office | Phone: 206-477-6620 

What is the REET rate for commercial property in King County?

Sale Price Range	State REET Rate	Local Rate (All 6 Cities)	Combined Rate
Up to $525,000	1.10%	0.50%	1.60%
$525,001 – $1,525,000	1.28%	0.50%	1.78%
$1,525,001 – $3,025,000	2.75%	0.50%	3.25%
Over $3,025,000	3.00%	0.50%	3.50%

 REET is the seller’s obligation under RCW 82.45.080 unless the parties agree otherwise in writing. The 0.50% local rate applies in Seattle, Bellevue, Redmond, Kirkland, Mercer Island, and Issaquah. It doesn’t vary by city. What varies is the state tier, which is determined by sale price.

Controlling interest transfers are a point that catches people off guard. Under WAC 458-61A-101, if 50% or more of an entity that holds Washington real property changes hands within a 36-month lookback period, REET is triggered even when no deed is recorded. The structure of a deal doesn’t change the tax obligation if the economic result is a transfer of real property.

Current rates: WA DOR REET table (March 2026) | RCW 82.45

How does commercial eviction work in King County?

HB 1003, effective July 27, 2025, added a Certified Mail requirement when personal service cannot be accomplished and expanded the mailing extension from one day to five. The notice must specify the exact compliance or vacate date. HB 2664, passed unanimously in the 2026 legislative session (96-0 House, 48-0 Senate), removes the Certified Mail mandate effective June 11, 2026. First-class mail will again satisfy the mailing requirement after that date. The five-day extension and exact-date requirements remain under both laws. A defective notice (wrong form, wrong deadline, wrong service method) means starting over, which in a commercial eviction context typically means two to four more months of unpaid rent.

The 90-day sheriff execution timeline is a planning issue, not just a waiting issue. A landlord who secures a writ in week one is still 90 days from having possession. That timeline affects how you structure the eviction strategy, whether pre-trial possession is worth pursuing, and what the realistic cost-benefit looks like compared to negotiating a surrender directly.

Legal thresholds: RCW 59.12

•       3-day pay-or-vacate notice for unpaid rent (RCW 59.12.030(3))

•       10-day comply-or-vacate for lease violations (RCW 59.12.030(4))

•       Certified Mail required when personal service not accomplished (HB 1003, eff. July 27, 2025); replaced by first-class mail under HB 2664, eff. June 11, 2026

•       Double damages mandatory for unlawful holdover (RCW 59.12.170)

•       Sheriff execution: ~90 days post-writ (current King County timeline)

Statute: RCW 59.12 Unlawful detainer

Does Seattle’s commercial lease ordinance apply in Bellevue and other King County cities?

Seattle’s ordinance caps personal guaranties at two years of base rent plus the landlord’s tenant improvement costs, and caps security deposits at first and last month’s base rent. Those caps exist because Seattle enacted them. They are not a feature of Washington commercial real estate law generally. The distinction matters when a business is evaluating space across city lines or when a landlord has properties in multiple King County markets. 

City	SMC 6.104 Applies	Guaranty Cap	Deposit Cap
Seattle	Yes (new leases after Jan. 27, 2024)	2 yrs base rent + TI costs	First + last month base rent
Bellevue	No	Negotiated	Negotiated
Redmond	No	Negotiated	Negotiated
Kirkland	No	Negotiated	Negotiated
Mercer Island	No	Negotiated	Negotiated
Issaquah	No	Negotiated	Negotiated

SSB 5840, effective June 6, 2024, changed the notarization rule for commercial leases statewide: unrecorded leases no longer require a notary. That change applies uniformly across King County. If a lease is being recorded under RCW 64.04.010, notarization is still required. The statute changed. The recording rule didn’t.

Seattle ordinance: SMC 6.104 | SSB 5840 (eff. June 6, 2024)

How do I form an LLC in King County, Washington?

LLC formation isn’t a county-level process. It goes through the state. But the structure questions are where the work actually is. Default governance under RCW 25.15.101 is member-managed. If the LLC will be manager-managed, that needs to be explicit in the formation documents and operating agreement, not an assumption. Washington has no series LLCs, which matters for clients coming from states where entity structuring relies on that feature.

The structure needs to align with what the client is actually trying to accomplish, both now and long term. That includes succession planning, what happens if an owner goes through a divorce, whether the operating agreement actually protects the members if something goes sideways, and whether they’ve talked to a tax professional about the entity choice. An LLC formed in an afternoon is not the same as an LLC formed correctly.

Washington LLC formation: key thresholds

•       Certificate of Formation: $200 online / $180 mail (ccfs.sos.wa.gov)

•       Annual report: $70, due last day of anniversary month (RCW 23.95.255)

•       Annual report delinquency fee: $25

•       Registered agent: physical WA address required, no P.O. box (RCW 23.95.415)

•       Administrative dissolution: 120 days after non-filing (RCW 23.95.605)

•       Cure window: 60-day notice period before dissolution (RCW 23.95.610)

•       Washington has no series LLCs

WA Secretary of State: ccfs.sos.wa.gov | RCW 25.15 Washington LLC Act

Commercial real estate law across King County cities

The countywide layer: same court, same recorder, same REET structure. It applies uniformly. What changes at the city level is the local ordinance layer, business tax structure, zoning framework, and market conditions. Here’s how the cities compare on the factors that matter most for commercial real estate: 

City	SMC 6.104	B&O Tax	2 Line Access	Key Legal Note
Seattle	Yes	Yes (multiple rates)	Yes	Only city with guaranty/deposit caps
Bellevue	No	0.1596% gross + $0.3297/sq ft/qtr	Yes (March 2026)	Highest Eastside rents; uncapped guaranties
Redmond	No	None ($160/FTE fee)	Yes (4 stations)	Tightest market; no B&O; Microsoft anchor
Kirkland	No	None (utilities only)	NE 85th BRT (2029)	No B&O; Google campus; growing market
Mercer Island	No	0.10% above $150K/yr	Yes (March 2026)	Small market; constrained commercial supply
Issaquah	No	0.15% services / 0.12% retail	Limited	SR-520/I-90 corridor; growing

Each city page covers the local detail in full: ordinances, zoning updates, market conditions, and what those mean practically for lease negotiations, eviction timelines, and entity structuring in that specific market.

Seattle

•       Seattle commercial real estate attorney

•       Seattle commercial leasing attorney

•       Seattle commercial eviction attorney

•       Seattle purchase and sale attorney

•       Seattle entity formation attorney

•       Seattle bankruptcy and creditor rights attorney

 

Bellevue

•       Bellevue commercial real estate attorney

•       Bellevue commercial leasing attorney

•       Bellevue entity formation attorney

 

Redmond

•       Redmond commercial real estate attorney

•       Redmond commercial leasing attorney

•       Redmond entity formation attorney

 

Kirkland

•       Kirkland commercial real estate attorney

•       Kirkland commercial leasing attorney

•       Kirkland entity formation attorney

 

Mercer Island

•       Mercer Island commercial real estate attorney

 

Issaquah

•       Issaquah commercial real estate attorney

 

About K&S Canon PLLC

Kim Sandher represents individuals, entrepreneurs, small businesses, and established entities in commercial real estate, corporate law, and bankruptcy matters throughout King County and the Puget Sound region. She has practiced at K&S Canon PLLC since 2010 and regularly handles matters at King County Superior Court, the King County Recorder’s Office, and in direct negotiations across the Eastside commercial market.

K&S Canon received Best Lawyers in America® 2026 recognition in Commercial Real Estate Law and Bankruptcy/Creditor Debtor Rights. Best Law Firms® 2026 awarded Regional Tier 2 Seattle in both practice areas. That recognition came from peer review and client evaluation: other lawyers in Seattle and our clients. Not our marketing materials.

Kim’s approach is straightforward. She focuses on practical solutions over legal theory, anticipates problems before they surface, and structures matters to protect client interests. The clients who work best with K&S Canon are the ones who understand that collaboration leads to better outcomes. If someone doesn’t see the value in legal review before signing, K&S Canon is usually not the right fit.