10/10/2026
A landlord in this group had a question. So I found the answer. Here it is.
What if a tenant moves out from an adult family home, but the license is still open. What should the landlord do?
When a resident moves out of an Adult Family Home (AFH)—leaving the state-issued license still open with the Department of Social and Health Services (DSHS)—the landlord (who may or may not be the same person as the AFH licensee/operator) needs to handle both the real estate/lease relationship and the state licensing/operational status.
Clarify the Landlord's Role
If the landlord and the AFH licensee are the same person/entity:
You hold the commercial or residential lease (or own the building) and you hold the DSHS operating license.
An empty bed or vacant home does not automatically cancel your state license; you are still responsible for complying with state rules, keeping up with licensing fees, and notifying DSHS if your bed capacity or status changes.
If the landlord is a separate property owner (leasing to an AFH operator):
Your legal relationship is with the AFH provider/licensee (the person or LLC who signed the property lease), not directly with the individual resident who moved out.
The tenant moving out does not terminate the property lease or the operator's DSHS license by itself.
Immediate Steps for the Property Landlord
Check the Property Lease Agreement:
Review the commercial or residential lease with the AFH operator.
Does it require a minimum number of occupants, or is rent due for the entire facility regardless of whether a specific bed is empty?
Confirm whether the operator is planning to fill the vacant bed with a new resident or if they are shutting down operations.
Determine the Licensee’s Intentions:
If the operator is keeping the AFH open:
They have a specific window to fill the vacancy or adjust capacity.
An AFH is typically licensed for 2 to 6 residents (or up to 8 if approved under RCW 70.128.066). A single move-out means they have an open bed, not an invalid license.
If the operator is closing or relocating the AFH: The licensee must formally relinquish or transition the license through DSHS Residential Care Services by submitting a relinquishment or change form (such as a License Relinquishment Letter).
Communicate in Writing:
Send a formal inquiry to the AFH operator asking for their written plan regarding the vacancy: Are they admitting a new resident, decreasing bed capacity, or winding down the business?
What If You Own the Building and Want to End the Tenancy?
If the AFH operator is breaching the lease (e.g., failing to pay rent on the vacant/underutilized property) or if a fixed-term agreement is ending, you must follow standard Washington Residential Landlord-Tenant Act (RCW 59.18) or commercial lease laws.
Do not attempt a self-help eviction, lock out the operator, or shut off utilities.
If the operator is abandoning the property or surrendering the lease, execute a formal written mutual termination or surrender agreement to clear the title and regain possession safely.
