Wash. Supreme Court published opinion — 900884.pdf

State v. Evans, 177 Wn.2d 186, 192,298 P.3d 724 (2013). When possible, we derive the

legislature's intent solely from the statute's plain language, considering the text of the

provision at issue, the context of the statute, related provisions, and the statutory scheme

as a whole. Id.

"Whether emotional distress damages are available following a statutory violation

will depend on the language of the particular statute at issue." Hiltbruner, 134 Wn.2d at

765. Reading RCW 59.18.085's provisions together reveals that the statute's purpose is

to provide assistance to relocate displaced tenants, make the landlord responsible for such

assistance, authorize the city to step in as needed to facilitate such relocation, and provide

a means for the City to seek reimbursement from the landlord where the city has stepped

in to provide such assistance.

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No. 90088-4

Here, RCW 59.18.085 provides that a landlord shall not rent a unit that does not

meet applicable codes. RCW 59.18.085(1). If the landlord knowingly does so, the tenant

shall recover the greater of three months' rent or treble the actual damages sustained as a

result of the violation. RCW 59.18.085(2). Ifthe appropriate government agency

requires that the tenant vacate the premises, the tenant shall also recover any prepaid

deposit and rent.. !d. Additionally, the tenant may be entitled to relocation assistance as

follows: