In court-decided eviction outcomes for Edgewood, WA, tenants prevail in roughly 45.1% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
164d
filing → judgment
From the moment an unlawful-detainer notice is filed in Edgewood, WA until a money judgment is entered, a contested eviction takes about 164 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$8.3–22.8k
legal + lost rent
A typical eviction in Edgewood, WA costs landlords $8,297 to $22,803 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$2,034
32% stretched on rent
Average gross rent in Edgewood, WA is $2,034 per month per the U.S. Census American Community Survey (5-year 2023). 32% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
32.0%
of households
32.0% of occupied housing units in Edgewood, WA are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
4.7%
1.4% unemp.
4.7% of Edgewood, WA residents live below the federal poverty line, and unemployment runs at 1.4%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
Dem margin +10.8% (2024)
6.0
Regional political climate
County-weighted neighbor mix
6.0
State political climate
Washington legislature & governorship
6.0
Economic stress
4.7% poverty · 1.4% unemp.
3.3
Supply constraint
$2,034 average · 32.0% renters
7.9
Rent Control risk
31.9% of income on rent
5.9
Eviction process difficulty
164 days filing → judgment
6.1
Tenant organizing strength
32.0% renters
6.7
Housing court bias
County bench composition
4.4
Geographic context
Risk heat across Edgewood and the region
Click any city to see its score
How Edgewood compares
Risk score vs. peers, county, state, and the U.S.
Rank in Pierce County
Low
#42of 60 cities
#42 of 60 cities in Pierce County for landlord eviction risk.
Rank in Washington
Moderate
#297of 637 cities
#297 of 637 cities in Washington for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
6.7
/ 10 · ELEVATED
The verdict
A Elevated-tier market.
Composite 6.7/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a sharp climb.
50-yr trend+4.3 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
164d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $2,034/mo. A contested eviction takes 164 days and costs $8,297–$22,803 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
32.0%
Renters
The renters
Who you'll be renting to.
Out of 13,032 residents, 32.0% rent. 32% are spending 30%+ income on rent, 4.7% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
6
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 6 and 6 (Dem margin +10.8% (2024)). State climate at 6, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
6
State politics
The process
Moderate calendar, moderate friction.
State political climate 6/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 6.1, housing court bias 4.4, rent-control risk 5.9. Standard process speed for the state.
50-yr trendProcess difficulty +1.1 since '00
197620012026
Court-clerk data lands in the next release.
3.3
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 3.3. Supply constraint: 7.9. The numbers behind those: 4.7% poverty, 1.4% unemployment, 32% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Edgewood sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Edgewood · 164d · ~$15.6k all-in ($95/day) · score 6.7National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Edgewood, Washington, presents an elevated-friction market where documented notices and proactive screening matter. The Eviction Risk Score is 6.7/10 (ELEVATED tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Elevated-friction market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Edgewood is a city of 13,032 residents where 32.0% of occupied units are renter-occupied, and the typical renter spends 31.9% of income on rent. At an average rent of $2,034/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Edgewood eviction process actually works
Eviction process difficulty here reads 6.1/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Edgewood closes 164 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Edgewood's timeline is usually the calendar, not the motion practice. Housing court bias scores 4.4/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Edgewood runs $8,297 to $22,803 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 164 days of typical timeline and $2,034/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 6.7/10 in Edgewood, and the city has limited rent control exposure (5.9/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Washington, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Edgewood: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a ELEVATED tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Washington's statutory language. Fix those four, and most cases settle or default. Skip them, and a $22,803 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Edgewood
Trap · 11.2 POINTS
Politically, Pierce County voted Democratic by 11.2 points in 2020, a baseline that correlates with tenant-protective legislative pressure. Combined with 31.9% rent-to-income ratio, expect baseline enforcement of HB 1236 + RCW 59.18.
04Eviction filings
Live filings tracking · Eviction Lab
Princeton Eviction Lab Tracking System, county-level. Last update 2026-05-01.
In the most recent month, 328 eviction cases were filed across the tracker's coverage area, 1.40× the historical baseline (above baseline). Past 12 months: 3,573 filings. Pandemic-era cumulative: 13,911.
328Past month
3,573Past 12 months
1.40×vs baseline (past mo)
10.6%Repeat-tenant filings
Notice requirement: at least 14 days notice. Filing fee: $250 filing fee.
Last 36 months of filings2023-05-01 – 2026-04-01
Filings climbed 12% over the past 12 months.
Source: Eviction Lab Tracking System, Princeton University. Open Data Commons Attribution license.
05FAQ
Frequently asked questions
Q1
Can I charge whatever I want for a late fee in Edgewood?
No. Washington law requires late fees to be "reasonable." While there isn't a strict cap, courts generally look at whether the fee is a genuine estimate of the cost incurred by the landlord due to late payment. Don't try to make it punitive; aim for actual damages.
Q2
What if my tenant claims a maintenance issue after I serve an eviction notice?
This is a common tactic. You still have to address legitimate maintenance issues promptly, even during an eviction. However, the tenant cannot withhold rent for minor repairs. For serious issues affecting habitability, they might have a defense, but it must be properly documented and often requires them to follow specific legal steps, like putting rent into an escrow account.
Q3
Do I have to accept partial rent payments once an eviction notice is served?
Generally, no. Accepting a partial payment after serving a 14-day pay-or-quit notice can inadvertently void your notice, requiring you to start the process over. If you want to accept a partial payment, get a written agreement signed by the tenant stating that the partial payment does not waive your right to proceed with the eviction for the remaining balance.
Q4
Can I deny a tenant because they use a Section 8 voucher?
No. Washington state has source-of-income protection. You cannot deny an applicant solely because they receive housing assistance, like a Section 8 voucher. You must apply the same screening criteria to all applicants, regardless of their income source. For more on this, check our Washington tenant protections guide.
Q5
What's the biggest mistake landlords make in Edgewood evictions?
Trying to do it themselves without legal counsel. The procedural requirements in Washington are complex, and judges are very strict. Missing a deadline, incorrectly serving a notice, or using the wrong legal language can lead to delays, dismissal, and thousands of dollars in added costs and lost rent. Hire an attorney when it's clear a tenant isn't going to pay or leave voluntarily.
A 6.7/10 places Edgewood in the 56th percentile of Washington cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has risen sharply since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Neighborhoods in Edgewood (1 with eviction-risk data)
Click a neighborhood to see its pop-weighted score, constituent census tracts, and demographics. Sorted by population.
