When you’re injured on someone else’s property due to unsafe conditions, you deserve compensation for your losses. At Tamaki Law, our experienced premises liability attorneys in Bellevue understand the physical, emotional, and financial toll these injuries can take. We’ve recovered millions for injured clients throughout Washington State, and we’re ready to fight for you. Our team brings over 30 years of trial experience and a track record of substantial settlements. We know how to hold negligent property owners accountable. Call (425) 679-6421 for your free consultation—we work on contingency, so you pay nothing unless we win your case.
What Is Premises Liability in Washington State?
Premises liability is a legal concept that holds property owners and occupants responsible for injuries that occur on their property due to unsafe conditions or negligence. In Washington State, property owners have a duty of care to maintain reasonably safe conditions for visitors on their property and to warn of any known hazards.
This duty varies depending on the visitor’s status. An “invitee” is someone invited onto the property for business purposes (like a customer in a store), and property owners owe them the highest duty of care. A “licensee” is someone with permission to be on the property but not for business purposes (like a social guest), and property owners owe them a reasonable duty of care. A “trespasser” is someone without permission, and property owners owe them minimal duty, though they cannot intentionally harm them.
When a property owner fails to maintain safe conditions, repair hazards, or warn visitors of dangers, they breach their duty of care. If that breach causes your injury, you may have a valid premises liability claim. Washington State law recognizes that property owners must inspect their premises regularly, address maintenance issues promptly, and take reasonable steps to prevent foreseeable injuries under RCW 4.24.210.
Common Types of Premises Liability Cases We Handle
Premises liability injuries can occur in countless situations. Our Bellevue personal injury attorneys have successfully represented clients injured in:
Slip and Fall Accidents – Wet floors, spilled liquids, ice, or snow on walkways and entryways are common causes of slip and fall injuries. Property owners must clean up hazards promptly or post warning signs. These are among the most common personal injury cases we handle.
Trip and Fall Incidents – Uneven flooring, loose carpeting, broken stairs, or debris left on walkways can cause serious trip and fall injuries. These hazards are often preventable through proper maintenance and regular property inspections.
Inadequate Maintenance or Repair – Broken railings, deteriorating stairs, faulty elevators, or structural defects create dangerous conditions that property owners have a duty to repair. Failure to maintain these elements can result in serious personal injury claims.
Negligent Security – When property owners fail to provide adequate security measures, assaults, robberies, or other crimes may occur. We hold property owners accountable for foreseeable criminal acts on their premises.
Dog Bites and Animal Attacks – Property owners are responsible for controlling dangerous animals on their property. If a dog bite injures you, the owner may be liable. Washington law holds property owners strictly liable for dog bite injuries.
Pool and Water-Related Injuries – Drowning, near-drowning, or injuries from unsafe pool conditions can result from inadequate supervision, missing safety equipment, or failure to maintain proper water conditions. These injuries often result in catastrophic damage.
Falling Objects or Structural Failures – When items fall from shelves, signs collapse, or structural elements fail, property owners may be liable if they failed to maintain the property properly. These incidents can cause serious personal injuries.
Toxic Exposure on Property – Exposure to chemicals, mold, asbestos, or other hazardous substances due to property owner negligence can cause serious health conditions and long-term medical complications.
How Property Owners Can Be Held Liable
Multiple parties may bear responsibility for unsafe property conditions. Understanding who can be held liable is crucial to your case.
Property Owners have a fundamental duty to maintain safe premises. They must inspect the property regularly, identify hazards, and take reasonable steps to eliminate or warn of dangers. Failure to do so constitutes negligence under Washington law.
Business Owners and Operators must ensure their commercial spaces are safe for customers and employees. This includes maintaining floors, stairs, lighting, and security measures. A retail store owner, restaurant operator, or office building manager all have duties to maintain safe conditions and can face personal injury lawsuits for negligence.
Management Companies hired to oversee properties often assume the property owner’s duty of care. If they fail to maintain the property or address known hazards, they can be held liable for resulting injuries.
Contractors and Maintenance Workers may be liable if their negligent work creates hazardous conditions. For example, a contractor who leaves debris on a walkway or fails to properly repair a staircase could be responsible for injuries.
Government Entities can sometimes be held liable for unsafe public property, though they have certain immunity protections under Washington law. We understand these limitations and know how to navigate claims against government agencies.
In many cases, multiple parties share responsibility. Our attorneys investigate thoroughly to identify all liable parties and maximize your compensation.
Proving Your Premises Liability Claim
To succeed in a premises liability case, you must establish four key elements:
Element 1: Duty of Care – You must prove the property owner owed you a duty of care. This is typically straightforward if you were lawfully on the property as an invitee or licensee under Washington premises liability law.
Element 2: Breach of Duty – You must demonstrate the property owner breached their duty by failing to maintain safe conditions, repair hazards, or warn of dangers. This might involve showing they knew or should have known about the hazard and failed to address it.
Element 3: Causation – You must prove the property owner’s breach directly caused your injury. This requires showing that the unsafe condition was the actual cause of your harm.
Element 4: Damages – You must document quantifiable losses resulting from your injury, including medical expenses, lost wages, pain and suffering, and other losses. Understanding how to calculate damages is critical to your case.
Building a strong premises liability case requires substantial evidence. Our attorneys gather:
- Surveillance footage from the property showing the hazardous condition and your injury
- Witness statements from people who saw the unsafe condition or your accident
- Maintenance records proving the property owner knew about the hazard or should have discovered it through regular inspections
- Incident reports filed at the time of your injury
- Medical documentation establishing the extent of your injuries
- Expert testimony from safety experts, engineers, or medical professionals when needed
We work with investigators and experts to build compelling evidence that holds negligent property owners accountable.
Compensation Available in Your Premises Liability Case
If you’ve been injured due to a property owner’s negligence, you may recover several types of damages:
Medical Expenses – This includes all past and future medical treatment related to your injury: emergency room visits, hospitalization, surgery, physical therapy, medications, and ongoing care. We ensure all medical costs are documented and included in your claim.
Lost Wages and Loss of Earning Capacity – If your injury prevented you from working, you can recover the wages you lost. If your injury permanently reduces your ability to earn income, we calculate and claim damages for that lost earning potential.
Pain and Suffering – This compensates you for the physical pain and discomfort you’ve endured as a result of your injury. Severe injuries warrant substantial pain and suffering awards.
Emotional Distress and Psychological Impact – Serious injuries often cause anxiety, depression, PTSD, or other psychological harm. These damages compensate you for that emotional suffering.
Property Damage – If your personal property was damaged in the accident (clothing, glasses, phone, etc.), you can recover the cost of repair or replacement.
Washington State’s pure comparative negligence rule allows you to recover even if you were partially at fault—regardless of your percentage of responsibility. Your recovery is reduced by your percentage of fault. This means even if you contributed significantly to your injury, you may still receive compensation.
Washington State Premises Liability Laws & Statute of Limitations
Understanding Washington State’s legal framework is essential to your case. Here are key points:
Three-Year Statute of Limitations – In Washington, you have three years from the date of your injury to file a premises liability lawsuit under RCW 4.16.080. Missing this deadline means losing your right to sue. We ensure your claim is filed within this critical timeframe.
Pure Comparative Negligence – Washington follows a pure comparative negligence rule under RCW 4.22.005 and RCW 4.22.070. You can recover damages regardless of your percentage of fault. Your recovery is reduced by your percentage of responsibility. For example, if you’re 20% at fault and your damages total $100,000, you recover $80,000. Even if you were 90% at fault, you could still recover 10% of your damages.
Property Owner Duty Classifications – Washington law recognizes different duty levels based on visitor status. Invitees receive the highest protection, licensees receive reasonable care, and trespassers receive minimal protection (though property owners cannot intentionally harm them).
Premises Liability Standards – Washington courts evaluate whether a property owner knew or should have known about a hazard through reasonable inspection. The “reasonable person” standard applies—would a reasonable property owner have discovered and addressed this hazard?
Foreseeability – Courts consider whether the injury was foreseeable. If a hazard creates an obvious risk of injury, property owners have a duty to address it.
These legal principles guide our strategy in building your case, negotiating with insurance companies, or preparing for trial.
Why Choose Tamaki Law for Your Bellevue Premises Liability Claim?
When you’re injured on someone else’s property, you need an experienced legal team that understands premises liability law and knows how to fight for maximum compensation. Here’s why Tamaki Law stands out:
Trial Experience – Our founding partner, Blaine L. Tamaki, brings 35+ years of personal injury trial experience. He received the Trial Lawyer of the Year award from the Washington State Association for Justice. Our team includes multiple attorneys recognized by Super Lawyers and Rising Stars who understand how to win premises liability cases.
Proven Results – Tamaki Law has recovered over $167 million for injured clients. Our premises liability cases include $5 million recovered against the Washington State Department of Transportation and $1.6 million from Yakima County for negligent road design. These results demonstrate our ability to secure substantial compensation.
Local Bellevue Presence – Our Bellevue office is located at 2200 112th Avenue NE, Suite 200-A, putting experienced attorneys right in your community. We understand local property conditions, building codes, and the Bellevue business environment.
Free Consultation – We offer a completely free initial consultation to evaluate your case. There’s no obligation, and you’ll speak with an experienced attorney who can advise you on your legal options.
Contingency Fee Basis – We work on contingency, meaning you pay no attorney fees upfront. We only get paid if we recover compensation for you. This aligns our interests with yours—we’re motivated to maximize your recovery.
Comprehensive Investigation – We don’t settle for surface-level investigations. Our team works with accident reconstructionists, engineers, and other experts to build strong cases against negligent property owners.
Personalized Attention – You’ll work with experienced attorneys who treat your case with the attention it deserves. We communicate regularly, keep you informed, and fight aggressively for your rights.
Client Trust – Our clients rate us 5.0 on Google with over 337 reviews and 10.0 on Avvo. These ratings reflect our commitment to delivering results. For added insight, you can explore client testimonials that highlight our professionalism and care.
If you’ve been injured on unsafe property in Bellevue or anywhere in Washington State, contact Tamaki Law today. Call (425) 679-6421 for your free consultation. Let our experienced team fight for the compensation you deserve.
Frequently Asked Questions About Premises Liability in Bellevue
What is the statute of limitations for filing a premises liability claim in Washington?
You have three years from the date of your injury to file a premises liability lawsuit in Washington State under RCW 4.16.080. This deadline is critical—if you miss it, you lose your right to sue. We recommend contacting an attorney as soon as possible after your injury to ensure your claim is filed timely.
Can I still recover if I was partially at fault for my injury?
Yes. Washington follows a pure comparative negligence rule under RCW 4.22.005, which means you can recover damages regardless of your percentage of fault. Your recovery is reduced by your percentage of responsibility. For example, if you’re 30% at fault and your damages are $100,000, you can recover $70,000. Even if you were 90% at fault, you could still recover 10% of your damages.
How long does a premises liability case typically take?
The timeline varies depending on case complexity, the severity of your injuries, and whether the case settles or goes to trial. Some cases settle within months, while others may take a year or more. We work efficiently to resolve your case while ensuring you receive fair compensation. We’ll keep you informed throughout the process. Learn more about how long personal injury cases take to settle.
Do I have to pay attorney fees upfront?
No. Tamaki Law works on a contingency fee basis, which means you pay no attorney fees unless we recover compensation for you. We advance all costs associated with your case, including investigation, expert witnesses, and court fees. You only pay us a percentage of your recovery if we win.
What evidence do I need to prove my premises liability case?
Strong premises liability cases require multiple types of evidence: surveillance footage showing the hazardous condition and your injury, witness statements from people who saw the accident, maintenance records proving the property owner knew or should have known about the hazard, incident reports filed at the time of injury, medical documentation of your injuries, and expert testimony when appropriate. Our investigators and attorneys know how to gather strong evidence for a personal injury lawsuit effectively.
Who can be held liable for my injury on their property?
Multiple parties may be liable, including property owners, business owners, management companies, contractors, and potentially government entities. We investigate thoroughly to identify all responsible parties. In many cases, multiple defendants share liability, which can increase your potential recovery.
What damages can I recover in a premises liability lawsuit?
You can recover economic damages (medical expenses, lost wages, loss of earning capacity) and non-economic damages (pain and suffering, emotional distress). In cases involving gross negligence or intentional conduct, punitive damages may also be available. We calculate all available damages to maximize your compensation.
Contact Tamaki Law Today
If you were hurt on someone else’s property, we’re ready to help. Call (425) 679-6421 or contact us online for your free consultation. You pay nothing unless we win your case.