🏛️ Courthouse Information and Locations for Washington
Washington State Eviction Laws: Notice Requirements, Process, and Timelines
Washington handles evictions through Superior Court using “Unlawful Detainer” proceedings governed by the Residential Landlord-Tenant Act (RLTA) at RCW 59.18 and RCW 59.12. Washington is a “just cause” state—landlords must have a specific legal reason to evict tenants who have resided for 6+ months. Notice requirements include 14 days for nonpayment, 10 days for curable lease violations, and 3 days for serious violations like criminal activity. Key features include the Eviction Resolution Program (ERP) requiring landlord-tenant mediation in most counties before filing, right to court-appointed counsel for low-income tenants, and tenant’s ability to pay and stop eviction even after 14-day notice expires. Total timeline typically runs 3-6 weeks for uncontested cases, but can extend significantly. Below you’ll find everything landlords need to know.
Washington Eviction Laws
Comprehensive guide to Washington's eviction process, including notice requirements, timelines, court procedures, costs, tenant protections, and landlord rights. Cases are typically filed in Superior Court - Unlawful Detainer.
⚡ Quick Overview
💰 Nonpayment of Rent
VERY tenant-friendly. Just Cause Eviction statewide (RCW 59.18.650) - landlord must have enumerated cause to evict. 14-day notice must use specific statutory form language including info about legal aid, dispute resolution centers, and right to appointed counsel. Notice must be in multiple languages per AG website. Rent increases capped at 7%+inflation or 10%, whichever lower. 60-day notice for rent increases. Right to counsel for qualifying low-income tenants.
📋 Lease Violation
10-day Comply or Vacate notice for curable lease violations (unauthorized occupants, noise, etc.). 3-day notice for waste, nuisance, or illegal activity (no cure). If tenant receives 4+ written 10-day notices in 12 months, landlord can issue 60-day notice without cure. 20-day notice for owner move-in, sale, or demolition. Just Cause required for all terminations.
📬 Service of Process
14-day notice must substantially follow statutory form (RCW 59.18.057). Must include specific dollar amounts owed. AG website has translations in top 10 languages. Complaint served by sheriff, deputy, or licensed process server. Tenant has 7 days (excluding weekends/holidays) to file Answer.
🏛️ Court & Legal Information
King County (Seattle) and Pierce County (Tacoma) have significant backlogs. Pre-filing resolution programs add time. Right to counsel means tenants often represented. Seattle has additional requirements layered on state law.
⚖️ Appeals & Post-Judgment
Sheriff executes writ of restitution. Sheriff posts notice on door, returns for physical removal. Landlord cannot change locks until sheriff executes. Wrongful eviction = 3x monthly rent damages.
📦 Tenant Property & Abandonment
RCW 59.18.312 - landlord must store personal property for 45 days. Must provide written notice with description of property and storage location. Tenant can reclaim within 45 days by paying storage costs. After 45 days, landlord may dispose.
🏦 Security Deposits
No statutory cap on deposit amount. Return within 21 days with itemized deductions and full statement. Written move-in checklist required documenting condition. Cannot deduct for normal wear and tear. Penalty for bad faith retention: up to 2x deposit. Willful violation: up to 3x deposit.
💵 Late Fees
Late fee must be less than $20 or 20% of monthly rent, whichever is greater. 5-day grace period before rent is considered late (RCW 59.18.170). Lease must clearly outline late fees.
🛡️ Tenant Protections
Statewide rent increase cap: 7% + inflation or 10%, whichever is lower, within any 12-month period. 60-day advance written notice required for all rent increases. Seattle: 180-day notice; relocation assistance for 10%+ increases. Just Cause Eviction statewide.
🏙️ Local Overrides & City-Specific Rules
Seattle has most extensive local protections: 180-day rent increase notice, relocation assistance for large increases, mandatory winter eviction moratorium proposals, additional just cause requirements. Tacoma has tenant protections ordinance. Multiple cities adopting additional protections.
Underground Landlord📝 Washington Eviction Process (Overview)
- Serve the required notice based on the eviction reason (nonpayment or lease violation).
- Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
- File an eviction case with the Superior Court - Unlawful Detainer. Pay the filing fee (~$45-60).
- Tenant is served with a summons and has the opportunity to respond.
- Attend the court hearing and present your case.
- If you prevail, obtain a writ of possession from the court.
- Law enforcement executes the writ and removes the tenant if necessary.
🏛️ Courthouse Information and Locations for Washington
📊 Data Confidence
ℹ️ Filing fees are approximate and may change - verify with local court clerk before filing | ℹ️ Eviction timelines are estimates - actual duration varies by county caseload, tenant response, and case complexity
Underground Landlord
Disclaimer: This is general educational information, not legal advice. Washington has significant local variations (Seattle, Tacoma, etc.). Consult a qualified Washington attorney for specific legal guidance.
Governing Law and Court System
Washington evictions are governed by:
- RCW 59.18: Residential Landlord-Tenant Act (RLTA)
- RCW 59.12: Unlawful Detainer statute
- RCW 59.18.650: Just cause eviction requirements (17 specific causes)
- HB 1003 (effective July 27, 2025): Notice must include specific vacate or compliance date
Court: Superior Court in the county where the property is located.
Filing fee: $45 (RCW § 36.18.020(2)(a)); total costs typically $120+ including service.
Self-Help Eviction Prohibited
Self-help evictions are strictly illegal in Washington (RCW 59.18.290). Landlords cannot:
- Change locks (even during active unlawful detainer case or after writ issued)
- Shut off utilities
- Remove tenant’s belongings
- Physically remove tenant
Penalties: Actual damages, costs and fees, plus up to $100/day for utility shutoffs. Tenant can regain access if locked out.
Just Cause Requirement
Washington requires “just cause” to evict once tenant has resided 6+ months. RCW 59.18.650 lists 17 valid causes including:
- Nonpayment of rent
- Lease/rental agreement violations
- Criminal activity on premises
- Waste, nuisance, or unlawful business
- Owner or immediate family move-in (with proper notice)
- Property sale (single-family residence)
- Substantial rehabilitation requiring vacancy
- Property conversion (demolition, etc.)
- Tenant required to register as sex offender (or failed to disclose)
- Intentional misrepresentations on application
- Failure to sign new lease with reasonable terms
“No-cause” evictions are largely restricted. Month-to-month tenancies now require cause or extended notice periods.
Notice Requirements by Violation Type
Nonpayment of Rent: 14-Day Notice to Pay or Vacate
- 14 days to pay in full or vacate
- Must use statutory form (RCW 59.18.057)
- Notice must itemize: monthly rent due, utilities, recurring charges
- Must include Attorney General resources and legal aid contact
- Per HB 1003: Must include specific date tenant must vacate or comply
- 30-day notice required for properties subject to CARES Act (federal funds)
(RCW § 59.12.030(3), RCW 59.18.057)
Important: Tenant can stop eviction even AFTER 14-day notice expires by paying all rent owed (plus $75). Landlord must wait 7 court days before taking further action if tenant secures rental assistance.
Curable Lease Violations: 10-Day Notice to Comply or Vacate
- 10 days to cure violation or vacate
- Examples: unauthorized pets, unauthorized occupants, noise complaints, unauthorized vehicles
- If tenant cures, eviction stops
(RCW § 59.12.030)
Incurable/Serious Violations: 3-Day Notice to Quit
- 3 days to vacate (no cure option)
- For: criminal activity, waste, nuisance, significant property damage, safety threats
- Drug-related activity
- Unlawful business on premises
(RCW § 59.12.030)
Month-to-Month Termination: 20-Day Notice
- 20 days’ written notice to terminate periodic tenancy
- Must have “just cause” (see list above)
- Note: Seattle, Tacoma, and other cities may require longer notice periods or additional requirements
Owner Move-In / Property Sale / Renovations: 60-120 Day Notice
- 60-day notice: End of fixed-term lease (6-12 months initial term)
- 60-day notice: End of lease 12+ months
- 90-120 day notice: Owner move-in, property sale, substantial renovations
(RCW § 59.18.650)
Remaining Occupants After Tenant Vacates
- 30 days for remaining occupants to apply to become party to rental agreement or vacate
- Landlord can require same screening criteria as new tenant
Serving the Eviction Notice
Per RCW 59.12.040, notice must be served:
- Personal service: Give directly to tenant
- Substituted service: Leave with person of suitable age and discretion at residence
- Posting AND mailing: If no one home, post on door AND mail copy (don’t count service day in timeline if using this method)
Landlord can personally deliver notice—does not require sheriff or notarization.
Best practice: Post on property AND send via certified mail with return receipt.
Eviction Resolution Program (ERP)
Washington’s ERP is mandatory in most counties for nonpayment evictions:
- Landlord must offer tenant opportunity to participate in dispute resolution before filing lawsuit
- Must submit proof of ERP participation attempt to court
- Designed to reach mediated solutions: payment plans, rental assistance
- Skipping ERP can result in case dismissal
Filing the Unlawful Detainer
After notice period expires (and ERP completed if required):
- File Unlawful Detainer Complaint with Superior Court in county where property is located
- Pay filing fee ($45)
- File bond with court (to cover tenant’s costs if wrongfully evicted) (RCW § 59.12.090)
- Court issues Summons
Service of Summons and Complaint
Documents must be served by:
- Sheriff of the county
- Sheriff’s deputy
- Licensed process server
- Any person 18+ not involved in case
Landlord cannot serve documents themselves.
Service requirements:
- At least 5 days before return date
- Returnable between 7-30 days from date of service
- At least 2 court days before hearing
- Sheriff service fee: $10 plus mileage
Alternative service (with court permission): Posting + mailing—must be at least 9 days before return date.
Tenant Response
Tenant has 7 days (excluding weekends and legal holidays) to file written Answer to Unlawful Detainer with Superior Court.
Failure to respond = default judgment for landlord.
Right to Court-Appointed Counsel
Under RCW 59.18.640, qualifying low-income tenants have right to court-appointed attorney at no cost. Contact:
- Eviction Defense Screening Line: 855-657-8387
- Online: https://nwjustice.org/apply-online
This often leads to continuances and delays due to attorney availability.
Court Hearing (“Show Cause”)
At hearing:
- Both parties present evidence
- Landlord should bring: lease, notice with proof of service, rent ledger, communications
- Judge issues ruling
If landlord wins: Judgment for Possession issued, plus money judgment for rent owed (up to $75 late fees), court costs, and in some cases attorney fees.
If tenant pays entire amount due into court registry, tenancy must be reinstated.
Appeal
Tenant can appeal within 10 days of judgment:
- Must file bond with court
- Submit appeal paperwork
- Serve upon sheriff with writ of restitution
- Tenant remains in possession during appeal
(RCW § 59.12.220)
Writ of Restitution
After judgment:
- Landlord requests Writ of Restitution
- Writ authorizes sheriff to remove tenant
- Issued after 3 judicial days (excluding service day, weekends, holidays)
- Residential writs (RCW 59.18): Good for 10 days
- Commercial/other writs (RCW 59.12): Good for 20 days
Sheriff Execution
After writ is issued:
- Sheriff serves writ (usually posted on door)
- Nonpayment evictions: Tenant has 5 days to vacate (or pay full amount to stop eviction)
- All other evictions: Tenant has 3 days to vacate
- Sheriff can enforce writ 72 hours after posting
Service fees:
- With county aid: $40, plus $30/hour after first hour
- Without county aid: $25 plus mileage
- Execution: $30/hour plus mileage
King County Warning: Due to staffing shortages, sheriff scheduling can take approximately 90 days post-writ submission. Writs returnable within 10-20 days may not be enforced—extension language in writ may be necessary.
Abandoned Property
After eviction:
- Landlord must store abandoned property for at least 7 days after delivering written notice
- If tenant doesn’t claim or pay storage costs within 7 days, landlord can sell or discard
- Tenant must request storage by deadline on writ
Tenant Defenses
- Improper notice: Wrong type, insufficient days, wrong form, missing required information
- Improper service
- No just cause: Landlord lacks valid reason under RCW 59.18.650
- Payment made: Rent was paid within notice period
- Retaliation: Eviction in response to tenant exercising rights
- Habitability: Landlord failed to maintain premises
- Discrimination
- ERP not completed: Landlord didn’t offer dispute resolution
Local Ordinances (Important!)
Several Washington cities have additional tenant protections:
Seattle:
- Additional just cause requirements
- Longer notice periods for some terminations
- Winter eviction restrictions
Tacoma:
- Cold weather eviction ban
- Additional tenant protections
Spokane:
- Rental registration/licensing requirements
Always check local ordinances—they often add requirements beyond state law.
Typical Timeline
- Notice period: 3-20 days (depending on reason); 60-120 days for owner move-in/sale
- ERP participation: Variable (if required)
- Filing to service: Few days to weeks
- Tenant response: 7-30 days
- Court hearing: 7-14 days after filing (if contested)
- Writ issued: 3+ judicial days after judgment
- Tenant vacate period: 3-5 days after writ posted
- Sheriff execution: 72 hours after posting (but scheduling varies widely)
- Total (uncontested nonpayment): ~30 days (about 1 month)
- Contested or King County: 2-3+ months
Best Practices for Washington Landlords
- Understand “just cause” requirement—you need a valid legal reason to evict
- Use correct notice type and statutory form (especially 14-day notice)
- Include specific compliance/vacate date per HB 1003
- Complete Eviction Resolution Program before filing (most counties)
- Document everything—keep payment histories, lease communications, notice delivery
- Cannot serve summons yourself—use sheriff, deputy, or process server
- File bond with court as required
- Request writ extension language (especially King County) due to sheriff delays
- Check local ordinances (Seattle, Tacoma, etc.) for additional requirements
- Never attempt self-help eviction—tenant can regain access and sue
- Be aware tenant can pay and stop eviction even after notice expires
Quick Reference: Washington Eviction Rules
- Just cause required: Yes (after 6 months residency)
- Nonpayment notice: 14 days
- Lease violation (curable): 10 days
- Serious/criminal activity: 3 days
- Month-to-month (with cause): 20 days
- Owner move-in/sale/renovation: 60-120 days
- Tenant answer period: 7 days (excluding weekends/holidays)
- Service before hearing: 2+ court days
- Writ vacate period: 5 days (nonpayment), 3 days (other)
- Sheriff enforcement: 72 hours after posting (but delays common)
- Right to counsel: Yes (qualifying low-income tenants)
- ERP required: Yes (most counties, nonpayment)
- Filing fee: $45
- Governing law: RCW 59.18, RCW 59.12
Bottom line: Washington is a tenant-protective, just cause state with strong procedural requirements. Landlords need a valid legal reason from the 17 specified causes to evict tenants who’ve resided 6+ months. Nonpayment requires 14-day notice using statutory form with specific disclosures. Many counties require Eviction Resolution Program participation before filing. Tenant can pay all rent owed plus $75 to stop eviction even after notice expires. Low-income tenants have right to court-appointed counsel. After judgment, writ gives tenant 3-5 days to vacate before sheriff enforcement. King County has significant delays (~90 days for sheriff scheduling). Local ordinances in Seattle, Tacoma, and other cities add additional requirements. Never attempt self-help eviction. Document everything and consider attorney for this complex process.