Key Takeaways
- Evictions in Washington must follow strict legal steps. Landlords are required to comply with the Residential Landlord-Tenant Act, and even small mistakes in notices, timing, or service can delay or dismiss an eviction case.
- Only lawful reasons and proper notices allow eviction. Washington does not permit generic eviction notices—each legal cause (nonpayment, lease violations, illegal activity, etc.) requires a specific notice type and compliance period.
- Self-help evictions are illegal. Lockouts, utility shutoffs, or removing a tenant’s belongings without a court order can result in serious penalties for landlords.
- Court involvement and sheriff enforcement are mandatory. A tenant can only be removed after a court judgment and a Writ of Restitution executed by the sheriff, and landlords must follow strict rules when handling tenant property after eviction.
Evicting a tenant in Washington is a legal process that requires strict compliance with state law. The state’s Residential Landlord-Tenant Act places clear limits on when and how a landlord may remove a tenant from a rental property.
Missing a notice requirement, serving paperwork incorrectly, or acting too soon can delay the eviction or result in dismissal of the case entirely.
Keep on reading this blog by Gregory Property Management to learn more about the eviction laws in Washington.
What’s the Eviction Process in Washington?
An eviction in Washington formally begins with proper written notice and may end with a court-ordered Writ of Restitution enforced by the sheriff. Landlords cannot evict a tenant by locking them out, shutting off utilities, or removing belongings without a court order. These actions are considered illegal self-help evictions and can result in penalties.
The process typically follows these steps: issuing a valid notice, filing an unlawful detainer lawsuit, attending a court hearing, obtaining a judgment, and enforcing a Writ of Restitution. Each step must comply with statutory requirements regarding timing, delivery, and documentation.
Notice for Lease Termination With Legal Cause
Washington landlords may only evict tenants for legally recognized reasons. These reasons must be clearly stated in the eviction notice and supported by facts. Common lawful causes include nonpayment of rent, repeated or substantial lease violations, damage to the property, illegal activity, or refusal to comply with lawful lease terms.
The notice used depends entirely on the reason for termination. Washington rental laws do not allow a single generic eviction notice. Each cause has its own notice type and minimum compliance period.
Common Legal Reasons for Eviction in Washington
A landlord may begin eviction proceedings if a tenant fails to pay rent on time, materially violates the lease agreement, causes significant property damage, engages in illegal activity on the premises, or creates a substantial nuisance affecting other residents.
Holdover tenants who remain after a lease expires may also be subject to eviction if proper notice is provided.
Types of Eviction Notices in Washington
For nonpayment of rent, Washington requires a 14-Day Notice to Pay Rent or Vacate. This notice informs the tenant of the exact amount owed and gives them 14 days to either pay in full or move out. Partial payments generally cannot be accepted unless explicitly agreed to in writing.
For curable lease violations, such as unauthorized occupants or minor lease breaches, a 10-Day Notice to Comply or Vacate is required. The tenant has ten days to fix the violation or vacate the property.
For serious or repeated violations, including waste, nuisance, or certain criminal activity, landlords may use a 3-Day Notice to Quit, which does not provide an opportunity to cure the violation.
In limited circumstances, Washington law also permits a 30-Day or 60-Day Notice to terminate certain month-to-month tenancies, depending on how long the tenant has lived in the property and whether a just cause is required under local or state law.
Serving a Tenant With an Eviction Notice in Washington
Serving notice correctly is critical. Washington law allows notice to be served by personal delivery to the tenant, delivery to a person of suitable age at the residence, or posting the notice in a conspicuous place on the property combined with mailing a copy.
Improper service can invalidate the notice and force the landlord to restart the process. The notice must clearly state the reason for eviction, the compliance deadline, and what action the tenant must take to avoid further legal action.
Washington landlords must also observe waiting periods after service. Filing an eviction lawsuit before the notice period expires will result in dismissal.
Tenant Eviction Defenses in Washington
Tenants have the right to challenge an eviction in court. A defense is any legal reason why the landlord should not prevail in the case. Washington courts carefully examine tenant defenses, especially in cases involving rent payment disputes or alleged lease violations.
Common tenant defenses include claims that rent was paid or improperly refused, the eviction notice was defective or improperly served, the landlord failed to maintain habitable living conditions, or the eviction is retaliatory or discriminatory under the Fair Housing Act. Tenants may also argue that the landlord failed to comply with required timelines or notice language.
If a tenant raises a valid defense, the court may dismiss the case or require the landlord to restart the eviction process from the beginning.
Attending the Court Hearing
Once the notice period expires and the landlord files an unlawful detainer action, both parties are notified of a court date. Attendance is mandatory. Failure to appear can result in an automatic loss for the absent party.
At the hearing, the landlord must prove that the eviction notice was valid, properly served, and supported by lawful cause. Documentation such as the lease agreement, rent ledger, notices, and service records are typically required.
If the tenant prevails, they may remain in the property. If the landlord prevails, the court will issue a judgment for possession and may include monetary damages for unpaid rent and court costs.
Writ of Restitution
After a judgment for possession is entered, the landlord may request a Writ of Restitution from the court. This document authorizes the county sheriff to remove the tenant from the property.
The writ must be served by law enforcement, not the landlord. Once served, the tenant is given a short period to vacate voluntarily. If they do not leave, the sheriff will physically restore possession of the property to the landlord.
Scheduling availability varies by county, and delays are common. Landlords should plan accordingly.
The Eviction
On the scheduled enforcement date, the sheriff supervises the eviction. The landlord regains possession of the unit, and the locks may be changed at that time. Washington law places specific requirements on how a tenant’s personal property must be handled after eviction.
Landlords may be required to store the tenant’s belongings and provide written notice of retrieval rights. Disposal timelines depend on the value of the property and whether the tenant requests storage. Improper handling of personal property can expose landlords to liability.
Ensure that you are also handling an evicted tenant’s security deposit as per state laws.
Bottom Line
Evicting a tenant in Washington requires patience, documentation, and strict legal compliance. From choosing the correct notice to coordinating with the sheriff, each step must follow state law exactly to avoid costly delays or legal consequences.
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Disclaimer: Please note that the information provided in this blog is intended for general guidance and should not be considered as a replacement for professional legal advice. It is important to be aware that laws pertaining to property management may change, rendering this information outdated by the time you read it.