What is the eviction process in Washington?
1. Statutory Framework. Washington eviction is governed by Unlawful Detainer statutes, RCW Ch. 59.12, with the Residential Landlord-Tenant Act (RLTA) at RCW Ch. 59.18.
2. Pre-Filing Notice. Nonpayment requires a 14-day notice to pay or vacate (RCW 59.12.030(3); RCW 59.18.057). Curable lease breach requires a 10-day notice to comply or vacate (RCW 59.12.030(4)). Termination for just cause (waste, nuisance, owner-occupy, sale, substantial rehab) requires 20-120 days depending on grounds under RCW 59.18.650(2).
3. Filing the Complaint. Service of an Eviction Summons and Complaint commences the action; file in the superior court of the county where the property sits. Filing fee is approximately $83 (small county) to $240.
4. Tenant Answer / Default. Tenant must answer within 7-30 days as stated in the eviction summons (RCW 59.18.365). Failure to answer results in default and order for issuance of writ.
5. Hearing. Court holds a show-cause hearing (often within 14-21 days). Defenses include warranty of habitability (RCW 59.18.060, 59.18.115), retaliation (RCW 59.18.240), and Washington Law Against Discrimination claims. Tenant has a statutory right to counsel under RCW 59.18.640.
6. Writ of Possession. Writ of restitution issues after judgment; sheriff executes the writ on at least the 3rd day after posting (RCW 59.18.390). Court may stay writ for hardship.
7. Self-Help Prohibition. RCW 59.18.290 prohibits landlord lockouts, utility shutoffs, and removal of property; tenants may recover up to $100/day plus actual damages and reasonable attorney's fees.
8. CARES Act. Federally-backed properties require a 30-day notice to pay or vacate under 15 U.S.C. § 9058 (Washington's 14-day notice does not supersede the federal 30-day requirement).
9. Just-Cause. RCW 59.18.650 imposes statewide just-cause eviction; landlords must plead an enumerated cause for any termination, including end-of-term. Seattle and other cities add layered protections (Seattle JCEO, SMC 22.206.160).
This is legal information, not legal advice.
- Tenant is entitled to RCW 59.18.640 right-to-counsel (income-eligible)
- Just-cause analysis (sale, owner move-in, rehab) is contested
- Seattle Just Cause Eviction Ordinance or Tacoma Tenant Bill of Rights applies
- RCW Ch. 59.12
- RCW Ch. 59.18
- RCW 59.18.650
- 15 U.S.C. § 9058
This is legal information, not legal advice. Laws vary by jurisdiction and change frequently. Always verify current law with official sources and consult a licensed attorney in your jurisdiction for advice on your specific situation.