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What is the eviction process in Washington?

Federal & State Law Editorial TeamLast reviewed: 2026-04-30

Washington eviction is governed by the Residential Landlord-Tenant Act (RCW 59.18) and the Unlawful Detainer Act (RCW 59.12).

1. Notice

  • Nonpayment: 14-day notice to pay or vacate (RCW 59.12.030(4) and RCW 59.18.057). Tenant cures by full payment within 14 days.
  • Lease violation: 10-day notice to comply or vacate (RCW 59.12.030(4)).
  • Nuisance, waste, illegal activity: 3-day unconditional quit (RCW 59.12.030(5)).
  • Just cause termination of month-to-month: 20-day notice with one of 16 enumerated just-cause grounds in RCW 59.18.650.

    • 2. Filing the Unlawful Detainer

    After notice expires, landlord files a summons and complaint in superior court (some counties allow district court for low-rent units). Filing fee is approximately $83-$240.

    3. Service and Response

    Summons gives tenant 7-30 days to file a written response. Tenant must file a notice of appearance/answer; failure leads to default.

    4. Show Cause Hearing

    If tenant appears, court holds an Order to Show Cause hearing typically within 7-30 days of filing. Court may issue immediate writ if tenant has no defense.

    5. Trial

    If material issues exist, court sets trial within 30-60 days. Either party may demand a jury.

    6. Judgment and Writ of Restitution

    If landlord wins, court issues a writ of restitution. Sheriff posts the writ giving tenant at least 3 days to vacate, with the actual eviction set typically 5 days later (RCW 59.18.412).

    7. Sheriff Lockout

    Sheriff conducts the lockout. Landlord must store personal property for 45 days (or 7 days if landlord shows reasonable belief it's worth less than $250).

    8. Tenant Defenses

    Implied warranty of habitability with repair-and-deduct or rent escrow (RCW 59.18.115), retaliation (RCW 59.18.240), Just Cause Eviction Reform Act, COVID-era resolution program (Eviction Resolution Pilot Program), and fair housing.

    This is legal information, not legal advice.

    When to Talk to a Lawyer
    • You receive an unlawful detainer summons
    • Landlord skipped 20-day just cause notice
    • You qualify for the Eviction Resolution Program
    Related Statutes & Laws
    • RCW 59.12.030
    • RCW 59.18.057
    • RCW 59.18.650
    • RCW 59.18.412
    • RCW 59.18.240

    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.