A Guide to the Eviction Process in Washington

Key Takeaways

• Washington landlords must follow strict legal procedures to evict tenants, including serving the correct eviction notice based on the situation.
• Tenants have several legal defenses, so landlords must ensure notices are properly served and reasons for eviction are well-documented.
• The eviction process can take 1–3 months or longer, especially if the tenant contests the case or requests a jury trial.

Landlords in Washington can evict tenants for valid reasons, such as nonpayment of rent or lease violations. However, this right must be balanced with the tenant’s right to a fair legal process.

Under the Residential Landlord-Tenant Act, landlords must follow strict procedures, and evictions typically take one to three months, longer if the tenant contests the case or requests a jury trial.

Whether you're planning an eviction or simply want to understand the process, this guide from Wilson Management covers the key steps you need to know.

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What’s the Eviction Process in Washington? Here is a Guide

Notice for Lease Termination

In Washington, just like in most other states, a landlord requires an eviction notice to terminate a lease. The notice informs the resident about the reason for eviction, the notice period, and whether they can fix it or not.

Working with a professional property management company can help ensure the notice is properly drafted and served, reducing the risk of delays or legal missteps.

You must use the appropriate eviction notice for the eviction to be successful. The following are the eviction notices to use when evicting a resident in Washington.

• 14-Day Notice to Pay Rent or Quit: You can serve this eviction notice to residents who are late on paying rent. It gives the resident up to 14 days to either pay the rent due or vacate the premises.

Unlike some other states, Washington doesn’t have a statutory grace period. As such, unless the lease says otherwise, rent is due at the beginning of every month. And it becomes a day later.

• 20-Day Notice to Quit: This is meant to be served on residents who have no lease or are on a month-to-month lease. The resident has up to 20 days to vacate the premises, lest they risk a lawsuit.

And unlike the 14-Day Notice for Nonpayment of rent, the 20-Day Notice to Quit isn’t curable. The resident must leave within the notice period.

• 10-Day Notice to Cure or Vacate: You can use this notice to evict residents who cause minor lease violations. Examples of the violations include not keeping the unit clean, or not maintaining the smoke detector.

• 3-Day Notice to Quit: In Washington, you can serve a resident a 3-Day Notice to Quit if they commit waste, cause a nuisance, or engage in an illegal business at their rented residence. The eviction notice doesn’t allow the resident a chance to remedy the violation they have committed.

Serving a Tenant with an Eviction Notice in Washington

Once you have the eviction notice ready, you must ensure you serve it to the resident properly. Otherwise, using the wrong method can give them a legal defense to delay their eviction from the premises.

In Washington, the proper methods for serving a resident with an eviction notice are as follows.

• Delivering it to the resident in person.
• Leaving a copy with a person residing at the property, as long as they are of suitable age. You must also send another copy to the resident via their last known address.
• Posting a copy in a conspicuous place on the premises. You must also deliver another one by mail, and leave a copy with a resident (if available).
• Serving the notice through electronic means if the resident consents to it. The consent must be in writing.

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Handling Security Deposits in Washington

In Washington, landlords must handle security deposits according to strict legal guidelines. The lease must clearly state the deposit amount, and a move-in condition checklist signed by both parties is required.

Deposits must be stored in a separate trust account, with the tenant informed of the bank's details. After move-out, landlords have 21 days to return the deposit or provide a written statement with itemized deductions for damages beyond normal wear and tear.

Mishandling deposits can lead to legal disputes or penalties. Partnering with a professional property management company can help ensure compliance with these rules, protecting both you and your investment.

Tenant Eviction Defenses in Washington

An eviction defense is a reason stopping or delaying the removal process that a resident may give in court. That’s why it’s important for landlords to carefully follow the process to minimize potential costly mistakes.

In Washington, the following are common eviction defenses that residents facing eviction give.

• The eviction notice was improperly served on the resident.
• The resident cured the violation (if curable) within the notice period.
• The violation didn’t occur as alleged by the landlord.
• The landlord continued to accept rent even after knowing about the lease violation.
• The landlord used a self-help eviction tactic to force the resident to move out. For instance, you tried to change the locks, removed the tenant’s personal belongings, or shut off essential utilities.
• You didn’t have a legitimate reason to evict the resident.

Attending Court Hearing

In Washington, residents must file a written answer to an eviction complaint. If they don’t, the judicial officer will issue a default judgment in the landlord’s favor.

However, if the resident does file an answer, a hearing will be scheduled. This will usually be 7-30 days after the resident gets a copy of the summons.

Court Hearing

Washington doesn’t have a timeframe when it comes to when a hearing will be held after the resident receives the summons. The date will usually depend on the schedule of the judicial officer.

If the judgment is in your favor, the court will issue a Writ of Restitution. The sheriff will be responsible for serving it on the resident. The resident will have up to 5 days to move out after the writ is posted. If they don’t move out, the sheriff will have to remove the resident forcefully.

Conclusion

Although tenant evictions can be stressful and time-consuming, sometimes they are necessary. And when they do, you must ensure that the process fully abides by the state’s eviction rules.

If you have a question or need professional property management, Wilson Management can help. We have been proudly serving the Greater Seattle Area since 1982. Get in touch to learn more about how we can help you maximize your rental property’s ROI.

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Disclaimer: This blog is for informational purposes only and should not be used as a substitute for legal advice from a licensed Utah attorney. Laws can change, and this post may not reflect the most current regulations at the time of reading. For specific questions or assistance with property management, reach out to Wilson Management.