Washington Eviction Notice

Washington Eviction Notice Requirements

In Washington, a landlord must serve a written notice before filing for eviction under RCW 59.18.650 (just cause); RCW 59.12.030 (unlawful detainer notices); RCW 59.18.057 (mandatory 14-day pay-or-vacate notice form); RCW 59.12.040 (service). The required notice period depends on the reason:

• Nonpayment of rent: 14-day notice to pay or quit. 14-day "Notice to Pay or Vacate" for residential tenancies under the Residential Landlord-Tenant Act (RCW 59.18). The mandatory statutory form (RCW 59.18.057) requires payment 'within fourteen (14) days after service of this notice.' Days are calendar days, but if the last day falls on a Saturday, Sunday, or legal holiday it extends to the next non-holiday day (RCW 59.12.040 / 1.12.040). The generic 3-day pay-or-quit in RCW 59.12.030(3) applies only to non-residential/commercial tenancies; residential tenants (chapter 59.18 RCW) get 14 days.
• Curable lease violation: 10-day notice to cure or quit. 10-day "Notice to Comply or Vacate" for a curable breach of a lease term or covenant (other than rent), per RCW 59.12.030(4) ('10 days after service') and RCW 59.18.650(2)(b) (breach must be remedied by a date 'at least 10 days after service'). If the tenant fails to cure within 10 days after service, the landlord may proceed.
• No-cause termination (month-to-month): -1-day notice. Washington effectively prohibits true no-cause termination of a residential tenancy. Under the statewide just-cause law (RCW 59.18.650, eff. May 10, 2021), a landlord may NOT end a month-to-month tenancy except for an enumerated cause. The closest no-fault grounds require 90 days' notice (owner or immediate family moving in, RCW 59.18.650(2)(d); landlord intends to sell a single-family home, (2)(e)) or 60 days' notice (other 'good cause' under (2)(m), four or more lease breaches in 12 months under (2)(n), or a tenant required to register as a sex offender during the tenancy or who failed to disclose a registration requirement, (2)(o)). A 20-day notice applies where the tenant has directed unwanted sexual advances or other sexual harassment at the owner, manager, an employee, or another tenant in violation of a lease term ((2)(p)), and a narrow 20-day end-of-period path survives only for limited exemptions (e.g., owner/lessor sharing the dwelling unit or a common kitchen/bathroom, RCW 59.18.650(2)(i)); it is NOT a general no-cause path.

Just cause: Yes — statewide just-cause requirement under RCW 59.18.650 (enacted 2021, SB 5160 / HB 1236). RCW 59.18.650(2): a landlord 'may not evict a tenant, refuse to continue a tenancy, or end a periodic tenancy except for the causes enumerated in subsection (2).' Wrongful eviction in violation of this section (subsection (4)) exposes the landlord to the greater of the tenant's economic and noneconomic damages or three times the monthly rent, plus reasonable attorneys' fees and court costs. (A revised version of RCW 59.18.650 is slated to take effect later; the enumerated causes and notice periods above reflect the version in force as of June 2026.)

Service: Service per RCW 59.12.040: (1) personal delivery to the tenant; or (2) if the tenant is absent from the rental, leaving a copy with a person of suitable age and discretion residing there AND mailing a copy to the tenant at the premises; or (3) if neither can be found, posting the notice in a conspicuous place on the premises AND mailing a copy to the tenant. Posting alone is insufficient — it must be paired with mailing. RCW 59.18.650 requires all notices to be served consistent with RCW 59.12.040 and to state the facts supporting the cause with enough specificity for the tenant to prepare a defense.

• Nonpayment: residential tenants get a 14-day Pay-or-Vacate notice (RCW 59.18.057 mandatory form; 59.18.650(2)(a)); the 3-day rent notice in 59.12.030(3) applies only to commercial/non-residential tenancies.
• Curable lease breach: 10-day Comply-or-Vacate notice (RCW 59.12.030(4); 59.18.650(2)(b)).
• Waste, nuisance, or unlawful/drug activity: 3-day unconditional Notice to Quit with no cure right (RCW 59.12.030(5); 59.18.650(2)(c)).
• Washington is a statewide just-cause state (RCW 59.18.650, 2021): no true no-cause eviction; ending a tenancy requires an enumerated cause, with 60 or 90 days' notice for no-fault grounds. Less-known enumerated grounds include sex-offender registration during the tenancy (60-day notice, (2)(o)) and sexual harassment of the owner, staff, or another tenant (20-day notice, (2)(p)). Seattle and some cities add further protections.
• If the final day of a notice period falls on a weekend or legal holiday, the deadline rolls to the next business day; service must follow RCW 59.12.040 (personal, substitute-and-mail, or post-and-mail).

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Disclaimer

This Washington eviction notice generator is a self-help tool for general informational purposes only and is not legal advice. Confirm Washington and local requirements before serving, and consult a landlord-tenant attorney for contested cases.