Washington Eviction Notice

Q: How many days notice to evict a tenant in Washington?

It depends on the cause. Nonpayment of rent gets a 14-day notice to pay rent or vacate. A curable lease violation gets 10 days to fix the problem. Waste, an unlawful business, or a nuisance gets 3 days with no chance to cure. Beyond these three, other just-cause grounds under Washington's statewide just cause law carry their own periods of 20 to 90 days.

Q: Can a landlord evict without notice in Washington?

No. Washington requires a written notice stating the correct day count before filing an unlawful detainer action, for nonpayment of rent, a lease violation, or any other cause. For tenancies under the Residential Landlord-Tenant Act, the notice must also state one of the 16 causes recognized by the state's just cause law. Skipping the notice, using the wrong day count, or citing a reason the statute doesn't recognize can get the case dismissed.

Q: What must a Washington eviction notice include?

At minimum, the landlord's and tenant's names, the rental address, the reason for the notice, and the deadline to pay, cure, or vacate. The 14-day nonpayment notice has to go further: RCW 59.18.057 requires it to substantially match a statutory form, itemizing the amount owed and including specific references to Attorney General resources, the Eviction Defense Screening Line, and dispute resolution centers. Notices for other causes must identify the supporting facts and circumstances with enough detail for the tenant to prepare a response.

Q: Is a specific eviction notice form required in Washington, or can a landlord write their own?

For nonpayment of rent, yes: RCW 59.18.057 requires the 14-day notice to be served "in substantially the following form," a template set out in the statute itself. For the 10-day cure-or-quit notice, the 3-day notice to quit, and the other just-cause notices, there's no equivalent government-mandated template, but the notice still has to state the correct day count and, for just-cause grounds, identify the supporting facts.

Q: What's the difference between a curable and an incurable notice in Washington?

A curable lease violation, like breaching a material lease term, gets a 10-day notice, and the tenant, a subtenant, or another interested person can fix the problem within that period and keep the lease. Waste, an unlawful business, or a nuisance is treated as incurable: the notice period is only 3 days, and Washington law gives no statutory right to fix the problem before that period runs out.

Q: How do I calculate the deadline on a Washington eviction notice?

Start counting from the date the notice is served, using the method allowed under RCW 59.12.040. Count the number of days that matches the cause: 14 for nonpayment, 10 for a curable violation, or 3 for an incurable one. The statute counts these as days, without excluding weekends or holidays. If the notice is served by mail rather than in person, 5 additional court days are added before an unlawful detainer action based on that notice can be filed.

Q: What happens if the tenant doesn't respond to the notice by the deadline?

If the tenant hasn't paid, cured, or vacated by the deadline, the landlord's next step is to file an unlawful detainer action in the superior court for the county where the property is located. If the court rules for the landlord, a writ of restitution is issued, and the county sheriff, not the landlord, serves and executes it. For nonpayment cases, the tenant generally has 5 more court days after judgment to pay the amount owed and be reinstated. (RCW 59.18.410)

Q: Does Washington require a reason beyond the notice period to end a tenancy?

Yes, for tenancies under the Residential Landlord-Tenant Act. RCW 59.18.650 requires that any eviction, refusal to continue a tenancy, or ending of a periodic tenancy fit one of 16 enumerated causes, each with its own minimum notice period. Outside a few narrow circumstances involving specific lease lengths, a landlord generally cannot end a tenancy without pointing to one of those 16 causes, even with a technically correct notice period.

Washington eviction notice: the 14-day pay-or-vacate notice under RCW 59.18.057, plus the statewide just cause law. Free template. Attorney review available.

Introduction

In Washington, a landlord needs two separate things lined up before an eviction notice is valid, not just one. The notice has to run the correct number of days, and it has to state one of 16 specific reasons the legislature has decided counts as legal cause, a requirement that reaches nearly every residential tenancy, including month-to-month. This page's compact document is the actual notice a Washington landlord fills out and serves, not a broader guide to how the state's eviction law works. The day count depends on the cause: nonpayment of rent gets 14 days to pay or vacate, a curable lease violation gets 10 days to fix the problem, and certain violations, like waste, an unlawful business, or a nuisance, get 3 days with no chance to cure. Fourteen days is unusually long; Washington lengthened its rent notice from 3 days as part of a 2019 reform package. The nonpayment notice also has to be worded almost exactly as the statute prescribes, not just contain the right information, under RCW 59.18.057. Beyond the three notice types on this page, the state's just cause law, RCW 59.18.650, lists other grounds, like an owner moving in or selling the home, that carry their own 20-to-90-day notice periods and are not covered here; a landlord who cannot point to one of the 16 recognized causes generally cannot end the tenancy at all.

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Key Things to Know

1
An eviction notice, sometimes called a notice to pay or vacate or a notice to quit in Washington, is a written notice a landlord must serve on a tenant to begin ending a tenancy for cause, before filing an unlawful detainer action in court.
2
Nonpayment of rent gets a 14-day notice to pay rent or vacate for tenancies under the Residential Landlord-Tenant Act. This notice must follow a specific statutory form, not just include the right facts. (RCW 59.12.030(3), 59.18.057)
3
A curable lease violation, other than nonpayment, gets a 10-day cure-or-quit notice. The tenant, a subtenant, or another person interested in the lease may fix the violation within those 10 days and keep the lease. (RCW 59.12.030(4))
4
Waste, an unlawful business, or a nuisance on the property gets a 3-day notice to quit with no statutory chance to fix the problem. (RCW 59.12.030(5))
5
Washington is a statewide just cause state. Beyond running the correct notice period, a landlord ending a tenancy under the Residential Landlord-Tenant Act generally must state one of 16 legally recognized reasons, ranging from nonpayment (14 days) to an owner moving in or selling the home (90 days). A true no-cause termination is allowed only in narrow circumstances, each requiring 60 days' notice. (RCW 59.18.650)
6
Notices must be served personally first. If the tenant is absent, the landlord may leave a copy with a person of suitable age and discretion at the premises, plus mail a copy. Posting the notice and mailing a copy is allowed only if the tenant's residence is unknown or no suitable person can be found there. Mailed service adds 5 court days before a court action can start. (RCW 59.12.040)
7
There's no single fill-in form for every notice type. The 14-day pay-or-vacate notice must substantially match the exact statutory language in RCW 59.18.057. Other notices don't have a prescribed template, but the just cause law requires enough factual detail for the tenant to understand and respond to the reason given. (RCW 59.18.650(6))

Key decisions before you file

Before you file a Eviction Notice in Washington, a few decisions shape the document: which option to choose and what each one means. The Eviction Notice guide walks through them.

Open the Eviction Notice guide

Customize your Eviction Notice Template with DocDraft

WASHINGTON EVICTION NOTICE

[14-DAY NOTICE TO PAY RENT OR VACATE / 10-DAY NOTICE TO CURE OR VACATE / 3-DAY NOTICE TO QUIT]

Date of Notice: [DATE]

1. LANDLORD AND TENANT

Landlord/Property Manager: [LANDLORD'S FULL LEGAL NAME] Landlord's Address: [STREET ADDRESS, CITY, STATE, ZIP] Landlord's Phone: [PHONE NUMBER]

Tenant(s): [FULL LEGAL NAME(S) OF ALL TENANTS ON LEASE]

2. PREMISES

Rental Address: [STREET ADDRESS, UNIT/APT NUMBER, CITY, WASHINGTON, ZIP CODE]

3. REASON FOR NOTICE

[SELECT ONE:]

Nonpayment of rent: Rent and/or utilities and/or recurring charges due for [MONTH(S)]: $[AMOUNT DUE]. Payment must be non-electronic (cashier's check, money order, or other certified funds, unless the lease says otherwise) and made to [NAME] at [ADDRESS].
Curable lease violation: Failure to keep or perform the following lease condition or covenant: [DESCRIBE VIOLATION]. This is a curable violation.
Incurable violation (no cure offered): [Waste on the premises / unlawful business / nuisance], specifically: [DESCRIBE]. Washington law does not require an opportunity to cure this violation.

Note (other just-cause grounds): Ending a tenancy for a reason other than the three above, such as an owner moving in or sale of the home, requires a different notice under RCW 59.18.650, with its own 20-to-90-day period, not this form.

4. CURE OR VACATE PERIOD

You have [14 days (nonpayment) / 10 days (curable violation) / 3 days (incurable violation)] from the date of service to pay, cure, or vacate as applicable above. RCW 59.12.030 counts these as plain days, not court days, and does not exclude weekends or holidays.

5. COMPLY-OR-VACATE-BY DATE

Deadline: [DATE, calculated from the period selected in Section 4]

6. STATUTORY BASIS

Served under RCW 59.12.030. This notice also states a cause recognized under RCW 59.18.650(2); a notice lacking a recognized cause and supporting facts does not satisfy Section 59.18.650(6). Failure to comply may result in an unlawful detainer action in the Superior Court for [COUNTY] County, Washington.

Note (nonpayment notices only): This notice must substantially match the statutory form in RCW 59.18.057, including references to Attorney General resources, the Eviction Defense Screening Line, and dispute resolution centers.

7. SERVICE / PROOF OF SERVICE

Method of service (RCW 59.12.040, in order of priority):

Personal delivery to the tenant, OR
If absent from the premises, substituted service: left with a person of suitable age and discretion there, plus mailed, OR
If residence is unknown, or no suitable person is found: posted conspicuously on the premises, delivered to a resident there if one can be found, plus mailed. Mailed service adds 5 court days before an action may be filed.

Served by: [NAME OF PERSON SERVING NOTICE] Date served: [DATE] Method used: [PERSONAL / SUBSTITUTED / POST AND MAIL]

Landlord Signature: _________________________ Date: [DATE]

Issued under RCW Chapter 59.12 and Section 59.18.650. This is a template; consult the current statute or an attorney to confirm details for your situation, attorney review is available and optional. For the full national Eviction Notice template covering all notice types, see the full Eviction Notice template.

Washington Requirements for Eviction Notice

Statewide Just Cause Requirement (RCW 59.18.650)
For tenancies under the Residential Landlord-Tenant Act, a correctly-timed notice is not enough on its own: the landlord may not evict, refuse to continue a tenancy, or end a periodic tenancy except for one of 16 causes enumerated in RCW 59.18.650(2), each carrying its own minimum notice period from 3 to 90 days. True no-cause termination is permitted only in narrow circumstances tied to specific lease lengths, each requiring at least 60 days' advance written notice.
Notice Period for Nonpayment of Rent (RCW 59.12.030(3); RCW 59.18.057)
14-day notice to pay rent or vacate for tenancies under the Residential Landlord-Tenant Act (chapter 59.18 RCW), served at any time after the rent becomes due. This notice must be served in substantially the statutory form set out in RCW 59.18.057, itemizing the amount owed and including required resource references, not just contain the correct facts.
Governing Unlawful Detainer and Just Cause Statutes (RCW Chapter 59.12; RCW 59.18.650)
The statutory basis for every notice type on this page and the court process that follows if the tenant does not comply: RCW Chapter 59.12 (Forcible Entry and Forcible and Unlawful Detainer), which sets the notice-period mechanics, together with RCW 59.18.650, which independently requires a legally recognized cause for tenancies under the Residential Landlord-Tenant Act.
Service of Notice Requirements (RCW 59.12.040)
Personal delivery is required first. If the person entitled to the notice is absent from the premises, substituted service is allowed: leaving a copy with a person of suitable age and discretion there, plus mailing a copy. Posting-and-mail is permitted only if the person's residence is not known or no suitable person can be found there. When service is by mail, it is complete upon deposit in the U.S. mail from within Washington, and 5 additional court days are allowed before an action based on that notice may commence.
Statutory Content for the 14-Day Pay-or-Vacate Notice (RCW 59.18.057)
The 14-day notice to pay rent or vacate must be served in substantially the form set out in RCW 59.18.057, which itemizes rent, utilities, and other recurring charges owed, requires non-electronic payment unless the rental agreement says otherwise, and must include specific references to Attorney General landlord-tenant resources, the Eviction Defense Screening Line, and local dispute resolution centers. No equivalent government-mandated template applies to the 10-day cure-or-quit or 3-day unconditional-quit notices.
Notice Period for Curable Lease Violations (RCW 59.12.030(4))
10-day cure-or-quit notice for a neglect or failure to keep or perform a lease condition or covenant other than rent, including a covenant not to assign or sublet. The tenant, a subtenant in actual occupation, a mortgagee of the term, or another person interested in the lease's continuance may perform the condition within the 10 days and save the lease from forfeiture.
Notice to Quit for Waste, Unlawful Business, or Nuisance (RCW 59.12.030(5))
3-day notice to quit with no statutory cure option, for committing or permitting waste upon the premises, setting up or carrying on an unlawful business, or erecting, suffering, permitting, or maintaining a nuisance on or about the premises. Restated as a just-cause ground for chapter 59.18 tenancies by RCW 59.18.650(2)(c).

Frequently Asked Questions

How many days notice to evict a tenant in Washington?

Can a landlord evict without notice in Washington?

What must a Washington eviction notice include?

Is a specific eviction notice form required in Washington, or can a landlord write their own?

What's the difference between a curable and an incurable notice in Washington?

How do I calculate the deadline on a Washington eviction notice?

What happens if the tenant doesn't respond to the notice by the deadline?

Does Washington require a reason beyond the notice period to end a tenancy?

Introduction

Key Things to Know

Key decisions before you file

Customize your Eviction Notice Template with DocDraft

WASHINGTON EVICTION NOTICE

[14-DAY NOTICE TO PAY RENT OR VACATE / 10-DAY NOTICE TO CURE OR VACATE / 3-DAY NOTICE TO QUIT]

1. LANDLORD AND TENANT

2. PREMISES

3. REASON FOR NOTICE

4. CURE OR VACATE PERIOD

5. COMPLY-OR-VACATE-BY DATE

6. STATUTORY BASIS

7. SERVICE / PROOF OF SERVICE

Washington Requirements for Eviction Notice

Statewide Just Cause Requirement (RCW 59.18.650)

Notice Period for Nonpayment of Rent (RCW 59.12.030(3); RCW 59.18.057)

Governing Unlawful Detainer and Just Cause Statutes (RCW Chapter 59.12; RCW 59.18.650)

Service of Notice Requirements (RCW 59.12.040)

Statutory Content for the 14-Day Pay-or-Vacate Notice (RCW 59.18.057)

Notice Period for Curable Lease Violations (RCW 59.12.030(4))

Notice to Quit for Waste, Unlawful Business, or Nuisance (RCW 59.12.030(5))

Frequently Asked Questions