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Washington Notice to Tenants of Intent to Sell

In Washington, RCW 59.18.650(2)(e) requires a landlord who elects to sell a single-family residence to give the tenant at least 90 days' advance written notice of the date possession is to end, and this guide shows you how to draft that notice correctly. Our AI builder assembles a compliant Washington notice in minutes, with attorney-review available before you serve it.

Introduction

When selling a rented single-family home in Washington, state law dictates a precise process. Landlords cannot simply end a tenancy without proper cause and notice. The central statute governing this action is RCW 59.18.650(2)(e). Your key takeaways are: * **The Mandate:** You must provide tenants with at least 90 days' advance written notice that their possession will end. * **The Reason:** This requirement is triggered specifically when an owner elects to sell a single-family residence. * **The Goal:** This guide deconstructs the legal requirements into actionable steps for creating a compliant notice. Our AI tools can assemble a Washington-specific notice, with optional attorney review for total peace of mind.

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Key Things to Know

  1. 1

    Washington's core rule, under RCW 59.18.650(2)(e), is an unambiguous 90-day minimum advance written notice to the tenant when selling a single-family home.

  2. 2

    For showings, the law requires a separate notice. Landlords must give at least one day's advance notice before entering the unit to show it to prospective buyers.

  3. 3

    The 90-day notice requirement applies equally to month-to-month tenancies; the sale of the home serves as the necessary 'just cause' to terminate the agreement.

  4. 4

    Be aware of local variations. Cities like Seattle and Burien publish their own specific 'Notice of Intent to Sell' forms, which may be mandatory.

  5. 5

    There is no single, statewide official form for this notice. Compliance hinges on the content and timing of your document, not its title.

  6. 6

    Proof of delivery is critical. Use a method like certified mail or personal service with a signed acknowledgment to create a record that the tenant received the notice.

  7. 7

    A clear, specific possession end date is mandatory. Your notice must state the exact calendar date the tenant must vacate, calculated at least 90 days from service.

Key decisions before you file

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

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Washington Notice of Intent to Sell Property

Notice Issued On: ____________________

To Tenant(s): ____________________

Rental Property Address: ____________________, Washington ZIP ________

From Landlord/Owner/Agent: ____________________

1. Core Purpose of This Communication

This is a formal written notice regarding the owner's decision to sell the single-family residence you currently rent. The action of serving this notice is a legal prerequisite mandated by Washington State law. Its delivery initiates a specific timeline and set of procedures that both landlord and tenant must follow.

  • Legal Basis: This notice is provided in direct compliance with the Washington Residential Landlord-Tenant Act, specifically RCW 59.18.650(2)(e).
  • Just Cause: Under this statute, an owner's election to sell a single-family residence is recognized as a legal "just cause" to terminate a tenancy.
  • Mandatory Timeline: The law requires the landlord to provide you with a minimum of ninety (90) days' advance written notice. This document officially starts that 90-day countdown. The termination of your tenancy is conditional upon this notice period being respected.

For a broader context on this type of legal instrument, you can review information on a (/legal-document/notice-to-tenants-of-intent-to-sell).

2. Tenancy Termination and Vacating Date

As a direct result of the owner’s intent to sell, your tenancy will be terminated. The legal right for you to possess the premises will officially end on the date specified below, which has been calculated to be at least 90 days from the issuance date of this notice.

Final Date of Possession: ____________________

Your legal obligation is to fully vacate the property by 11:59 PM on this date. This includes the following actions:

  • Removal of all personal property and belongings.
  • Leaving the premises in a clean condition, consistent with your lease agreement.
  • Returning all keys, fobs, and garage door openers to the landlord or their designated agent.

3. Access for Property Showings

To market the property effectively, the owner or their real estate agent will need to show the interior and exterior to prospective purchasers. All entries will be conducted in accordance with RCW 59.18.150(6), which establishes clear rules for landlord entry.

  • Advance Notice: We must provide you with at least one (1) day's advance notice before entering to exhibit the home.
  • Notice Content: Each entry notice will state the specific time and date of the planned showing.
  • Reasonable Times: Showings will only be scheduled during reasonable hours, typically considered normal business and weekend showing times.
  • Cooperation: We will endeavor to schedule showings to minimize any disruption to your quiet enjoyment of the home and appreciate your cooperation in this process.

4. Ongoing Rights and Responsibilities

This 90-day notice period does not alter the fundamental terms of your existing rental agreement. Both parties must continue to adhere to their contractual and statutory obligations until the Final Date of Possession.

Tenant's Continuing Duties:

  • Rent must be paid in full and on time for the remainder of the tenancy.
  • All other duties, such as utility payments and basic upkeep as defined in your lease, remain your responsibility.

5. Acknowledgment of Local Ordinances

Landlord/Agent Signature: ____________________

Disclaimer: This is a document template. It is not a substitute for legal advice from a qualified attorney. Landlord-tenant laws can change and have local variations. Attorney consultation is recommended before use.

Washington Requirements for Notice to Tenants of Intent to Sell

90-Day Advance Written Notice to End Possession

When an owner elects to sell a single-family residence, Washington law (RCW 59.18.650(2)(e)) mandates at least 90 days' advance written notice of the date the tenant's possession is to end.

Specific Written Notice Content

The notice must be in writing and must state a clear, specific calendar date for the end of possession. This date must be calculated to be at least 90 days after the notice is served. Oral notice is invalid.

Notice for Property Showings

To exhibit the dwelling to prospective purchasers, the landlord must provide the tenant with at least one day's notice of entry, specifying the time and date. Entries must occur at reasonable times per RCW 59.18.150(6).

Applicability to All Tenancy Types

The 90-day advance written notice requirement applies to all tenancies, including month-to-month arrangements, when the termination is based on the sale of a single-family residence.

Local Ordinance Verification

Municipalities like Seattle, Tacoma, and Burien may have additional requirements, such as specific forms or tenant relocation assistance. Landlords must verify and comply with any applicable local laws.

Proper Service and Proof

Serve the notice using a method that provides proof of delivery, such as personal service or certified mail. Retain a copy of the notice and the proof of service for your records.

Continuation of Lease Terms

During the 90-day notice period, all terms of the existing lease remain in effect. The tenant must continue to pay rent, and the landlord must maintain the property and respect the tenant's right to quiet enjoyment.

Security Deposit Handling

Following the tenant's departure, the landlord has 21 days to return the security deposit or provide an itemized statement of deductions, in compliance with RCW 59.18.280.

Frequently Asked Questions

RCW 59.18.650(2)(e) sets the bar at 90 days. To end a tenancy so I can sell a single-family residence, I hand my tenant written notice at least 90 days out, and it has to spell out the exact calendar date their possession ends.

Each time I want to bring a buyer through an occupied rental, Washington requires at least one day's notice of that entry, stating the time and date. This showing notice is completely separate from the 90-day notice I'd give to end the tenancy for the sale.

It isn't. The 90-day rule under RCW 59.18.650(2)(e) covers every tenancy type when the reason is selling a single-family home, month-to-month included. So even without a fixed term, I still give a full 90 days of written notice before their possession ends.

Washington doesn't hand out a mandatory form for a notice of intent to sell. I draft my own, making sure it carries the required content and hits the timeline. I'd also check local rules, since cities like Seattle, Tacoma, or Burien can add their own requirements.

I can book multiple showings, but Washington wants a fresh one-day notice for every entry, all at reasonable hours. Rather than fire off notice after notice, I coordinate a schedule my tenant agrees to. That keeps things civil and heads off any harassment claim.

My rule for the notice is to be upfront: it states that I intend to sell, walks my tenant through how I will set up and time showings, and makes clear their existing fixed-term lease stays fully in force even once a new owner takes over.

My rule for delivery is simple: pick a method that documents receipt. That usually means placing it in my tenant's hands directly, sending it by certified mail with a return receipt, or following whatever delivery option the signed lease happens to spell out.

When ownership transfers at closing, my tenant's deposit goes with it, passing from me to the buyer. After that, the new owner is the one responsible for safeguarding those funds and paying them back at the end of the tenancy.