Washington (WA) eviction guide
Quick answer
To evict a tenant in Washington you must serve written notice (14 days for nonpayment, 10 days for lease violations, 20 days to end a month-to-month tenancy), then file an unlawful detainer action in Superior Court if the tenant does not comply, and obtain a court order before a sheriff can remove anyone. The full process typically takes 3 to 8 weeks.
| Legal grounds | Nonpayment of rent, lease violation, illegal activity, waste or nuisance, holdover after lease expiration, or no-fault termination of month-to-month tenancy |
|---|---|
| Minimum notice | 3 days (illegal activity/nuisance), 14 days (nonpayment), 10 days (lease violation), 20 days (month-to-month termination) |
| Where to file | Superior Court in the county where the rental property is located |
| Filing fee | Approximately $45 to $290 depending on county (King County is $290; many counties range $135 to $200) |
| Typical timeframe | 3 to 8 weeks from first notice to sheriff removal, longer if tenant contests |
Required before filing for nonpayment of rent under RCW 59.18; tenant may stop the eviction by paying all rent owed within the 14-day window.
Served for curable lease violations other than nonpayment; if the tenant corrects the violation within 10 days the eviction cannot proceed on that ground.
Used when a tenant commits waste, maintains a nuisance, or engages in illegal activity on the premises; no opportunity to cure is required.
Required to end a month-to-month tenancy without cause; must be served more than 20 days before the last day of the rental period.
| Step | Timeframe | What happens |
|---|---|---|
| 1. Confirm a Valid Legal Ground | Before any action | Verify you have a ground recognized under RCW 59.12.030 or RCW 59.18.650, such as nonpayment of rent, lease violation, nuisance, or holdover. Proceeding without a valid ground is the fastest path to a dismissed case. |
| 2. Serve the Correct Written Notice | Day 1 | Deliver the notice in person, by posting on the door plus mailing (if personal service is not possible), or by certified mail. Use the proper form: 14-day pay-or-vacate for rent, 10-day comply-or-vacate for violations, 3-day quit for nuisance, or 20-day for month-to-month termination. |
| 3. Wait Out the Notice Period | 3 to 20 days | Do not file with the court until the notice period fully expires. If the tenant pays all rent owed within 14 days or cures the violation within 10 days, the eviction must stop. |
| 4. File an Unlawful Detainer Summons and Complaint | Day after notice expires | File in the Superior Court of the county where the property sits. Pay the filing fee (roughly $45 to $290 by county). The court will set a Show Cause hearing, typically within 7 to 30 days of filing. |
| 5. Serve the Tenant with Summons and Attend Hearing | Within a few days of filing; hearing in 7 to 30 days | A process server or sheriff must personally serve the tenant with the summons and complaint. At the Show Cause hearing both parties present evidence; if the landlord prevails the court issues a Writ of Restitution. |
| 6. Sheriff Executes the Writ of Restitution | Typically within 3 to 7 days of writ issuance | Take the Writ of Restitution to the county sheriff's office. The sheriff posts a 3-day notice on the property; if the tenant has not vacated by then the sheriff physically removes them. Only the sheriff may remove a tenant; the landlord may not do so personally. |
Total out-of-pocket costs for an uncontested Washington eviction typically run $300 to $800, covering court filing fees ($45 to $290 depending on county), sheriff fees, and basic service costs. A contested eviction with an attorney can push total expenses to $2,000 to $5,000 or more, plus lost rent during the process.
After the court enters judgment, the landlord obtains a Writ of Restitution and delivers it to the county sheriff, who posts a final 3-day notice before physically removing the tenant. Self-help eviction is illegal in Washington: changing locks, removing belongings, or cutting off utilities without a court order exposes the landlord to liability for actual damages plus up to $2,000 in additional damages under RCW 59.18.290. Any personal property left behind must be handled according to RCW 59.18.312 abandoned-property rules.
General information, not legal advice. Governing statute: RCW 59.12 (Unlawful Detainer) and RCW 59.18 (Residential Landlord-Tenant Act). Self-help eviction is illegal everywhere; always follow the court process.
Washington eviction FAQ
An uncontested eviction typically takes **3 to 6 weeks** from first notice to sheriff removal. If the tenant files an answer and the case goes to trial, the timeline can stretch to **2 to 4 months** or longer.
A straightforward eviction costs roughly **$300 to $800** in court, sheriff, and service fees. Attorney fees and lost rent can push the total to **$3,000 to $5,000** for a contested case.
No. Washington law requires a court order and sheriff enforcement for every eviction. Changing locks, removing a tenant's belongings, or shutting off utilities are illegal self-help evictions that expose the landlord to damages of up to **$2,000** plus actual losses.
Valid grounds include nonpayment of rent, lease violations, illegal activity or nuisance on the premises, waste, holdover after lease expiration, and termination of a month-to-month tenancy with **20 days** notice.
Yes. A tenant who receives a **14-day** pay-or-vacate notice can halt eviction by paying all rent owed before the deadline, and a tenant who receives a **10-day** comply-or-vacate notice can halt eviction by fully curing the lease violation within that window.
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