Eviction notices

Landlords must give a “good” (legal) reason to end most tenancies 

If you rent a place to live, landlords generally must have a “good” (legal) reason to end a tenancy or evict a tenant. You can read the list of legal causes or reasons at RCW 59.18.650(2).

This guide explains what the Residential Landlord Tenant Act (RLTA) says is a “good” reason, what kind of notice you should receive and how you can respond to the notice if you get one.

The causes and notices described in this guide apply to most residential tenants in Washington who are covered by Washington’s Residential Landlord-Tenant Act.

If you own your home but rent space in a mobile home park, read our guide for mobile home tenants.

If you live in subsidized housing, read our guide to evictions from subsidized housing. 

Renters with low incomes may be appointed a free lawyer before a court may proceed with an eviction. If you receive a Summons and Complaint, call our Eviction Defense Screening line at 1-855-657-8387 or apply online to find out if you qualify.

If you are in the middle of a fixed term lease that has not ended, and your landlord wants you to leave before the end of the term, your landlord must give you a properly delivered advance written notice with one of the legal reasons listed in RCW 59.18.650(2). If you are month-to-month tenant, your landlord must give you a properly delivered advance written notice with one of the legal reasons listed in RCW 59.18.650(2). 

When a landlord does not have to give a reason to end a tenancy

There are some situations when your landlord does not have to give you a good reason to end your tenancy. But your landlord must still give you a properly delivered advance written notice.

If you and your landlord share a home or access to a common kitchen or bathroom, your landlord must give you at least 20-days notice in writing. You can read law about this at RCW 59.18.650(2)(i).

If you have a fixed term between 6 and 12 months, and you have not renewed it (this is your first lease with your landlord), your landlord must give you at least 60-days advance notice before not renewing your lease. You can read the law about this at RCW 59.18.650(1).

If you have a fixed term between 6 and 12 months, and you have renewed it, but you’ve never become a month-to-month tenant, your landlord must give you at least 60-days advance notice before not renewing your lease again. You can read law about this at RCW 59.18.650(1).

Legal reasons to evict or end a tenancy under RCW 59.18.650

RCW 59.18.650 lists the causes that a landlord can give to evict a tenant or end a month-to-month or other periodic tenancy.

The legal reasons are: 

• Nonpayment of rent. If you fall behind on rent, your landlord may give you a 14-Day Pay or Vacate Notice or in some cases, a 30-Day Pay or Vacate Notice.
• Lease violation. If your landlord believes you have broken (“violated”) an important term or rule in your lease, they may give you a 10-Day Comply or Vacate Notice.
• Repeated lease violations. If you received four or more written “10-Day” notices in the last 12 months (not calendar year), your landlord may give you a 60-Day Notice.
• Crime, nuisance, or waste. If your landlord believes you have committed crimes on the property or have repeatedly or substantially interfered with your neighbors’ or landlord’s right to use and enjoy their own homes, your landlord may give you a 3-Day Notice to Quit.
• Landlord or their family wants to move in. If your landlord or their immediate family member wants to move into your rental unit, your landlord may give you a 90-Day Notice.
• Landlord wants to sell. If your landlord wants to sell your unit, they may give you a 90-Day Notice.
• Condo conversion. A landlord who plans to make your rental unit a condominium may give you a 120-Day Notice.
• Demolition or Renovation. A landlord who plans to knock down (demolish) or renovate the home may give you a 120-Day Notice.
• Shared space. If you and your landlord share a dwelling unit, kitchen or bathroom, your landlord must give you a 20-Day Notice before the end of your rental term.
• False information on your application. If you intentionally lied on your rental application about something important, your landlord may give you a 30-Day Notice.
• Landlord’s business or economic reasons. If your landlord has a "business or economic reason” to no longer rent the place to you, your landlord may give you a 60-Day Notice.
• Sex offender. If you did not disclose that you must register as a sex offender on your rental application, your landlord may give you a 60-Day Notice.
• Harassment. If your landlord believes you have made unwanted sexual advances or sexually harassed the property owner, a manager, or another tenant, in violation of the lease, your landlord can give you a 20-Day Notice. Your landlord may also give you this type of notice if your landlord believes you have harassed your landlord, an employee, or another tenant because of their race, gender or other protected status.
• Not on the lease. If you are living in the rental for at least 6 months without being on the lease and the person on the lease moves out, your landlord must give you a 30-Day Notice asking you to submit a rental application or move out. If you don’t do either thing within 30 days, your landlord can try to evict you.

If your landlord gives you a notice stating they want to move in, have their family member move in, convert the unit to a condo, or renovate the place, and then they actually do not do these things, you may be able to sue for wrongful eviction or termination.