Real Property Litigation

Real property litigation springs from many types of real property disputes including HOA (homeowners association) disputes, construction disputes, landlord-tenant disputes, and real estate transaction (earnest money agreement) disputes.

Travis Scott Eller has experience in litigation, arbitration, and mediation. He has achieved "Advocate" designation with the National Institute for Trial Advocacy.

Ask for an initial consultation about navigating through the litigation process.








Eviction Service

We provide start to finish eviction service. An experienced attorney will personally handle your eviction case at a competitive rate.

Our landlord attorney has been handling eviction cases on a volume basis for decades.

We handle commercial and residential evictions, post-foreclosure evictions, as well as more unusual situations such as ejectment actions.








Civil Rights Complaints

Sometimes landlords may find themselves defending against a civil rights complaint, even though the landlord genuinely believes they did nothing wrong. Fair housing and civil rights complaints are serious legal matters, and can lead to imposition of heavy fines, penalties, and court costs on landlords.

We can help.



Real Property Attorney Travis Scott Eller

Real property attorney Travis Scott Eller focuses much of  his practice on real property law. Travis Eller provides eviction service, handles landlord-tenant litigation, and helps landlords defend civil rights and fair housing complaints.

Experience and credentials.

Travis Eller has decades of litigation experience, including quiet title actions, earnest money agreement disputes,disputes involving homeowners associations, and ejectment actions.  The National Institute for Trial Advocacy awarded Travis Eller its "Advocate" designation. Mr. Eller gives lectures at landlord-tenant seminars attended by rental property owners, property managers, and other attorneys.


Mr. Eller handles residential evictions, commercial evictions, and post-foreclosure evictions. Mr. Eller handles evictions in Seattle, Tacoma , Everett, Olympia, and all of King County,  Pierce County Snohomish County, and  Thurston County. While most eviction cases are resolved in a matter of weeks, some eviction cases are set for trial, and a few reach the appellate courts. Mr. Eller has successfully litigated landlord-tenant cases through trial and appeal.


Mr. Eller has tried many real property cases, and represented landlords in federal court and the Washington Court of Appeals.

Fair Housing Complaints.

Fair housing complaints are quite serious and can lead to considerable financial fines in the thousands of dollars, even for landlords who believe they are fair and reasonable. Attorney Travis Scott Eller has successfully defended fair housing complaints.






The Eviction Process

Court action is required to evict any tenant. 

A landlord is always required to go through the eviction process in court for any tenant who refuses to leave. A landlord must go through the eviction process even if the landlord just wants the property back, the tenant is clearly in violation of the lease, or there never was a written rental agreement. Self-help eviction is illegal in Washington. A landlord may not force a tenant out by changing locks, turning off utilities, or other strong-arm measures. The eviction process is also known as an unlawful detainer action.

Residential tenants can get a free attorney in many Washington counties. Commercial tenants usually hire a private landlord-tenant attorney.

Landlord-tenant law is rapidly changing.

While state law sets out the basic framework of the eviction process, local laws often change this basic framework in important ways. A wave of new local landlord-tenant laws in Seattle, Tacoma, and many other locations in recent years complicates the eviction process.

This year there are numerous proposals to fundamentally change Washington landlord-tenant laws. These proposals are directed towards making it more difficult for landlords to evict tenants.

If a landlord is not aware of eviction laws and procedures, the landlord may miss an important element of the eviction process, and might have to start over. Often when an eviction goes wrong for the landlord it is a procedural misstep that an experienced landlord-tenant attorney might have helped the landlord avoid.

An eviction attorney can help. 

Hiring a landlord-tenant attorney with the knowledge and experience to guide your case through the eviction process can save time and money. We have been there before. If you need to evict a problem tenant, contact our office.



Proper service of an eviction notice (pay rent or vacate, or etc.) requires someone to go to the rental property and knock on the door. There are detailed instructions on serving eviction notices on this website, and our downloadable eviction notice forms come with a page of instructions.

No, for now.

The Seattle First-in-Time ordinance required landlords of residential properties in Seattle to accept the first financially qualified tenant, leaving no discretion to the landlord.

This law was ruled unconstitutional by a local judge.

An appeal with the Washington State Supreme Court is pending.


Usually transient lodging guests do not have to be evicted through a court process. The owner can simply kick them out.

However, under some circumstances the transient lodging guest may be considered a tenant. For more see our page about transient lodging or contact us.

Probably not if they can be said to live in your place. A court order is required to remove someone who has established residency. This normally means an eviction lawsuit.

The various notices (14-day, 10-day, 20-day) are not steps in a progression. These are all different notices for different situations. If a landlord serves one notice (say, a 14-day notice), then after that notice period expires serves another (say, a 20-day notice) a court may rule that the landlord waived the first notice. If the landlord serves a 20-day after the previous notice expires the landlord is starting over from scratch.

The landlord may serve multiple notices at the same time, if applicable. But, the landlord should not serve new notices after previous notices have expired.

The next step in the eviction process is serving a summons and complaint, not new notices.

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