Eviction Moratorium Extended

The governor extended the eviction moratorium through August 1. Owners who intend to move into or sell their property may serve month-to-month tenants a 60-day notice.





Experienced Real Property Attorney 

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.

Travis Eller has decades of litigation experience, including quiet title actions, earnest money agreement disputes, disputes involving homeowners associations, and ejectment actions. In landlord-tenant matters Mr. Eller represents residential landlords, commercial landlords, and commercial tenants.

Mr. Eller handles eviction hearings, trials, and cases in the Court of Appeals. Clients include large multi-unit apartment complexes, property management firms, individual landlords renting a single-family home or condo unit, and small and medium size businesses.

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.





Eviction Service

Commercial evictions. We regularly handle commercial landlord-tenant disputes. We represent both commercial tenants and landlords throughout the Puget Sound area.

Residential evictions. With recent changes in residential landlord-tenant law it is more important than ever to have an experienced landlord-tenant attorney in you corner. The residential eviction process has been impacted by recent changes in landlord-tenant law on both the state and local level. Familiarity with local law is a must. We have represented residential landlords in eviction cases for many years.

Some localities, such as Seattle, Tacoma, and Federal Way, have additional legal requirements for residential tenancies. Be sure to use eviction notice forms appropriate for your rental property location.

Post-foreclosure evictionsThe successful bidder at a foreclosure auction is entitled to possession against former owners and non-tenant occupants twenty days after the sale. If the foreclosed former owner refuses to vacate, the buyer must evict the occupants (even if there are no tenants in the property). If the foreclosed property is occupied by tenants of the former owner, there are additional requirements.

Governor Inslee Extends and Modifies Eviction Moratorium

Governor Inslee has extended the state-wide residential eviction moratorium through August 2. A new exception is added that allows owners to give 60 days’ notice if the owner intends to “personally occupy the premises as a primary residence” or sell the property. Note that the tenancy would already have to be month-to-month (or expired). This ...

New Laws Mandate New Language in Eviction Notices

At both the state and local level new laws mandate changes in the language of important landlord-tenant documents, including the 14-day notice to pay rent or vacate as well as legal pleadings used in court. Failure to include legally required language in eviction documents is a defense to eviction and could lead to dismissal of ...

New Seattle Tenant Protections in Response to COVID Crisis

Seattle has passed three new tenant protection laws in response to the COVID-19 crisis. Inability to pay defense. For a six-month period after the mayor’s residential eviction moratorium ends, tenants may raise an inability to pay as a defense. This law does not prevent landlords from starting an eviction action, and the tenant must come ...

Seattle Bans Winter Evictions

The Seattle City Council passed a law banning residential evictions between December 1 and March 1. The law does not apply to landlords who own fewer than five rental units within Seattle. The winter eviction ban does not apply when the owner or an immediate family member intends to move into the rental as their ...

City of Seattle to Consider Eviction Ban

The City of Seattle is expected to vote on February 10 a new law to would ban evictions every year from November through April. There is a proposed state law that would prohibit this type of local law. If the law passes it will almost certainly be challenged in court as unconstitutional. ...

Federal Way Limits Landlords’ Eviction Remedies

The recently passed Federal Way “Stable Housing” initiative limits the grounds upon which landlords may evict tenants. These limits apply even if the tenant is month-to-month. The eviction grounds include non-payment of rent and other breaches of the rental agreement, or the tenant commits waste or nuisance. Some eviction grounds require 120-day notice. These grounds ...

Landlord-Tenant Law FAQs

If you intend to personally move into your rental as your primary residence, or if you intend to sell it you may give 60 days’ notice to month-to-month tenants.

The date of termination must be the last day of a rental period (not 60 days from the current date).

The notice must be served at least 60 in advance.

The owner must also comply with local laws which may require longer notice periods.

No. The state-wide eviction moratorium does not prevent commercial evictions. Its does prohibit rent increases if the business is impacted by COVID-19.

There are local eviction moratoriums that apply to commercial properties. Check with an attorney if unsure.

Under the governor’s moratorium, landlords may not treat unpaid rent or other charges as amounts owing if the nonpayment was a result of the COVID-19 outbreak and occurred on or after February 29, 2020. This rule prohibits, among other things, invoicing or withholding amounts from the security deposit.

This rule does not apply if the landlord offers and the resident refused or failed to comply with a payment plan that was reasonable based on the resident’s financial, health, and other circumstances.

Tenants owe rent, but you cannot evict them during the moratorium even of they simply refuse to pay.

No. During the eviction moratorium you cannot serve a 14-day or other formal notice on your tenant.

No. You cannot evict a tenant during the eviction moratorium, even if the non-payment or other grounds for eviction occurred before the eviction moratorium.

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.

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Yes, if the property is residential.

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It makes no difference whether the agreement was reduced to writing, or was only an oral agreement. If someone is paying you (or is supposed to pay you) to live in your property, you are a landlord and they are a tenant. All the eviction and landlord-tenant laws apply.

Ironically, it some situations it may be faster to evict a tenant than someone who lives in your property without an obligation to pay.

Comment on this FAQ


Federal Way has a good cause eviction law that limits a residential landlord’s right to evict a tenant to certain enumerated grounds. Some causes, such as the landlord’s intent to move into the property, require 120 days notice.

Specific additional language is required in notices issued in Federal Way. Be sure to use our Federal Way specific forms.

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Yes, for residential tenancies.

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