Eviction Notice Forms

Eviction notices in Washington are no longer simple forms. They are legal documents that must comply with multiple layers of state, local, and judicial requirements.

Strict Compliance With Time and Manner Requirements

Washington courts require strict compliance with time and manner rules for serving eviction notices. Cases like Culpepper v. Jordan and Truly v. Heuft show that even small errors can invalidate an eviction.

Court of Appeals case examples of strict compliance:

Culpepper v. Jordan: Service was invalid because one tenant handed the notice to the other—no mailing, no separate copies. The case was dismissed even though both tenants received the notice.

Truly v. Heuft: The summons used outdated response instructions. Courts held that informing tenants of all response options is a strict time‑and‑manner requirement.

Tacoma Rescue Mission v. Stewart: Courts required dates, times, locations, and names of witnesses.

Sherwood Auburn v. Pinzon: Two notices with apparently conflicting information about how and when to comply fatally defective to eviction case.

Common mistakes that may lead to dismissal:

• Using outdated or generic forms
• Incorrect termination dates
• Missing mandatory attachments
• Improper service or incomplete service

Local Laws and City‑Specific Requirements

Several Washington cities have their own landlord‑tenant ordinances that add extra notice requirements, mandatory language, resource documents, or longer timelines. These rules change frequently and often differ from state law.

Because of this complexity, we do not provide most city‑specific forms.

Below is a brief overview of major local jurisdictions. Landlords should confirm current requirements or seek legal advice before serving any notice.

Seattle
Seattle has some of the most detailed local rules in the state, including:
• mandatory language on all eviction notices, rent‑increase notices, and notices to enter
• winter and school‑year eviction bans
• rental‑property registration requirements
Interpretation varies by courtroom, and generic Washington forms are not valid in Seattle. Seattle landlords should obtain legal advice before serving any notice.

Unincorporated King County
Unincorporated King County requires mandatory local forms under its just‑cause eviction ordinance.
Some requirements differ from state law. For example, the local intent‑to‑sell notice requires the property to be listed for sale, even though Washington case law prohibits enforcing an intent‑to‑sell notice after accepting an offer.
Landlords should review the current King County forms on the county website and seek legal advice before serving any notice.

Federal Way
Federal Way has its own just‑cause eviction ordinance and requires specific additional language on all notices.
Calculating the correct notice period can be fact‑dependent. An incorrect termination date may result in dismissal and an award of attorney fees to the tenant. Legal advice is strongly recommended.

Tacoma
Tacoma requires a local resource document to be served with all eviction notices, in addition to state‑required materials.
Tacoma recently amended its landlord‑tenant code, including changes to cold‑weather and school‑year eviction restrictions and rent‑increase rules. Because these requirements change, Tacoma landlords should consult counsel before serving any notice.

Auburn
Auburn repealed its just‑cause eviction ordinance, but some local requirements remain. For example, Auburn requires a resources page to accompany eviction notices.
State good‑cause laws still apply.

Burien
Burien has a local just‑cause eviction ordinance and requires:
• landlord licensing before eviction
• mandatory language on the notice to pay rent or vacate
• a local resources document with all notices
Because the resources document can change at any time, we do not provide Burien‑specific forms. Missing required language or attachments will likely result in dismissal.

SeaTac
SeaTac’s rules closely mirror Burien’s. SeaTac requires:
• landlord licensing before eviction
• mandatory language on the notice to pay rent or vacate
• a local resources document with all notices
Because these requirements change, we do not provide SeaTac‑specific forms. Legal advice is recommended.

Dedicated pages for Seattle, King County, Federal Way, Tacoma, Burien, SeaTac, and Auburn, and other jurisdictions are being updated or added.