Eviction Notice Forms

A Rapidly Changing Legal Landscape

Washington landlord‑tenant law has evolved quickly in recent years and continues to grow more complex. Rules governing notices and the eviction process are updated often, and because many of these laws are relatively new, courts may interpret them differently. New appellate decisions can also change how notices must be written, delivered, and enforced.
Depending on the property, both local and federal laws may also apply. These laws can require specific wording in notices or impose additional steps for proper service.

Courts may award attorney fees or other damages if a notice is defective, outdated, or improperly served.

For these reasons, we encourage landlords to contact our office before serving any predicate notice (pay rent or vacate, etc.). In fact, if landlords serve a notice before contacting our office, we typically find that a new notice must be served.

New State Law on Eviction Notices

In 2025, Washington state enacted major updates to laws, altering notice and service requirements for predicate notices (notice to pay rent or vacate, comply or vacate, and all other notices that terminate a tenancy). While Washington courts have historically required strict technical compliance with time and manner service requirements, these updates replaced long-standing "familiar" procedures.

Some of the changes are highlighted below, but this is not an exhaustive explanation, and how the courts will interpret the nuances of these new requirements remains to be seen. Consult with an attorney before serving any eviction or tenancy terminationnotice.

Certified mail is required under some circumstances, but mailing alone--even if the tenant signs for it--is not legally proper service.  A five-day waiting period is added for notices that legally require mailing. Tenant attorneys are predictably challenging the manner of calcualing the five-day period.

All predicate notices must now give a date certain for compliance. The notice period required by law varies depending on various facts. Providing the wrong date can be fatal to an eviction case.

General Information Only

This website provides general information about notice requirements in certain Washington jurisdictions. It does not cover every location or situation. This information is not legal advice. Before taking any action that could affect your rights or expose you to liability, you should consult an attorney.

Eviction Requires Legal “Cause”

In Washington, a landlord must have legal cause to evict a tenant, with only a few narrow exceptions. There is no such thing as a no-fault "20-day" notice, even if the tenant is month-to-month (with a narrow exception where the landlord shares their own housing with a tenant).

Similarly, the lease ending may or may not qualify as a basis to end the tenancy. Limitations apply to ending a tenancy at the end of a lease term, and a formal 60-day notice is required prior to the end of the lease term. If there are fewer than sixty days left in the lease term, the landlord must have cause for eviction. Other statutory restrictions apply. Consult with an attorney if unsure.

Below is a partial list of legal grounds for terminating a tenancy under the Washington Residential Landlord‑Tenant Act.

Recognized Causes for Eviction in Washington

1. Nonpayment of Rent (Notice to Pay Rent or Vacate)

Eviction for nonpayment requires serving a notice to pay rent or vacate.
“Rent” means recurring, periodic charges listed in the rental agreement for the tenant’s use and occupancy of the property.
A tenant’s right to possession cannot be conditioned on paying anything other than rent. Late fees and other one‑time charges should never be included in a pay‑or‑vacate notice (or any notice).

2. Failure to Comply With the Lease (“10‑Day Notice”)

A comply‑or‑vacate notice may be used when a tenant substantially breaches:
• a material program requirement of subsidized housing,
• a material term of the lease or rental agreement, or
• a legal obligation of the tenant (other than one involving monetary damages).

The statutory cure period is a minimum of ten days, but this can be misleading. The legally proper calculation of the cure period is nuanced. Additional time may also be required, depending on the manner in which the notice is served.

Also, if the issue significantly affects health or safety, 30 days’ notice may be required.

3. Waste, Nuisance, or Unreasonable Interference

Many landlords assume that nuisance is a slam-dunk case in court, and/or that there is an "emergency" eviction process for nuisance. In reality, evictions based on waste or nuisance follow the same procedures as other evictions and are typically among the most challenging to prove in court. If you are considering this type of action, consult an attorney before proceeding.

4. Owner or Immediate Family Member Moving In

A landlord may seek possession if:
1. the owner or an immediate family member intends to occupy the unit as their primary residence, and
2. no comparable vacant unit is available.

If the tenant has an unexpired lease, intent to occupy does not end the lease early.

5. Selling a Single‑Family Residence

A landlord may issue a 90‑day notice if they elect to sell a statutorily defined single‑family residence. However:

• Because judges disagree on how to calculate the 90-day period, even a small counting error could cause a court to dismiss your case.
• Local laws may require a longer notice period.
• Under Washington appellate case law, if you already have a buyer and a signed sales contract, a judge may rule that your notice of intent to sell is invalid, potentially forcing you to start the eviction process over from the beginning.
• It is less than clear under state and some local laws whether intent to sell applies to condo units or townhomes.
• If the tenant has an unexpired lease, intent to sell does not terminate the lease early. The tenant must be given throug the end of the lease term to vacate.

6. Sharing a Residence

If the owner or lessor shares the dwelling unit—or shares access to a common kitchen or bathroom—they may terminate the tenancy with at least 20 days’ notice if the tenant is month-to-month. This cannot end a lease term early, however.