Every residential eviction in Washington must begin with a written notice, often referred to as an eviction notice or predicate notice. Examples include a notice to pay rent or vacate, comply or vacate, intent to sell, intent to occupy, etc.

Laws at various levels--state, federal, and local--dictate the precise language in the eviction notice and the time and manner of service of the notice. Failure to comply with all applicable laws may result in the landlord's eviction case being dismissed in court. The terms of the lease may impose additional requirements.

Time and Manner of Serving Notices

The courts strictly enforce the time and manner of serving notices that terminate a tenancy. A new law changes the time and manner of service notices in Washington. While the law goes into effect July 27, 2025, the new statute and case law can be interpreted to affect notices served prior. All landlords are encouraged to consult with an attorney concerning the new law, as it can be interpreted in numerous ways.

State Law

Washington state landlord-tenant law limits eviction to certain enumerated good cause grounds. Without statutorily defined good cause, a landlord may not evict a tenant. There is no longer a simple "20-day" notice option in residential tenancies in Washington (with a narrow exception when the owner shares their own housing unit with a tenant).

Local Law

Local laws may require additional language in the notice, additional information to be served with the notice, and/or require longer time periods than state law.

Some local jurisdictions (for example, unincorporated King County) have mandatory forms that residential landlords must use.

In some local jurisdictions, the landlord must have a business license and/or have the property registered for inspection before serving any eviction notice.

Federal Law 

The federal CARES Act applies to many residential properties and requires 30 days' notice for nonpayment even if state or local law allows a shorter period.

The Violence Against Women Act (VAWA) applies when the landlord participates in certain programs. VAWA when applicable requires additional documents to be served with the predicate eviction notice.

The information on this website is not a substitute for legal advice.  Consult with an eviction lawyer for more information.