(1)(b)(i-ii) OR (c) No-cause eviction at the end of a qualifying lease, 60-day notice before lease expiration.
Understanding Just Cause
Eviction Laws
Protect your rights as a landlord or tenant. Learn the legal grounds for just cause eviction and how they impact your rental agreements
Washington landlords can no longer evict tenants without a lawful reason, or “just cause.” The state-wide just cause eviction law is RCW 59.18.650 and it applies to all residential tenancies, the sister law RCW 59.20.080 provides similar protections for mobile homes. Some cities, like Seattle and Tacoma, have implemented additional local protections as well. Whether you’re dealing with nonpayment of rent, lease violations, or planning owner move-in or major renovations, it’s critical to follow the proper legal steps.
This article outlines the available legal grounds for removing tenants from real property, introduces the basics of notice requirements, and highlights some local compliance rules. Understanding your obligations under Washington’s just cause eviction law can help avoid costly disputes and wrongful eviction claims.
What are the Just Cause Reasons
for Eviction in Washington?
In Washington State, landlord-tenant law underwent a significant transformation in 2021. The state legislature introduced new regulations that abolished the once-common practice of issuing a 20-day “no cause” notice to terminate month-to-month tenancies. This change applies to all tenancies governed by the Washington Residential Landlord-Tenant Act.
Under the current law, property owners in Washington can only initiate eviction proceedings for one of 17 specific reasons. These reasons include:
1.
2.
(2)(a) Non-payment of rent, 14-day notice to pay or vacate.
3.
(2)(b) Material violation of substantial rental terms other than payment, 10-day notice to comply or vacate.
4.
(2)(c) Engaging in waste, nuisance, criminal acts, or unlawful activities threatening people or property, 3-day notice to vacate.
5.
(2)(d) The landlord or their immediate family intend to occupy the unit, 90-day notice to vacate and the intended occupancy must occur.
6.
(2)(e) Intent to sell a single-family residence, 90-day notice to vacate and reasonable sale efforts.
7.
(2)(f) Demolishing, substantially rehabilitating, or changing use of the property, 120-day notice to vacate.
8.
(2)(g) Property converting to condominiums, 120-day notice to vacate.
9.
(2)(h) Property has been condemned, 30-day notice, or as much notice as possible, to vacate.
10.
(2)(i) The landlord and tenant share a cooking facility, 20-day notice to vacate at the end of the lease.
11.
(2)(j) The lease is a transitional housing program that is expiring, 30-day notice to vacate.
12.
(2)(k) The tenant refuses to sign a new lease offered at least 30 days before expiration of their current term, no notice required.
13.
(2)(l) The tenant provided false information on the rental application, 30-day notice to vacate.
14.
(2)(m) The landlord can show legitimate economic or business interests not addressed by another cause, 60-day notice to vacate at the end of the lease and substantiation.
15.
(2)(n) At least four notices under (2)(b) served in a 12-month period, 60-day notice to vacate at the end of the lease plus documentation.
16.
(2)(o) The tenant is required to register as a sex offender, 60-day notice to vacate at the end of the lease.
17.
(2)(p) The tenant sexually harasses the landlord or other tenants. Even in this situation, the tenant must receive a 20-day notice to vacate.
Landlords must understand that they cannot evict a tenant unless one of these 17 Just Cause Reasons applies. Each reason has specific notice requirements and conditions that must be met. A fully executed and compliant notice is required to file with the court for eviction, also referred to as unlawful detainer.
For example, the 14-day notice for non-payment of rent must follow the exact wording specified in RCW 59.18.057. Similarly, a 10-day notice for lease violations must identify the breach and state that the lease will terminate if the tenant doesn’t comply. New notice service and content requirements will also start applying soon under HB 1003.
Some notices, like the 120-day notice for demolition or substantial rehabilitation, may not apply in certain jurisdictions like Tacoma and Seattle, which have their own laws.
Before proceeding with any eviction, landlords should thoroughly review the Washington eviction process to ensure compliance with all legal requirements. The new laws have significantly changed the landlord-tenant dynamics in Washington, making it essential for property owners to understand and follow these regulations carefully. Contact our Washington landlord-tenant attorneys today to discuss your options.
Some things to keep in mind:
When considering eviction notices, it is important to understand the potential pitfalls of certain options. While all just-cause reasons must strictly comply with Washington law, the following just-cause notices warrant extra caution:
The blanket 60-day notice for unspecified business interests: This notice relies on a vague concept of "legitimate economic business interest," which lacks a clear legal definition. Even if you successfully argue your case, the court has the discretion to extend the eviction timeline by an additional 60 days. This effectively doubles the notice period, making it a less attractive option for landlords seeking a timely resolution.
The 30-day notice for application misrepresentation: Proving that a tenant deliberately lied on their rental application can be challenging. Moreover, if the tenant is otherwise a model occupant - paying rent promptly, maintaining the property well, and being a good neighbor - courts may view this notice unfavorably.
The 60-day notice for multiple violations: This notice requires meticulous documentation of four separate violations within 12 months. Each violation must have a contemporaneous written warning, adding a significant administrative burden. While not entirely discouraged, this notice should be used judiciously. If another eviction ground is available, it may be easier to pursue that route.
The 14-day pay or vacate: This notice is deceivingly simple and attractive. But it also makes the tenant's account balance a material fact with respect to the eviction, which means their state-provided defense attorney (RCW 59.18.640) will be able to challenge every charge, payment, and maintenance concern. At a minimum, this creates more "questions of fact," which means more evidence, higher legal fees, and longer cases. To add insult to injury, the people being evicted for nonpayment tend to be the least likely to pay. If multiple grounds for eviction exist, consider using the pay or vacate as a last resort.
Disclaimer
This article is provided for informational, educational, and marketing purposes only and does not constitute legal advice. The content is current as of its publication or last review and may not reflect the latest legal developments. Do not rely solely on this information—consult a qualified attorney regarding your specific situation.
Compliance is Key!
Complying with just cause eviction laws is essential for protecting your rental business in Washington. From giving the right notice to proving lawful cause, every step must meet legal standards especially in cities with strict tenant protections. Mistakes can lead to court dismissals, fines, or lawsuits.
If you are unsure how to handle a tenant issue or eviction, Cascade Counsel offers legal help to guide you through the process and keep you in compliance.
