Washington eviction notice and late fee rules

Notice for unpaid rent

14 days — For tenancies under chapter 59.18 RCW, a tenant who stays after defaulting on rent is liable for unlawful detainer once a written notice to pay rent or surrender the premises has gone uncomplied with for 14 days after service; the notice may be served any time after rent becomes due.

Ending a month-to-month tenancy

For tenancies of an indefinite period on a month-to-month or periodic basis, a landlord may not end the tenancy except for the causes listed in RCW 59.18.650(2).

Late-fee limit

No statutory cap found

Grace period before a late fee

A landlord may not charge a late fee for rent paid within five days after its due date; if rent is more than five days past due, late fees may be charged starting from the first day after the due date.

What we could not verify for Washington: No statewide late_fee_cap located in RCW 59.18 (only the 5-day grace period and the $75 late-fee limit in the post-judgment reinstatement amount, RCW 59.18.410(2)). answer_deadline: RCW 59.18.365 summons form leaves the response deadline blank; no day count quoted. RCW 59.18.650 and 59.18.200 have versions effective Jan. 1, 2028; facts quote the versions effective until then.

Notice for unpaid rent

For tenancies under chapter 59.18 RCW, a tenant who stays after defaulting on rent is liable for unlawful detainer once a written notice to pay rent or surrender the premises has gone uncomplied with for 14 days after service; the notice may be served any time after rent becomes due.

“When he or she continues in possession in person or by subtenant after a default in the payment of rent, and after notice in writing requiring in the alternative the payment of the rent or the surrender of the detained premises, served (in manner in RCW 59.12.040 provided) on behalf of the person entitled to the rent upon the person owing it, has remained uncomplied with for the period of three days after service, or for the period of 14 days after service for tenancies under chapter 59.18 RCW. The notice may be served at any time after the rent becomes due.”
RCW 59.12.030(3)

Every 14-day notice served under RCW 59.12.030(3) must be in substantially the form set out in the statute.

“Every 14-day notice served pursuant to RCW 59.12.030(3) must be in substantially the following form:”
RCW 59.18.057(1)

Paying to stop an eviction

In a nonpayment case, before judgment or until five court days after judgment (or until the eviction date if the tenant provides a pledge of financial assistance from a government or nonprofit entity), the tenant may pay the rent due, court costs, late fees due under the lease up to $75 in total, and any awarded attorneys' fees, and the tenant is restored to the tenancy.

“Before entry of a judgment or until five court days have expired after entry of the judgment, unless the tenant provides a pledge of financial assistance letter from a government or nonprofit entity, in which case the tenant has until the date of eviction, the tenant or any subtenant, or any mortgagee of the term, or other party interested in the continuance of the tenancy, may pay into court or to the landlord the amount of the rent due, any court costs incurred at the time of payment, late fees if such fees are due under the lease and do not exceed $75 in total, and attorneys' fees if awarded, in which event any judgment entered shall be satisfied and the tenant restored to his or her tenancy.”
RCW 59.18.410(2)

A tenant reinstating after judgment must pay an additional $50 for each time the tenant was reinstated after judgment in the previous 12 months.

“A tenant seeking to exercise rights under this subsection shall pay an additional $50 for each time the tenant was reinstated after judgment pursuant to this subsection within the previous 12 months prior to payment.”
RCW 59.18.410(2)

Notice for other lease violations

Cause includes a substantial breach of a material lease term or legal tenant obligation (other than monetary damages) that is not remedied by the date in a written notice, which must be at least 10 days after service.

“The tenant continues in possession after substantial breach of a material program requirement of subsidized housing, material term subscribed to by the tenant within the lease or rental agreement, or a tenant obligation imposed by law, other than one for monetary damages, and after the landlord has served written notice specifying the acts or omissions constituting the breach and requiring, in the alternative, that the breach be remedied or the rental agreement will end, and the breach has not been adequately remedied by the date specified in the notice, which date must be at least 10 days after service of the notice;”
RCW 59.18.650(2)(b)

Cause includes remaining after at least three days' advance written notice to quit following waste, nuisance, unlawful activity affecting use and enjoyment of the premises, or other substantial or repeated unreasonable interference.

“The tenant continues in possession after having received at least three days' advance written notice to quit after he or she commits or permits waste or nuisance upon the premises, unlawful activity that affects the use and enjoyment of the premises, or other substantial or repeated and unreasonable interference with the use and enjoyment of the premises by the landlord or neighbors of the tenant;”
RCW 59.18.650(2)(c)

Ending a month-to-month or other periodic tenancy

For tenancies of an indefinite period on a month-to-month or periodic basis, a landlord may not end the tenancy except for the causes listed in RCW 59.18.650(2).

“For all other tenancies of a specified period not covered under (b) or (c) of this subsection, and for tenancies of an indefinite period on a month-to-month or periodic basis, a landlord may not end the tenancy except for the causes enumerated in subsection (2) of this section. Upon the end date of the tenancy of a specified period, the tenancy becomes a month-to-month tenancy.”
RCW 59.18.650(1)(d)

Cause includes an owner's good-faith need for the unit for the owner or immediate family as a principal residence, with no substantially equivalent unit vacant in the same building, after at least 90 days' advance written notice.

“The tenant continues in possession after the landlord of a dwelling unit in good faith seeks possession so that the owner or his or her immediate family may occupy the unit as that person's principal residence and no substantially equivalent unit is vacant and available to house the owner or his or her immediate family in the same building, and the owner has provided at least 90 days' advance written notice of the date the tenant's possession is to end.”
RCW 59.18.650(2)(d)

A month-to-month or periodic tenancy ends by written notice from the tenant to the landlord of 20 days or more before the end of a month or period.

“When premises are rented for an indefinite time, with monthly or other periodic rent reserved, such tenancy shall be construed to be a tenancy from month to month, or from period to period on which rent is payable, and shall end by written notice of 20 days or more, preceding the end of any of the months or periods of tenancy, given by the tenant to the landlord.”
RCW 59.18.200(1)(a)

Except as provided for subsidized tenancies and certain leases in effect on May 7, 2025, a landlord must give at least 90 days' prior written notice of a rent increase, and an increase may not take effect before the end of the rental agreement term.

“Except as provided in (b) and (c) of this subsection, a landlord shall provide a minimum of 90 days' prior written notice of an increase in the amount of rent to each affected tenant, and any increase in the amount of rent may not become effective prior to the completion of the term of the rental agreement.”
RCW 59.18.140(3)(a)

Just cause and good cause

A landlord may not evict a tenant, refuse to continue a tenancy, or end a periodic tenancy except for the causes listed in RCW 59.18.650(2) and as otherwise provided in subsection (1). (Version effective until January 1, 2028.)

“A landlord may not evict a tenant, refuse to continue a tenancy, or end a periodic tenancy except for the causes enumerated in subsection (2) of this section and as otherwise provided in this subsection.”
RCW 59.18.650(1)(a)

Lockouts and utility shutoffs

A landlord may not remove or exclude a tenant except under a court order; a tenant removed or excluded may recover possession or terminate the rental agreement and recover actual damages, and the prevailing party may recover costs and reasonable attorneys' fees.

“It is unlawful for the landlord to remove or exclude from the premises the tenant thereof except under a court order so authorizing. Any tenant so removed or excluded in violation of this section may recover possession of the property or terminate the rental agreement and, in either case, may recover the actual damages sustained. The prevailing party may recover the costs of suit or arbitration and reasonable attorneys' fees.”
RCW 59.18.290(1)

A landlord may not intentionally cause termination of a tenant's utility services (except for a reasonable time to make necessary repairs); a violating landlord may be liable for actual damages and up to one hundred dollars per day or part of a day without service, plus costs and reasonable attorney's fees to the prevailing party.

“It shall be unlawful for a landlord to intentionally cause termination of any of his or her tenant's utility services, including water, heat, electricity, or gas, except for an interruption of utility services for a reasonable time in order to make necessary repairs. Any landlord who violates this section may be liable to such tenant for his or her actual damages sustained by him or her, and up to one hundred dollars for each day or part thereof the tenant is thereby deprived of any utility service, and the prevailing party may recover his or her costs of suit or arbitration and a reasonable attorney's fee.”
RCW 59.18.300

Retaliation

While the tenant is in compliance with the chapter, the landlord may not take or threaten reprisals or retaliatory action because of the tenant's good faith and lawful complaints to a government authority about code violations that may endanger health or safety, or the tenant's assertion or enforcement of rights under the chapter.

“So long as the tenant is in compliance with this chapter, the landlord shall not take or threaten to take reprisals or retaliatory action against the tenant because of any good faith and lawful: (1) Complaints or reports by the tenant to a governmental authority concerning the failure of the landlord to substantially comply with any code, statute, ordinance, or regulation governing the maintenance or operation of the premises, if such condition may endanger or impair the health or safety of the tenant; or (2) Assertions or enforcement by the tenant of his or her rights and remedies under this chapter.”
RCW 59.18.240

A landlord action listed in RCW 59.18.240 started within ninety days after the tenant's protected act, or after a resulting government inspection or proceeding, creates a rebuttable presumption that it is retaliatory (subject to exceptions in the statute).

“Initiation by the landlord of any action listed in RCW 59.18.240 within ninety days after a good faith and lawful act by the tenant as enumerated in RCW 59.18.240, or within ninety days after any inspection or proceeding of a governmental agency resulting from such act, shall create a rebuttable presumption affecting the burden of proof, that the action is a reprisal or retaliatory action against the tenant:”
RCW 59.18.250

What the notice must say and how it is delivered

Notices must be served by personal delivery; or, if the person is absent, by leaving a copy with a person of suitable age and discretion and mailing a copy to the person's residence; or, if residence unknown or no such person found, by posting a copy conspicuously on the premises, delivering a copy to a resident if one can be found, and mailing a copy to the premises.

“Any notice provided for in this chapter shall be served either (1) by delivering a copy personally to the person entitled thereto; or (2) if he or she be absent from the premises unlawfully held, by leaving there a copy, with some person of suitable age and discretion, and sending a copy through the mail addressed to the person entitled thereto at the person's place of residence; or (3) if the person to be notified be a tenant, or an unlawful holder of premises, and his or her place of residence is not known, or if a person of suitable age and discretion there cannot be found then by affixing a copy of the notice in a conspicuous place on the premises unlawfully held, and also delivering a copy to a person there residing, if such a person can be found, and also sending a copy through the mail addressed to the tenant, or unlawful occupant, at the place where the premises unlawfully held are situated.”
RCW 59.12.040

Late fees and grace periods

A landlord may not charge a late fee for rent paid within five days after its due date; if rent is more than five days past due, late fees may be charged starting from the first day after the due date.

“The landlord may not charge a late fee for rent that is paid within five days following its due date. If rent is more than five days past due, the landlord may charge late fees commencing from the first day after the due date until paid. Nothing in this subsection prohibits a landlord from serving a notice to pay or vacate at any time after the rent becomes due.”
RCW 59.18.170(2)

A landlord must apply any tenant payment to rent first before late payments, damages, legal costs, or other fees, and except as provided in RCW 59.18.410 the right to possession may not be conditioned on paying amounts other than rent.

“A landlord must first apply any payment made by a tenant toward rent before applying any payment toward late payments, damages, legal costs, or other fees, including attorneys' fees. (2) Except as provided in RCW 59.18.410, the tenant's right to possession of the premises may not be conditioned on a tenant's payment or satisfaction of any monetary amount other than rent.”
RCW 59.18.283(1)-(2)

A tenant whose primary income is a regular monthly government assistance payment received after the rent due date may propose in writing a due date up to five days later, and the landlord must agree.

“The landlord shall agree to such a proposal if it is submitted in writing and the tenant can demonstrate that his or her primary source of income is a regular, monthly source of governmental assistance that is not received until after the date rent is due in the rental agreement. The proposed rent due date may not be more than five days after the date the rent is due in the rental agreement.”
RCW 59.18.170(3)

If you have received a notice

1. Write down the date you received it and how it was delivered.
2. Check what it asks for — payment, fixing a problem, or moving out — and the deadline it gives against the Washington rules above.
3. Keep paying what you can document; ask for receipts.
4. If you receive court papers, note the response deadline on them; a legal-aid office or the court’s self-help center can help.

Check another situation with the eviction notice checker or the late fee checker.

Common questions

How much notice does a landlord in Washington have to give for unpaid rent?

For tenancies under chapter 59.18 RCW, a tenant who stays after defaulting on rent is liable for unlawful detainer once a written notice to pay rent or surrender the premises has gone uncomplied with for 14 days after service; the notice may be served any time after rent becomes due. (RCW 59.12.030(3)).

How much notice is needed to end a month-to-month tenancy in Washington?

For tenancies of an indefinite period on a month-to-month or periodic basis, a landlord may not end the tenancy except for the causes listed in RCW 59.18.650(2). (RCW 59.18.650(1)(d)).