The eviction process in Washington State requires landlords to follow specific legal procedures under RCW 59.12 and RCW 59.18. Self-help evictions, including changing locks, shutting off utilities, or removing tenant belongings, are illegal. The process begins with a written notice (14 days for non-payment, 10 days for lease violations), followed by filing an unlawful detainer action in superior court if the tenant does not comply. The entire process typically takes 3 to 8 weeks and costs $1,500 to $5,000 in legal fees and court costs. Several Washington cities, including Seattle, Burien, and Federal Way, also require just cause for eviction.
Since the introduction of new laws in 2019, evicting a tenant for non-payment of rent has become a more regulated process. Washington now encourages landlords and tenants to pursue payment plans and/or financial assistance programs before opting for eviction. This is when a written Rent Collection Policy and Procedures document is incredibly helpful.
If your tenant is uncooperative or refuses to engage, eviction may still be the fastest and most cost-effective way to recover unpaid rent. In cases involving other types of disputes (such as lease violations), eviction can act as leverage, often leading to the tenant vacating voluntarily or via a court order.
Flow chart provided by Rental Housing Association of Washington.
Sagareus always engages eviction specialized attorney to formalize and streamline the eviction process. By hiring specialists, we ensure every step is completed correctly, fully documented and the timeline is adhered to perfectly. One small misstep in the process could result in starting over completely. We engaged LT Services, who provides flat fee for service in King, Pierce and Snohomish Counties.
The cost of an eviction varies depending on the property’s location and the complexity of the process. In Washington, landlords can generally expect to spend around $1,500 or less on legal fees. This includes attorney fees, but there may be additional expenses like court and sheriff fees, which will need to be factored into the total cost.
The timeline for eviction can vary greatly. While the goal is often to recover unpaid rent rather than remove the tenant, landlords can typically resolve cases of unpaid rent within 15 days to 4 weeks. However, if the case proceeds to the removal of the tenant, the process can take anywhere from 3 to 6 months. Keep in mind that many cases are settled before the removal stage.
If you hire an attorney to handle your eviction, they will represent you in court, minimizing your need to appear. However, if the tenant contests the eviction and a show cause hearing is required, you or your property manager need to attend along with your attorney. This hearing is where the tenant can present their case, and the court will decide whether the eviction will proceed.
Yes, Washington law allows landlords to serve their own eviction notices. However, it is critical to follow the proper procedures for serving notice. If a notice is incorrectly served or improperly formatted, the eviction case could be dismissed by the court. It's highly recommended to familiarize yourself with the specific guidelines or use a professional service to avoid costly mistakes.
Once you’ve begun the eviction process, it’s important to be cautious about accepting payments from the tenant. In most cases, accepting any form of payment will halt the eviction process. You are not required to accept partial payments. However, if you’ve issued a "Pay or Vacate" notice, you are obligated to accept full payment up until the sheriff removes the tenant. After issuing a "Notice to Comply or Vacate" or a "Termination of Tenancy" notice, you are no longer required to accept any payments from the tenant.
Understanding the eviction process in Washington is key to ensuring a smooth resolution to tenant issues. While eviction is an effective tool for recovering unpaid rent or resolving disputes, it’s essential to follow the legal procedures closely to avoid delays and additional costs. If you’re considering eviction, consult with an attorney or eviction service to ensure the process goes as smoothly as possible.
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