How to Evict a Tenant in Washington: A Landlord’s Step-by-Step Guide

If you’re looking to evict a tenant in Washington state, it’s important to proceed with care. Eviction law in Washington is complex, and missteps can cause delays, added costs or even wrongful eviction liability. Below is a structured, SEO-optimized guide tailored for landlords — written in the professional voice of the CEO of The Joseph Group.

1. Understand the Governing Laws

Before initiating any eviction, you must be firmly grounded in the relevant legal framework:

• Evictions in Washington are governed by the Residential Landlord‑Tenant Act (RLTA) and associated statutes such as RCW 59.18.650. 

• The statute lists the valid “causes” that permit a landlord to end a tenancy. You cannot simply evict without legal cause in many situations. 

• Local jurisdictions may impose additional requirements or protections (for example in cities or counties). Always check local law in addition to state law.

Tip: Engaging a landlord-tenant attorney early can help you avoid missteps that invalidate the process.

2. Confirm You Have a Valid Reason (Cause) for Eviction

Under Washington law, a landlord must have one of the statutory reasons (“cause”) in order to terminate a tenancy, unless the lease term simply expires and the tenancy converts to a month-to-month.

Common reasons include:

• Nonpayment of rent – tenant fails to pay the rent when due.

• Lease/rental agreement violation – tenant breaches a material term and fails to cure it within the requisite period. 

• Illegal conduct / nuisance / waste – serious misconduct by tenant allows a shorter, unconditional notice. 

• Holding over after lease expiration – when a fixed-term tenancy ends and the tenant remains without consent.

Note: If you attempt to evict without valid cause (in applicable tenancies) or fail to follow notice/filing requirements, you may face liability for wrongful eviction. 

3. Serve the Proper Written Notice

Once you’ve confirmed cause, you must serve the correct written termination/eviction notice. The type of notice depends on the reason. These notices must adhere strictly to timing and service requirements.

Here are typical notice types:

Service Requirements: The notice must be served properly (personal delivery, leaving with a suitable person at the unit and mailing, or posting + mailing if necessary). Service defects can delay or defeat the eviction. 

4. File the Unlawful Detainer (Eviction) Lawsuit

If the tenant does not comply with the notice (i.e., does not pay, move, or cure), you may proceed to file an unlawful detainer action (eviction lawsuit) in the appropriate court (generally the Superior Court in the county where the property is located).

Key steps:

• Prepare the Summons & Complaint (Unlawful Detainer) and file with the court.

• Serve the tenant with the lawsuit documents in accordance with service rules.

• The tenant has a deadline to file an Answer. If they do not, you may seek default judgment. 

• If the tenant contests, there will be a hearing (“show cause” hearing). Both parties bring evidence. 

5. Secure Judgment & Writ of Restitution

If the court rules in your favor (or you obtain default judgment), you then obtain a Writ of Restitution, which authorizes law enforcement (often the sheriff) to remove the tenant and restore possession.

After the writ is served, the tenant typically has a short timeframe (e.g., 3–5 days) to vacate voluntarily before law enforcement physically removes them.

Important: A landlord may not perform a “self-help” eviction (changing locks, removing tenant’s belongings, shutting off utilities) unless authorized by the court. Doing so may trigger liability.

6. Avoid Mistakes and Comply with Best Practices

To minimize risk and ensure the eviction process stays on solid ground:

• Double-check that your notice is the correct form for the reason you’re evicting and that it lists the precise date/time allowed.

• Keep copies of all notices, service proofs, lease agreements, payment ledgers, and communications.

• Follow service rules to the letter. Mis-service can result in dismissal.

• Document the tenant’s breach (nonpayment, lease violation, nuisance) thoroughly.

• Don’t proceed until the notice period has fully expired (unless law allows shorter) and tenant remains.

• Consider potential tenant defenses (e.g., landlord’s failure to maintain property, discrimination, illegal lockout) and ensure your case is defensible. 

• Factor in costs: court fees, legal assistance, property damage, lost rent, management time. Sometimes negotiating may be more cost-effective.

7. Special Considerations in Washington

Here are additional nuances in Washington worth noting:

• The statute RCW 59.18.650 provides detailed cause categories and notice rules. 

• Timelines vary: A typical eviction (nonpayment of rent scenario) can take around 3 weeks from notice to removal, but this is just a rough — actual time depends on court scheduling, tenant responses, local procedures.

• For non-payment of rent, the tenant has the right to pay the overdue rent (and possibly court costs) before the eviction judgment becomes final, under certain conditions.

• Some jurisdictions (cities/counties) may have additional protections or require specific translation/disclosure requirements for notices. For example, the standard 14-day Notice to Pay or Vacate must contain certain tenant rights disclosures and translations.

8. How We at The Joseph Group Can Help

As property services professionals, The Joseph Group specializes in helping owners and landlords in Washington navigate landlord-tenant law with clarity and compliance. From lease drafting to notice preparation, service proofing, and even eviction facilitation, we help you reduce risk and preserve your investment.

If you’re facing a tenant issue and considering eviction, we recommend scheduling a consultation early — so you can act proactively rather than reactively.

Conclusion

In Washington state, evicting a tenant is not a simple “one-click” process. It requires valid cause, strict adherence to notice and service rules, correct court filings, and compliance with extraordinary safeguards. By following the step-by-step process outlined above — and consulting qualified legal or property-management professionals when needed — you can proceed in a way that protects your rights, minimizes delays and avoids costly mistakes.

Need help managing your tenants? Contact The Joseph Group today to learn how our comprehensive property management services can benefit you.