Washington Just-Cause Eviction Law 2026
Just cause required, landlords must cite a permitted reason to terminate a tenancy.
✓ Just Cause RequiredJust-Cause Eviction in Washington
Under RCW § 59.18.650 (SB 5160, effective May 10 2021), landlords in Washington may not terminate a tenancy without a legally recognized reason. All month-to-month or week-to-week tenancies, and fixed-term tenancies renewed or extended after July 28 2019. Applies statewide. All permitted grounds fall into two categories: at-fault (tenant behavior) and no-fault (landlord business reasons).
At-Fault Grounds (Tenant Behavior)
- Nonpayment of rent or utilities (14-day pay-or-vacate notice)
- Substantial or repeated lease violation after written notice to cure
- Nuisance or criminal activity threatening health or safety of others
- Unauthorized subletting or assignment after written notice
- Tenant's continued occupancy constitutes unlawful detainer (e.g., after lease expiration with no renewal)
- Waste or destruction of the rental premises
No-Fault Grounds (Landlord Business Reasons)
- Owner or owner's immediate family moving in (90-day notice; relocation = 1.5× monthly rent)
- Sale requiring owner-occupancy as condition (90-day notice; relocation = 1.5× monthly rent)
- Substantial rehabilitation requiring vacancy (120-day notice; relocation = 1.5× monthly rent)
- Demolition of the unit (120-day notice; relocation = 1.5× monthly rent)
- Conversion to non-residential use or public housing (90-day notice)
- Government order requiring vacancy (30-day notice)
Key Rules at a Glance
| Rule | Requirement | Source |
|---|---|---|
| Just cause required | Yes | RCW § 59.18.650 (SB 5160, effective May 10 2021) |
| Pay-or-quit notice period | 14 days | RCW § 59.12.030 |
| No-cause notice | Not permitted (just-cause only) | RCW § 59.18.650 (SB 5160, effective May 10 2021) |
| Coverage | All month-to-month or week-to-week tenancies, and fixed-term tenancies renewed or extended after July 28 2019. Applies statewide. | RCW § 59.18.650 (SB 5160, effective May 10 2021) |
What This Means for Landlords in Washington
Landlords in Washington must serve a specific written notice citing the statutory ground for eviction. Serving a no-cause termination notice on a covered tenant is unlawful and will result in dismissal of any subsequent eviction action. For at-fault evictions based on a curable violation, landlords must give the tenant an opportunity to cure before proceeding to court. For no-fault evictions such as owner move-in, the landlord must typically pay relocation assistance, check the specific requirements in RCW § 59.18.650 (SB 5160, effective May 10 2021).
Tenants who believe they have been evicted without a permitted just-cause reason, or as retaliation for exercising a legal right, may file a wrongful eviction claim. Damages can include actual damages, attorney's fees, and in some jurisdictions punitive damages of up to three times the monthly rent.
Major Cities in Washington
View the landlord risk profile, eviction rates, and rental market data for major cities in Washington:
Frequently Asked Questions
Does Washington require just cause to evict a tenant?
Yes. Under RCW § 59.18.650 (SB 5160, effective May 10 2021), landlords in Washington must have a legally recognized reason, such as nonpayment of rent or owner move-in, before terminating a tenancy. Coverage: All month-to-month or week-to-week tenancies, and fixed-term tenancies renewed or extended after July 28 2019. Applies statewide.
How many days' notice must a landlord give for nonpayment of rent in Washington?
Under RCW § 59.12.030, a landlord must give a tenant 14 days' written notice to pay or vacate before filing an eviction action for nonpayment of rent.
Can a landlord in Washington evict a tenant with no reason given?
Generally no, Washington law requires landlords to state a permitted reason. However, some exemptions apply (All month-to-month or week-to-week tenancies, and fixed-term tenancies renewed or extended after July 28 2019. Applies statewide.). Landlords evicting without just cause may face tenant claims for wrongful eviction.
What is the difference between at-fault and no-fault eviction?
An at-fault eviction is based on something the tenant did (or failed to do), nonpayment of rent, lease violation, criminal activity, nuisance. A no-fault eviction occurs when the landlord needs the unit for a permitted purpose unrelated to tenant behavior, such as owner move-in, demolition, or substantial rehabilitation. In just-cause states, both types are allowed but must match the statutory list; in non-just-cause states, landlords need not choose any category at all for month-to-month tenancies.
Related Guides for Washington Landlords
Just-Cause Laws in Other States
Data sourced from Washington published statutes (RCW § 59.12.030), U.S. Census Bureau American Community Survey 2023 5-Year Estimates. Last updated August 29, 2026. This page is for informational purposes only and does not constitute legal advice. Consult a licensed attorney for your specific situation.