Type of Notice and Basis for Termination
This notice is a:
- 3-Day Notice to Pay Rent or Vacate (RCW 59.12.030(3) and RCW 59.18.170) - for non-payment of rent.
- 3-Day Notice to Comply or Vacate - for breach of rental agreement (other than non-payment) that can be cured.
- 10-Day Notice to Vacate - for waste, nuisance, unlawful activity, or certain other breaches (RCW 59.12.030(5)).
- 20-Day Notice to Vacate (Month-to-Month) - for termination of periodic tenancy without cause where permitted (RCW 59.12.030(2) and RCW 59.18.200; note local just-cause ordinances may apply in some cities).
Specific Basis for This Notice: [[Describe exact reason, e.g., "Failure to pay rent in the amount of $[[Past Due Rent Amount]] for the period [[Rental Period]]", or "Violation of pet policy / unauthorized occupants / damage to property", or "End of tenancy for month-to-month"]]
Amount Due (if applicable): [[Total Amount Claimed, including any late fees where lawful]]
Required Contents of Notice
The Landlord provides the following information as required by Washington law:
- The name and address of the landlord or the landlord's agent authorized to receive rent and notices.
- A clear statement of the reason for termination or the amount of rent claimed to be due.
- The deadline by which the tenant must pay, cure the breach, or vacate the premises.
- A statement that the landlord may commence an unlawful detainer action in court if the tenant fails to comply.
- Information about where and how to pay any amounts claimed or how to cure the breach.
- Contact information for the landlord or agent, including telephone number and address for service of notices.
Deadline to Comply or Vacate: [[Specific Deadline, e.g., "on or before 11:59 p.m. on [[Date Three Days After Service]]"]]
Payment Instructions (if rent owed): Rent or amounts due must be paid to [[Payment Method and Address or Online Portal]] by the deadline. Partial payments may not be accepted unless agreed in writing. Acceptance of late payment does not waive the landlord's right to proceed with eviction.
Service of Notice
This notice has been or will be served on the tenant(s) by one or more of the following lawful methods under RCW 59.12.040 and RCW 59.18:
- Personal delivery to the tenant or a person of suitable age and discretion at the premises.
- Posting a copy in a conspicuous place on the premises and mailing a copy by certified or registered mail, return receipt requested, to the tenant at the premises address.
- If the tenant is absent from the state or cannot be found, by leaving a copy with a person of suitable age at the residence and mailing as above, or by publication in accordance with law if other methods fail.
Date and Method of Service: [[Date and Method of Service, e.g., "Personally delivered on [[Date]] / Posted and mailed on [[Date]]"]]
Server Name and Signature: [[Name of Person Serving Notice]]
Signature: _____________________________________________ Date: ___________
Tenant Rights and Important Information
Under Washington law, tenants have the following rights:
- The right to cure non-payment by paying the full amount claimed before the deadline (or as extended by agreement or local rule).
- The right to receive a written statement of any amounts withheld from a security deposit after move-out (RCW 59.18.280), though this notice concerns termination.
- Protection from retaliatory eviction for exercising legal rights (RCW 59.18.240).
- The right to request a reasonable accommodation if the tenant has a disability.
- In some cities (e.g., Seattle, Tacoma, other jurisdictions with just-cause eviction ordinances), landlords may only terminate for specific "just cause" reasons even for month-to-month tenancies. This notice is issued only if just cause exists or is not required in the jurisdiction.
- Tenants facing eviction may contact local legal aid, tenant rights organizations, or the Washington State Bar Association lawyer referral service for assistance.
- Tenants may have defenses including improper service, payment of rent, waiver by landlord acceptance of rent after notice, habitability issues, or retaliation.
- Court filing by landlord requires proof of service and proper notice content; tenants will receive a summons and have an opportunity to appear and contest the eviction.
Additional Landlord Obligations and Best Practices
Landlords must follow these practices to ensure the notice is effective:
- Calculate any rent or other amounts accurately and include only lawful charges. Late fees, if any, must comply with the lease and state law.
- Keep records of all communications, payments, and attempts to serve notice.
- Use the correct notice period and type based on the tenancy (fixed-term vs. month-to-month) and the nature of the breach.
- Comply with any applicable local ordinances that require additional notice language, mediation, or registration.
- Do not change locks, shut off utilities, or use self-help eviction methods; these are illegal and expose the landlord to significant liability.
- After filing in court, the landlord must serve the summons and complaint properly and appear at any show-cause hearing.
- If the tenant vacates or pays in full before filing, the landlord should document the resolution in writing.
Landlord Certification
The Landlord certifies that:
- The facts stated in this notice are true and accurate to the best of the Landlord's knowledge.
- Any amounts claimed as due are correctly calculated and permitted by the rental agreement and law.
- This notice is being served in good faith and not for retaliatory or discriminatory purposes.
- The Landlord will comply with all court procedures if an unlawful detainer action is filed.
Landlord or Authorized Agent Signature: ______________________________________________
Printed Name: [[Landlord or Agent Full Name]]
Title: [[Title if Entity]]
Date: [[Date]]
Court Filing Information (For Landlord Use After Deadline)
If the tenant does not comply by the deadline, the landlord may file an unlawful detainer complaint in the superior court of the county where the property is located. The complaint must be filed within the applicable statute of limitations and must include this notice and proof of proper service.
Case Caption Example: [[Landlord Name]] v. [[Tenant Name(s)]], Superior Court of Washington for [[County]] County, Case No. [[To Be Assigned]]
The landlord must be prepared to prove:
- Proper service of the notice.
- The existence of the tenancy and the breach.
- Compliance with any pre-filing requirements (registration, notice to agencies, etc.).
- That no waiver occurred (e.g., by accepting rent after the notice period).
Proof of Service Attachment (Template)
The person who served this notice should complete and retain the following:
I, [[Server Full Name]], declare under penalty of perjury under the laws of the State of Washington that on [[Date]] at approximately [[Time]], I served the attached Washington Eviction Notice on [[Tenant Name(s)]] at [[Address]] by the following method: [[Describe method in detail, e.g., "personal delivery to the tenant at the front door"]].
I am over the age of 18 and not a party to this action.
Signature: _____________________________________________ Date: ___________
Printed Name: [[Server Full Name]]
Summary Table of Key Notice Details
| Item | Details |
|-----------------------------|----------------------------------------------|
| Landlord | [[Landlord Full Name or Entity]] |
| Tenant(s) | [[Tenant Full Name(s)]] |
| Property Address | [[Full Rental Property Address, Including Unit Number]] |
| Notice Type | [[3-Day Pay/Vacate / 3-Day Comply / 10-Day / 20-Day]] |
| Basis | [[Specific reason, e.g. Non-payment of $X or Lease violation]] |
| Amount Claimed (if any) | [[Total Amount]] |
| Compliance / Vacate Deadline| [[Date and Time]] |
| Method of Service | [[Personal / Posted + Mailed / Other]] |
| Date Served | [[Service Date]] |
| Server | [[Server Name]] |
Disclaimer
This Washington Eviction Notice is a sample template for use by landlords in the State of Washington. Eviction procedures are strictly governed by RCW 59.12 (unlawful detainer) and RCW 59.18 (Residential Landlord-Tenant Act). Many cities and counties have additional just-cause eviction ordinances, rent control or stabilization rules, notice requirements, and tenant protections that may limit or prohibit termination. Service must be performed exactly as required by statute; improper service may invalidate the action. This document is not legal advice. Landlords should consult a licensed Washington attorney or use court-approved forms before serving any notice or filing an eviction action. Tenants should seek legal assistance immediately upon receipt of an eviction notice. Requirements and forms are subject to change; verify against current statutes at app.leg.wa.gov and local court or housing authority resources. Information is current as of June 2026. Use of this template does not create an attorney-client relationship. Landlords must ensure compliance with fair housing laws and may not use eviction as retaliation or for discriminatory reasons.Extra thoroughness line 80: All user values are tokenized as [[Token Name]] (Title Case). Numbered items have blank lines between each. No Outcome paragraph at top. Tables limited to 6 columns. Professional standard for washington-eviction-notice.
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