Washington notice periods
A Washington landlord must give 90 days’ written notice to end a month-to-month tenancy, and a tenant must give 20 days. The state requires a lawful reason (just cause) to end most tenancies, so notice alone is not enough. A rent increase needs 90 days’ notice. For nonpayment, the landlord must serve a 14-day notice to pay or quit before filing for eviction.
The Washington rules in detail
Landlord may not end a month-to-month or periodic tenancy without one of the causes listed in RCW 59.18.650; notice depends on the cause: 90 days for owner or family move-in or sale of a single-family home, 120 days for demolition, substantial rehab or change of use (RCW 59.18.200(2)(c)), 60 days for another legitimate business reason, and 60 days to decline renewal at the end of an initial 6-12 month lease. Tenant: at least 20 days before the end of the rental period (RCW 59.18.200).
At least 90 days' written notice of a rent increase (RCW 59.18.140(3), amended by 2025 HB 1217, effective May 7, 2025; 30 days for income-based subsidized tenancies). HB 1217 also caps increases after the first year at 7% plus CPI or 10%, whichever is less, once per 12 months, with exemptions for buildings less than 12 years old and certain affordable housing (RCW 59.18.700, expires 2040).
14 days. The tenant may cure by paying everything owed within the period; after that the landlord may file for eviction.
Serving the notice
- Notice must be in writing. Text messages and emails count only where the lease or statute allows electronic notice.
- The clock starts when the notice is delivered, not when it is written. Mailed notices usually add days; check the statute’s service rules.
- Termination notices generally take effect at the end of a rental period. Served mid-month, a 30-day notice ends the tenancy at the end of the next full month.
- Washington requires a lawful reason to end most tenancies. The notice must state the reason, and some reasons carry longer periods or relocation assistance.
- A fixed-term lease ends on its own date; these periods apply to month-to-month tenancies and to tenancies that continued after a lease expired.
Source: RCW 59.18.650; RCW 59.18.200; RCW 59.18.140; RCW 59.18.700; RCW 59.12.030(3) / RCW 59.18.057.
Related Washington rules
- Late fees: No statutory cap on late fees, but no late fee may be charged for rent paid within five days after the due date; if rent is more than five days late, fees may run from the first day after the due date. In an eviction, a tenant may reinstate the tenancy by paying rent plus late fees of no more than $75 total (RCW 59.18.410). Late fee calculator.
- Security deposit: No statutory limit; returned Full and specific statement of deductions (with estimates or invoices) and any refund within 30 days after termination of the rental agreement and vacation of the premises. Deposit rules.
- All rules on one page: Washington landlord and tenant law.
Frequently asked questions
How much notice does a landlord have to give a tenant to move out in Washington?
90 days’ written notice for a month-to-month tenancy. Landlord may not end a month-to-month or periodic tenancy without one of the causes listed in RCW 59.18.650; notice depends on the cause: 90 days for owner or family move-in or sale of a single-family home, 120 days for demolition, substantial rehab or change of use (RCW 59.18.200(2)(c)), 60 days for another legitimate business reason, and 60 days to decline renewal at the end of an initial 6-12 month lease. Tenant: at least 20 days before the end of the rental period (RCW 59.18.200). The landlord also needs a lawful reason.
How much notice does a tenant have to give in Washington?
20 days’ written notice on a month-to-month tenancy. A fixed-term lease ends on its own date unless it says otherwise.
How much notice is required for a rent increase in Washington?
90 days. At least 90 days' written notice of a rent increase (RCW 59.18.140(3), amended by 2025 HB 1217, effective May 7, 2025; 30 days for income-based subsidized tenancies). HB 1217 also caps increases after the first year at 7% plus CPI or 10%, whichever is less, once per 12 months, with exemptions for buildings less than 12 years old and certain affordable housing (RCW 59.18.700, expires 2040).
How long is a pay-or-quit notice in Washington?
14 days. The tenant can stop the eviction by paying the full amount within that time.
Does the notice have to end on the last day of the month?
In most states, yes: a termination notice on a periodic tenancy takes effect at the end of a rental period that is at least the required number of days after service. Serving on the 15th with a 30-day requirement typically ends the tenancy at the end of the following month, not 30 days later. The calculator shows both dates.