Breaking a Lease in Washington

Breaking a Lease in Washington

Last Updated: July 24, 2022 by Elizabeth Souza

Find out when a tenant can legally break a lease in Washington, when they can’t, and if a landlord is required by Washington law to make reasonable effort to re-rent.

Before we address the legally acceptable reasons to get out a lease early without penalty, it’s important to understand the notice requirements in Washington to end a tenancy.

Lease Termination Notice Requirements in Washington

In Washington, a tenant is not required to provide notice for fixed end date leases, the lease expires on the last day of the lease (RCW § 59.04.030). Washington tenants must provide written notice for the following lease term:

  • Notice to Terminate a Month-to-Month Lease. 20 days or more from lease expiration. (RCW § 59.18.200)

Delivering Notice in Washington

In most cases, a written lease agreement should include information and other specifics on how and when to deliver a notice to terminate the tenancy. Some common ways to deliver the notice to the landlord are by mail or by delivering the written notice in person; however, it’s best to review the lease agreement to see which delivery method the landlord prefers.

If notice is not given, it could result in penalties and consequences.

There are several scenarios where a tenant can legally break a lease in Washington without penalty. We’ll go through each of them below.

Questions? To chat with a Washington state landlord tenant attorney, click here

1. Early Termination Clause

Some modern lease agreements may provide specific terms that would allow a tenant to terminate a lease early in exchange for a penalty fee. Read over the lease and look for language that outlines agreed-upon terms for ending the lease before the end of the fixed period, such as the amount of the fee (i.e., equal to 2 month’s rent) and the amount of notice required (i.e., 30 days).

If a lease agreement contains an early termination clause, before executing it and paying the penalty fee, read further to learn about other conditions that, if met, would not require a penalty fee to be paid.

2. Active Military Duty

The Servicemembers Civil Relief Act (SCRA) helps protect active service members who are relocated due to deployment or permanent change of station. The protection begins on the date of entering duty and ends between 30-90 days after the date of discharge.

To break a lease in accordance with the relief act, a tenant must:

  • Prove the lease was signed before entering active duty.
  • Prove they will remain on active duty for at least the next 90 days.
  • Deliver a written notice to the landlord (example, page 2), accompanied by a copy of the orders to deploy/Permanent Change of Station (PCS) or a letter from their commanding officer stating their pending deployment.

With that said, the lease does not terminate immediately. Once the notice is delivered, the earliest the lease can terminate is 30 days after the beginning of the next rent period. For example, if the notice was delivered on the 23rd of March, and the rent is due on the 1st of each month, the earliest the lease can terminate is May 1st therefore, rent is still due for the month of April.


In Washington, the term “servicemember” means a member of the armed forces, commissioned corps of the National Oceanic and Atmospheric Administration (NOAA), commissioned corps of the Public Health Service, and the activated National Guard.

3. Unit is Uninhabitable

Most states have specific health and safety codes that provide minimum standards for rental units, and Washington is no different.

If those standards are not met, proper notice is given by the tenant and the repairs/fixes are still not made within the allowable time period, a tenant would be considered “constructively evicted”. As a result, the obligations of the tenant under the lease are no longer required, given that the landlord has not met their own responsibilities under the Washington landlord-tenant law.

According to Washington state law (RCW § 59.18.060), landlord duties to provide habitable premises include the following:

  • Compliance. Maintain the premises to substantially comply with any applicable code, statute, ordinance, or regulation governing their maintenance or operation, which the legislative body enacting the applicable code, statute, ordinance or regulation could enforce as to the premises rented if such condition endangers or impairs the health or safety of the tenant.
  • Maintain. The structural components including, but not limited to, the roofs, floors, walls, chimneys, fireplaces, foundations, and all other structural components, in reasonably good repair to be usable. Maintain all electrical, plumbing, heating, and other facilities and appliances supplied by him or her in reasonably good working order and the dwelling unit in reasonably weathertight condition.
  • Common Areas. Keep any shared or common areas reasonably clean, sanitary, and safe from defects increasing the hazards of fire or accident.
  • Infestation. Provide a reasonable program for the control of infestation by insects, rodents, and other pests at the initiation of the tenancy and, except in the case of a single-family residence, control infestation during tenancy except where such infestation is caused by the tenant.
  • Repair. Except where the condition is attributable to normal wear and tear, make repairs and arrangements necessary to put and keep the premises in as good condition as it by law or rental agreement should have been, at the commencement of the tenancy.
  • Locks. Provide reasonably adequate locks and furnish keys to the tenant and maintain and safeguard with reasonable care any master key or duplicate keys to the dwelling unit.
  • Garbage. Except in the case of a single-family residence, provide and maintain appropriate receptacles in common areas for the removal of ashes, rubbish, and garbage, incidental to the occupancy and arrange for the reasonable and regular removal of such waste.
  • Heat and Water. Provide facilities adequate to supply heat and water and hot water as reasonably required by the tenant.

For more information on habitability laws in Washington, click here.

4. Landlord Harassment or Privacy Violation

If the action is serious enough, harassment by a landlord or their violation of a tenant’s privacy may be enough justification for relieving a tenant of their obligations of the lease.

  • Landlord Entry. Washington state law states that the landlord must give 2 days’ notice to enter the rental property (RCW § 59.18.150(6)). If your landlord repeatedly violates the tenant’s rights to privacy or removes windows or doors, turns off utilities, or changes the locks, the tenant would be considered “constructively evicted,” as described above. A landlord may enter the dwelling unit without notice if there is an emergency or if the tenant has abandoned the property.
  • Changing the Locks. In some states, if the locks are changed by a landlord without the tenant’s permission or without the protection of specific language in the lease agreement, this can qualify as being “constructively evicted”, and could relieve the tenant of their duties of the lease. In Washington, lockouts are not permitted. (RCW § 59.18.290)

5. Domestic Violence, Sexual Assault, Unlawful Harassment, or Stalking

Washington provides tenants who are victims of domestic violence, sexual assault, unlawful harassment or stalking with special rental provisions for their protection. If a tenant is confronting a domestic violence situation (this can also be stalking), and wants to move, check with local law enforcement regarding special state laws that may apply in domestic violence situations. Some statutes the state of Washington provides for victims of domestic violence include (RCW § 59.18.575):

  • Proof of Status. The landlord is entitled to verify the claim of Domestic Violence status. (RCW §§ 59.18.575(1b))
  • Termination of Lease. A tenant is allowed to terminate a lease with proof of Domestic Violence status, however, the request to terminate must happen within 90 days from the incident date. A copy of a valid order of protection or a written record of a report that is signed by a third party shall be given to the landlord by mail, fax or personal delivery within seven days of quitting the dwelling unit. The record of the report by a qualified third party shall be in the following form:

[Name of organization, agency, clinic, professional service provider]

I and/or my . . . . . . (household member) am/is a victim of. . . domestic violence as defined by RCW 26.50.010.
. . . sexual assault as defined by RCW 70.125.030.
. . . stalking as defined by RCW 9A.46.110.
. . . unlawful harassment as defined by RCW 59.18.570.

Briefly describe the incident of domestic violence, sexual assault, unlawful harassment, or stalking:. . . .. . . .The incident(s) that I rely on in support of this declaration occurred on the following date(s) and time(s) and at the following location(s): . . . .. The incident(s) that I rely on in support of this declaration were committed by the following person(s): . . . .

. . . .I state under penalty of perjury under the laws of the state of Washington that the foregoing is true and correct. Dated at . . . . . . . . . . (city) . ., Washington, this . . . day of . . . ., . . . . (year)
. . . .
(Signature of Tenant or Household Member)

I verify that I have provided to the person whose signature appears above the statutes cited in RCW 59.18.575 and that the individual was a victim of an act that constitutes a crime of domestic violence, sexual assault, unlawful harassment, or stalking, and that the individual informed me of the name of the alleged perpetrator of the act.

Dated this . . . day of . . . ., . . . . (year)

. . . .
(Signature of authorized officer/employee of (Organization, agency, clinic, professional service provider)

  • Landlord Cannot Terminate Lease. A landlord may not terminate a tenancy, fail to renew a tenancy, or refuse to enter into a rental agreement based on the tenant’s or applicant’s or a household member’s status as a victim of domestic violence, sexual assault, or stalking. (RCW § 59.18.580)
  • Landlord Cannot Fail to Renew. A landlord may not terminate a tenancy, fail to renew a tenancy, or refuse to enter into a rental agreement based on the tenant’s or applicant’s or a household member’s status as a victim of domestic violence, sexual assault, or stalking, or based on the tenant or applicant having terminated a rental agreement under RCW 59.18.575. (RCW §§ 59.18.580)
  • Responsibility of Rent. Depending on the situation, the tenant may still be liable for the rent for the month in which he or she terminated the rental agreement. (RCW §§ 59.18.575(2) and RCW §§ 59.18.575(3))
  • Locks. Tenant is allowed to add locks to the dwelling at the tenant’s expense. (RCW §§ 59.18.575(4), 59.18.585)

6. Other Reasons 

A tenant may have alternative reasons to terminate a lease early.  For example, the following reasons may legally permit a tenant to terminate the lease early, but are not always automatic and must be determined by a court:

  • Violation of the Lease Agreement. If a landlord violates the terms of the lease agreement, it may be enough justification to break the lease and relieve the tenant from their own obligations (i.e. illegally raising the rent during the fixed period).
  • Illegal or Unenforceable Contract. In some scenarios, a lease agreement may be deemed illegal and as a result, is generally not enforceable. (i.e. contracting with a minor)
  • Mandatory Disclosures. Many state and local laws require landlords to disclose documentation, policies, or specific unit information to tenants prior to moving in. Disclosure laws typically impose heavy fines or legal ramifications to landlords if they are not followed. In rare cases, they contain penalty provisions that may allow you to break your lease.
  • Senior Citizen or Health Issue. Some states offer age or health-related lease-breaking arrangements that permit early lease termination.  If a tenant has a qualified disability the tenant may request early termination as a reasonable accommodation under the Fair Housing Act or the Americans with Disabilities Act.
Questions? To chat with a Washington state landlord tenant attorney, click here

Examples of Insufficient Justification for Lease Breaking in Washington

The below reasons are generally not enough justification (on their own) to release a tenant from the obligation of their lease term, and as a result, provide no legal protection against penalties for not honoring the lease.

  • They bought a house.
  • They are relocating for a new job or school.
  • They are upgrading or downgrading.
  • They are moving in with a partner.
  • They are moving to be closer to family.

Breaking a lease for any of the above reasons without court approval or in any conditions not previously outlined can have tangible consequences for tenants.  If a tenant would like to break a lease for any of these reasons, the tenant should ask the landlord to agree to a mutual termination.

Landlord’s Responsibility to Re-rent in Washington

According to Washington code RCW § 59.18.310, a landlord must make reasonable efforts to re-rent their unit instead of charging the tenant for the total remaining rent due under the lease. This is referred to as the landlord’s duty to “mitigate damages”. If a landlord re-rents the property quickly, all the tenant will be responsible for is the amount of time the unit was vacant.

Tenant’s Right to Sublet in Washington

If the lease does not prohibit subletting, then a tenant might be in the clear to sublet. However, the lease might contain a clause requiring a tenant to obtain a landlord’s approval prior to subletting. To get the landlord’s approval, a tenant shall send them a letter through certified mail, with a return receipt requested, outlining the terms of the sublet lease agreement. Certified mail is the only proof of delivery that most courts will accept that a tenant has notified the landlord.

The letter should include the following information:

  • Sublet term.
  • Name of proposed subtenant or assignee.
  • The permanent home address of proposed subtenant or assignee.
  • Your reason for subletting or leaving permanently.
  • Your new address during the sublease if applicable.
  • The written consent of any co‑tenant.
  • A copy of the proposed sublease.

If a landlord rejects the request, know that they can only refuse the proposed subtenant based on legitimate factors. The law states that a landlord cannot unreasonably refuse to sublet.

For more information and to get a FREE Washington sublease agreement click here.

Additional Resources for Washington Tenants & Landlords: