A Washington lease termination notice form is a letter which complies with state legal requirements to announce the upcoming end of a rental tenancy. Either a landlord or a tenant may give notice. In most cases a tenant must provide at least 30 days of notice and the landlord must provide 60, unless there is a qualifying cause to terminate with less notice.
Types of Washington Lease Termination Notice Forms
| Notice Form | Lease Type / Grounds for Termination |
| 20 Day Notice To Vacate | Periodic or Fixed-Term
Shared Dwelling Tenancy |
| 30 Day Notice To Vacate | Unit Uninhabitable
Tenant Refused to Sign New Lease |
| 60 Day Notice To Vacate | Landlord Financial or Business Reason |
| 60 Day Notice To Terminate Tenancy | Fixed-Term (no-cause termination) |
| 90 Day Notice To Vacate | Sale of Rental Property
Retention for Personal Use Landlord Change of Policy |
| 120 Day Notice To Vacate | Housing Demolition *
Substantial Rehabilitation * Condo Conversion |
*For all locations, except Seattle.
Washington 20 Day Notice To Vacate
A Washington 20 Day Notice To Vacate terminates a periodic tenancy, a fixed term lease or a shared tenancy in the same dwelling, including a situation with no written lease or a situation with an expired lease. The non-terminating party must receive notice at least twenty (20) calendar days before the date of termination.
In most cases, a landlord must provide more than 20 days of advance notice to terminate a tenancy, so this notice applies mostly to tenants. A landlord may terminate a tenancy with this notice if the other tenant resides in the same rental unit and shares the kitchen or bathroom.
Washington 30 Day Notice To Vacate
A Washington 30 Day Notice To Vacate terminates most forms of rental agreement, especially when the tenant is delivering the notice. In some cases, the landlord must provide additional notice. The non-terminating party must receive notice at least thirty (30) calendar days before the date of termination.
In particular, a landlord may use a Washington 30 Day Notice To Vacate to terminate a lease for either of the following reasons:
- The tenant refused to sign a new rental agreement with reasonable terms
- A local agency notified the landlord that the premises are certified or condemned as uninhabitable
Washington 60 Day Notice To Vacate
A Washington 60 Day Notice To Vacate is delivered by a landlord to terminate a lease for good cause, such as a legitimate financial or business reason. The tenant must receive notice at least sixty (60) calendar days before the date of termination.
Washington 60 Day Notice To Terminate Tenancy
A Washington 60 Day Notice To Terminate Tenancy ends a fixed-term lease, without cause, on the last day of the term. The landlord may use this letter if any of the following apply:
- The parties signed an initial fixed-term lease between six and 12 months in length
- The parties signed a fixed-term lease of 12 months or longer with no option for a periodic tenancy at the end of the term
- The parties signed a fixed-term lease with successive terms of six months or longer, with no option for conversion to a periodic tenancy
The tenant must receive this notice at least sixty (60) calendar days before the specified date of termination.
Washington 90 Day Notice To Vacate
A Washington 90 Day Notice To Vacate lease termination letter is used to terminate a rental agreement under these conditions:
- Sale of the rental premises (single family dwelling unit)
- Landlord or landlord’s immediate family will occupy the rental premises
- Landlord changes the policy to exclude children on the premises
In Seattle specifically, this notice also terminates a rental agreement for these reasons, after approval from the Department of Construction and Inspections:
- Change of use of the premises
- Substantial rehabilitation of the premises
- Demolition of the premises
- Property has become exempt from rent or income restrictions
The tenant must receive this notice at least ninety (90) calendar days before the date of termination.
Washington 120 Day Notice To Vacate
A Washington 120 Day Notice To Vacate terminates a rental agreement in these situations:
- Housing demolition (all locations, except Seattle)
- Substantial rehabilitation of the premises (all locations, except Seattle)
- Condo conversion
For a condo conversion, the landlord must also provide the tenant with:
- Tenant-to-homeowner program information, delivered at the same time as the notice of termination
- An option to purchase the unit within sixty (60) calendar days of delivering the notice of termination
- Relocation assistance (amount determined by local regulation and tenant income level)
How To Write a Lease Termination Notice in Washington
To ensure the legal compliance of a lease termination notice:
- Use the full name of the receiving party, and address of record, if known
- Specify the termination date of the lease or tenancy
- Specify the basis for terminating the tenancy
- Fill in the full address of the rental premises
- Provide updated/current address and phone number information
- Print name and sign the notice
- Complete the certificate of service by indicating the date and method of notice delivery, along with printed name and signature
It is easy to lose an otherwise justified legal action because of improper notice. Check carefully to ensure enough time after notice is delivered, not when it’s sent.
How To Calculate Expiration Date in Washington
The “clock” for a lease termination notice starts “ticking” the day after the notice gets delivered (served). For example, to give at least 30 days of notice and terminate a tenancy as of June 30th, delivery of the termination letter must be no later than May 31st. However, in Washington, notice is counted on the same day for electronic notice only that is delivered before 5:00pm on a “judicial day” (i.e., a day when the courthouse is open).
In most jurisdictions, if the last day of a notice period is a Saturday, Sunday, or legal holiday, the period continues to run until the end of the next day that is not a Saturday, Sunday, or legal holiday, i.e., the next judicial day.
How To Serve a Lease Termination Notice in Washington
Washington landlords may deliver a lease termination using any of these methods:
- Hand delivery to the other party
- Only if the other party is unavailable: Hand delivery to a person of suitable age who can accept the notice on behalf of the other party, PLUS delivery by mail
- Only if the above forms of hand delivery are not possible: Posting the notice in a conspicuous place on the premises, PLUS delivery by mail, PLUS (if available) leaving a copy of the notice with a resident at the premises
- Service by electronic means, ONLY when this method of notice has been consented to in writing by the receiving party
Electronic service is not effective if the delivering party has reason to believe the receiving party did not receive the notice (such as an email that returns as undeliverable). Mailed notice extends the notice period by (1) calendar day, to account for variable delivery times.
Sources
- 1 WA Rev Code § 59.18.650
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The tenant continues in possession after an owner or lessor, with whom the tenant shares the dwelling unit or access to a common kitchen or bathroom area, has served at least 20 days’ advance written notice to vacate prior to the end of the rental term or, if a periodic tenancy, the end of the rental period.
Source Link - 2 WA Rev Code § 59.18.650
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A tenant may end a tenancy for a specified time by providing notice in writing not less than 20 days prior to the ending date of the specified time.
Source Link - 3 WA Rev Code § 59.18.200
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When premises are rented for an indefinite time, with monthly or other periodic rent reserved, such tenancy shall be construed to be a tenancy from month to month, or from period to period on which rent is payable, and shall end by written notice of 20 days or more, preceding the end of any of the months or periods of tenancy, given by the tenant to the landlord.
Source Link - 4 WA Rev Code § 59.18.650
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The tenant continues in possession of a dwelling unit after the expiration of a rental agreement without signing a proposed new rental agreement proffered by the landlord; provided, that the landlord proffered the proposed new rental agreement at least 30 days prior to the expiration of the current rental agreement and that any new terms and conditions of the proposed new rental agreement are reasonable. This subsection (2)(k) does not apply to tenants whose tenancies are or have become periodic.
The tenant continues in possession, after the landlord has provided at least 30 days’ advance written notice to vacate that: (i) The premises has been certified or condemned as uninhabitable by a local agency charged with the authority to issue such an order; and (ii) continued habitation of the premises would subject the landlord to civil or criminal penalties. However, if the terms of the local agency’s order do not allow the landlord to provide at least 30 days’ advance written notice, the landlord must provide as much advance written notice as is possible and still comply with the order.
Source Link - 5 WA Rev Code § 59.18.650
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The tenant continues in possession after having received at least 60 days’ advance written notice to vacate for other good cause prior to the end of the period or rental agreement and such cause constitutes a legitimate economic or business reason not covered or related to a basis for ending the lease as enumerated under this subsection (2). When the landlord relies on this basis for ending the tenancy, the court may stay any writ of restitution for up to 60 additional days for good cause shown, including difficulty procuring alternative housing. The court must condition such a stay upon the tenant’s continued payment of rent during the stay period. Upon granting such a stay, the court must award court costs and fees as allowed under this chapter.
Source Link - 6 WA Rev Code § 59.18.650
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If a landlord and tenant enter into a rental agreement that provides for the tenancy to continue for an indefinite period on a month-to-month or periodic basis after the agreement expires, the landlord may not end the tenancy except for the causes enumerated in subsection (2) of this section; however, a landlord may end such a tenancy at the end of the initial period of the rental agreement without cause only if:
(i) At the inception of the tenancy, the landlord and tenant entered into a rental agreement between six and 12 months; and
(ii) The landlord has provided the tenant before the end of the initial lease period at least 60 days’ advance written notice ending the tenancy, served in a manner consistent with RCW 59.12.040;
If a landlord and tenant enter into a rental agreement for a specified period in which the tenancy by the terms of the rental agreement does not continue for an indefinite period on a month-to-month or periodic basis after the end of the specified period, the landlord may end such a tenancy without cause upon expiration of the specified period only if:
(i) At the inception of the tenancy, the landlord and tenant entered into a rental agreement of 12 months or more for a specified period, or the landlord and tenant have continuously and without interruption entered into successive rental agreements of six months or more for a specified period since the inception of the tenancy;
(ii) The landlord has provided the tenant before the end of the specified period at least 60 days’ advance written notice that the tenancy will be deemed expired at the end of such specified period, served in a manner consistent with RCW 59.12.040; and
(iii) The tenancy has not been for an indefinite period on a month-to-month or periodic basis at any point since the inception of the tenancy. However, for any tenancy of an indefinite period in existence as of May 10, 2021, if the landlord and tenant enter into a rental agreement between May 10, 2021, and three months following the expiration of the governor’s proclamation 20-19.6 or any extensions thereof, the landlord may exercise rights under this subsection (1)(c) as if the rental agreement was entered into at the inception of the tenancy provided that the rental agreement is otherwise in accordance with this subsection (1)(c).
Source Link - 7 WA Rev Code § 59.18.200
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Whenever a landlord plans to change to a policy of excluding children, the landlord shall give a written notice to a tenant at least 90 days before the tenancy ends to effectuate such change in policy. Such 90-day notice shall be in lieu of the notice required by subsection (1) of this section. However, if after giving the 90-day notice the change in policy is delayed, the notice requirements of subsection (1) of this section shall apply unless waived by the tenant.
Source Link - 8 WA Rev Code § 59.18.650
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The tenant continues in possession after the landlord of a dwelling unit in good faith seeks possession so that the owner or his or her immediate family may occupy the unit as that person’s principal residence and no substantially equivalent unit is vacant and available to house the owner or his or her immediate family in the same building, and the owner has provided at least 90 days’ advance written notice of the date the tenant’s possession is to end. There is a rebuttable presumption that the owner did not act in good faith if the owner or immediate family fails to occupy the unit as a principal residence for at least 60 consecutive days during the 90 days immediately after the tenant vacated the unit pursuant to a notice to vacate using this subsection (2)(d) as the cause for the lease ending
The tenant continues in possession after the owner elects to sell a single-family residence and the landlord has provided at least 90 days’ advance written notice of the date the tenant’s possession is to end. For the purposes of this subsection (2)(e), an owner “elects to sell” when the owner makes reasonable attempts to sell the dwelling within 30 days after the tenant has vacated, including, at a minimum, listing it for sale at a reasonable price with a realty agency or advertising it for sale at a reasonable price by listing it on the real estate multiple listing service. There shall be a rebuttable presumption that the owner did not intend to sell the unit if:
(i) Within 30 days after the tenant has vacated, the owner does not list the single-family dwelling unit for sale at a reasonable price with a realty agency or advertise it for sale at a reasonable price by listing it on the real estate multiple listing service; or
(ii) Within 90 days after the date the tenant vacated or the date the property was listed for sale, whichever is later, the owner withdraws the rental unit from the market, the landlord rents the unit to someone other than the former tenant, or the landlord otherwise indicates that the owner does not intend to sell the unit.
Source Link - 9 WA Rev Code § 59.12.040
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Any notice provided for in this chapter shall be served either (1) by delivering a copy personally to the person entitled thereto; or (2) if he or she be absent from the premises unlawfully held, by leaving there a copy, with some person of suitable age and discretion, and sending a copy through the mail addressed to the person entitled thereto at his or her place of residence; or (3) if the person to be notified be a tenant, or an unlawful holder of premises, and his or her place of residence is not known, or if a person of suitable age and discretion there cannot be found then by affixing a copy of the notice in a conspicuous place on the premises unlawfully held, and also delivering a copy to a person there residing, if such a person can be found, and also sending a copy through the mail addressed to the tenant, or unlawful occupant, at the place where the premises unlawfully held are situated.
Source Link - 10 WA Rev Code § 59.12.040
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When a copy of notice is sent through the mail, as provided in this section, service shall be deemed complete when such copy is deposited in the United States mail in the county in which the property is situated properly addressed with postage prepaid: PROVIDED, HOWEVER, That when service is made by mail one additional day shall be allowed before the commencement of an action based upon such notice.
Source Link - 11 WA Rev Code § 59.18.200
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Whenever a landlord plans to change any apartment or apartments to a condominium form of ownership, the landlord shall provide a written notice to a tenant at least 120 days before the tenancy ends, in compliance with RCW 64.34.440(1), to effectuate such change. The 120-day notice is in lieu of the notice required in subsection (1) of this section. However, if after providing the 120-day notice the change to a condominium form of ownership is delayed, the notice requirements in subsection (1) of this section apply unless waived by the tenant.
(c)(i) Whenever a landlord plans to demolish or substantially rehabilitate premises or plans a change of use of premises, the landlord shall provide a written notice to a tenant at least 120 days before the tenancy ends. This subsection (2)(c)(i) does not apply to jurisdictions that have created a relocation assistance program under RCW 59.18.440 and otherwise provide 120 days’ notice
Source Link - 12 Seattle Municipal Code - Seattle Tenant Relocation Ordinance
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The owner must provide tenants with program information and notice of the project. Tenants have 30 days to apply for relocation assistance. After SDCI evaluates eligibility, a 90-day notice to all tenants is required to be issued and to expire before a Tenant Relocation License can be issued, regardless of whether tenants are eligible for relocation assistance payments. Program forms are provided by the City and there are specific procedures which must be followed; these are explained in the license application materials.
Source Link - 13 WA Rev Code § 64.34.440
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Condo Conversion:
At the declarant’s/landlord’s option, the declarant/landlord may provide all tenants in a single building with an option to terminate their lease or rental agreements without cause or consequence after providing the declarant/landlord with 30 days’ notice. In such case, tenants continue to have access to relocation assistance under subsection (6)(e) of this section.
Source Link - 14 Washington Supreme Court Rules of Civil Procedure - Rule 5
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Service by Other Means. Service under this rule may be made by delivering a copy by any other means, including facsimile or electronic means, consented to in writing by the person served or as authorized under local court rule. Service by facsimile or electronic means is complete on transmission when made prior to 5:00 p.m. on a judicial day. Service made on a Saturday, Sunday, holiday, or after 5:00 p.m. on any other day shall be deemed complete at 9:00 a.m. on the first judicial day thereafter. Service by other consented means is complete when the person making service delivers the copy to the agency designated to make delivery. Service under this subsection is not effective if the party making service learns that the attempted service did not reach the person to be served.
Source Link
