For residential tenancies, there is no longer a “20-day” notice option even if the lease has expired. The only exception is if the owner also lives in the dwelling and no longer wants to share it with the tenant. Otherwise, the landlord must have just cause to evict and give a longer notice period which varies depending on the eviction grounds and in some places by local law.
Below is a quick summary of the more common just cause grounds under Washington state just cause eviction law.
Local law may impose additional requirements including, for example, longer notice periods, additional mandatory language, and additional documents that must be served with the notice. By way of example and not limitation, unincorporated King County has a set of mandatory forms and Tacoma and other local jurisdictions require additional documents be served with the notice. Consult with an attorney for advice for your circumstances.
Termination at the end of a lease period (60 days’ notice).
If a lease has an automatic month-to-month provision, the owner can terminate the tenancy at the end of the initial period if the tenancy term was at least six months.
If the lease has no automatic month-to-month provision and the term was at least twelve months, the owner can terminate the tenancy (whether or not in the initial term).
Termination under either scenario requires at least 60 days’ written notice prior to the end of the lease term (served in strict compliance with statutes with the same service requirements applicable to a notice to pay rent or vacate, etc.). The 60-day termination is not available if the tenancy has ever been periodic (month-to-month).
Intent to sell (90 days’ notice)
Note that under case law this arguably applies only to an intent to sell in the future, and not to an already accepted offer with a pending closing date. Some local laws require a longer notice period or impose other requirements and restrictions.
Intent to Occupy (90 days’ notice)
If an owner or an immediate family member wishes to occupy the rental property the owner can give 90 days’ notice to terminate the tenancy. Some local laws require a longer notice period or impose other requirements and restrictions.
Four or more notices to comply or vacate served within a 12-month period (60 days’ notice).
A 60-day notice must be served with or after the fourth notice. Note this is only necessary if the tenant cures the previous notices. Failure to cure just one notice to comply or vacate is grounds for eviction.
Cease sharing the dwelling(20 days’ notice).
A landlord who shares a dwelling unit or access to a common kitchen or bathroom may terminate a tenancy with at least 20 days’ notice providing as the termination date the end of the rental term or the last day of a month if a month-to-month tenancy.
Note that this general Washington form complies with state law, but in many locations, local law may impose additional requirements. Consult with an attorney if unsure.
Federal Way has more restrictions, in some scenarios requires longer notice periods, and requires additional language on notices. Use this Federal Way form for residential rental properties located in Federal Way. Do not use the general Washington notice to terminate tenancy form. Consult with an attorney if unsure.
Landlord-tenant and eviction laws are nuanced and complex. Neither the contents of this website nor any forms or instructions posted on it are a substitute for legal advice. You are strongly encouraged to seek consultation with an attorney.
Home » Notice to Terminate TenancyLandlord-tenant law is rapidly changing and growing in complexity. The information on this site is general in nature and not a substitute for legal advice. Contact an attorney for advice about your circumstances. Please note there is no attorney-client relationship until we accept your case.