Wash. Rev. Code § 59.18.200
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(1)(a) 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.
(b) Any tenant who is a member of the armed forces, including the national guard and armed forces reserves, or that tenant's spouse or dependent, may end a rental agreement with less than 20 days' written notice if the tenant receives permanent change of station or deployment orders that do not allow a 20-day written notice.
(2)(a) 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.
(b) 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.
(ii) For purposes of this subsection (2)(c):
(A) "Assisted housing development" means a multifamily rental housing development that either receives government assistance and is defined as federally assisted housing in RCW 59.28.020, or that receives other federal, state, or local government assistance and is subject to use restrictions.
(B) "Change of use" means: (I) Conversion of any premises from a residential use to a nonresidential use that results in the displacement of an existing tenant; (II) conversion from one type of residential use to another type of residential use that results in the displacement of an existing tenant, such as conversion to a retirement home, emergency shelter, or transient hotel; or (III) conversion following removal of use restrictions from an assisted housing development that results in the displacement of an existing tenant: PROVIDED, That displacement of an existing tenant in order that the owner or a member of the owner's immediate family may occupy the premises does not constitute a change of use.
(C) "Demolish" means the destruction of premises or the relocation of premises to another site that results in the displacement of an existing tenant.
(D) "Substantially rehabilitate" means extensive structural repair or extensive remodeling of premises that requires a permit such as a building, electrical, plumbing, or mechanical permit, and that results in the displacement of an existing tenant.
[ 2021 c 212 s 3. Prior: 2019 c 339 s 1; 2019 c 23 s 2; 2008 c 113 s 4; 2003 c 7 s 1; 1979 ex.s. c 70 s 1; 1973 1st ex.s. c 207 s 20.]
Notes:
Effective date—2021 c 212: See note following RCW 59.18.030.
Application—Effective date—2008 c 113: See notes following RCW 64.34.440.
Effective date—2003 c 7: "This act is necessary for the immediate preservation of the public peace, health, or safety, or support of the state government and its existing public institutions, and takes effect immediately [March 24, 2003]." [ 2003 c 7 s 4.]
Unlawful detainer, notice requirement: RCW 59.12.030(2).
(1)(a) 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.
(b) Any tenant who is a member of the armed forces, including the national guard and armed forces reserves, or that tenant's spouse or dependent, may end a rental agreement with less than 20 days' written notice if the tenant receives permanent change of station or deployment orders that do not allow a 20-day written notice.
(2)(a) 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.
(b) 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 64.90.655, 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.
(ii) For purposes of this subsection (2)(c):
(A) "Assisted housing development" means a multifamily rental housing development that either receives government assistance and is defined as federally assisted housing in RCW 59.28.020, or that receives other federal, state, or local government assistance and is subject to use restrictions.
(B) "Change of use" means: (I) Conversion of any premises from a residential use to a nonresidential use that results in the displacement of an existing tenant; (II) conversion from one type of residential use to another type of residential use that results in the displacement of an existing tenant, such as conversion to a retirement home, emergency shelter, or transient hotel; or (III) conversion following removal of use restrictions from an assisted housing development that results in the displacement of an existing tenant: PROVIDED, That displacement of an existing tenant in order that the owner or a member of the owner's immediate family may occupy the premises does not constitute a change of use.
(C) "Demolish" means the destruction of premises or the relocation of premises to another site that results in the displacement of an existing tenant.
(D) "Substantially rehabilitate" means extensive structural repair or extensive remodeling of premises that requires a permit such as a building, electrical, plumbing, or mechanical permit, and that results in the displacement of an existing tenant.
[ 2024 c 321 s 408; 2021 c 212 s 3. Prior: 2019 c 339 s 1; 2019 c 23 s 2; 2008 c 113 s 4; 2003 c 7 s 1; 1979 ex.s. c 70 s 1; 1973 1st ex.s. c 207 s 20.]
Notes:
Effective dates—2024 c 321 ss 319 and 401-432: See note following RCW 64.90.485.
Effective date—2021 c 212: See note following RCW 59.18.030.
Application—Effective date—2008 c 113: See notes following RCW 64.34.440.
Effective date—2003 c 7: "This act is necessary for the immediate preservation of the public peace, health, or safety, or support of the state government and its existing public institutions, and takes effect immediately [March 24, 2003]." [ 2003 c 7 s 4.]
Unlawful detainer, notice requirement: RCW 59.12.030(2).
Notes of Decisions
Cited in 20
cases (3 in the last 5 years), 1980–2024 · leading case: Randy Reynolds & Assocs., Inc. v. Harmon
Randy Reynolds & Assocs., Inc. v. Harmon (2018)
“RCW 59.18.200(1)(a). 3 If the tenant has not complied with the eviction, the landlord serves a summons and complaint.”
Leda v. Whisnand (2009)
“¶18 RCW 59.18.200 requires that a landlord give a tenant at least 20 days’ notice before the end of a tenancy period in order to terminate a month-to-month tenancy without statutory cause to do so.”
Leda v. Whisnand (2009)
“¶ 18 RCW 59.18.200 requires that a landlord give a tenant at least 20 days notice before the end of a tenancy period in order to terminate a month-to-month tenancy without statutory cause to do so.”
Stephanus v. Anderson (1980)
“240(2)(1) expressly and unambiguously exempts evictions pursuant to RCW 59.18.200 from the prohibition against retaliatory action.”
Faciszewski v. Brown (2016)
“Compare RCW 59.18.200(l)(a) (requiring only that a residential landlord in Washington provide a tenant with 20 days’ advance written notice), with SMC 22.”
Jessica M. Goodeill v. Madison Real Estate (2015)
“After their lease expired, the Goodeills’ tenancy became month to month by operation of RCW 59.18.200(l)(a). ¶5 On August 5, 2013, the Goodeills gave Madison the requisite 20-day notice that they intended to vacate 1502 West Cora Court by the end of August.”
In Re Pierce County Housing Authority (2009)
“See RCW 59.18.200(1)(A) (authorizing month-to-month tenancies to be terminated upon 20 days’ notice for any reason).”
Frobig v. Gordon (1994)
“RCW 59.18.200(1). Here, there were not 20 days between the first date of the complaints and the end of the month, nor even 20 days between the complaints and the July 8 tiger attack.”
State v. Drake (2009)
“¶ 13 We are unable to identify from the record the legal mechanism employed by the New Washington Apartments to oust Mr. Drake. Unless exempted by RCW 59.”
Housing Resource Group v. Price (1998)
“RCW 59.18.200; London & San Francisco Bank v.”
David R. Biliske v. Marc A. Anderson & Cheyenna M. Anderson (2024)
“Biliske initiated an action in superior court for eviction, citing RCW 59.18.200(2)(c). The verified complaint listed the various renovations Mr.”
Housing Resource Group v. Price (1998)
“[9] RCW 59.18.200; London & San Francisco Bank v.”
— Wash. Rev. Code § 59.18.200(1) — 2 cases
Frobig v. Gordon (1994)
“RCW 59.18.200(1). Here, there were not 20 days between the first date of the complaints and the end of the month, nor even 20 days between the complaints and the July 8 tiger attack.”
Stephanus v. Anderson (1980)
“240(2)(1) expressly and unambiguously exempts evictions pursuant to RCW 59.18.200 from the prohibition against retaliatory action.”
— Wash. Rev. Code § 59.18.200(1)(A) — 1 case
In Re Pierce County Housing Authority (2009)
“See RCW 59.18.200(1)(A) (authorizing month-to-month tenancies to be terminated upon 20 days’ notice for any reason).”
— Wash. Rev. Code § 59.18.200(1)(a) — 6 cases
Randy Reynolds & Assocs., Inc. v. Harmon (2018)
“RCW 59.18.200(1)(a). 3 If the tenant has not complied with the eviction, the landlord serves a summons and complaint.”
— Wash. Rev. Code § 59.18.200(2)(c) — 1 case
David R. Biliske v. Marc A. Anderson & Cheyenna M. Anderson (2024)
“Biliske initiated an action in superior court for eviction, citing RCW 59.18.200(2)(c). The verified complaint listed the various renovations Mr.”
— Wash. Rev. Code § 59.18.200(2)(c)(i) — 2 cases
David R. Biliske v. Marc A. Anderson & Cheyenna M. Anderson (2024)
“Biliske initiated an action in superior court for eviction, citing RCW 59.18.200(2)(c). The verified complaint listed the various renovations Mr.”
— Wash. Rev. Code § 59.18.200(2)(c)(ii)(D) — 1 case
David R. Biliske v. Marc A. Anderson & Cheyenna M. Anderson (2024)
“Biliske initiated an action in superior court for eviction, citing RCW 59.18.200(2)(c). The verified complaint listed the various renovations Mr.”
— Wash. Rev. Code § 59.18.200(l)(a) — 3 cases
Faciszewski v. Brown (2016)
“Compare RCW 59.18.200(l)(a) (requiring only that a residential landlord in Washington provide a tenant with 20 days’ advance written notice), with SMC 22.”
Jessica M. Goodeill v. Madison Real Estate (2015)
“After their lease expired, the Goodeills’ tenancy became month to month by operation of RCW 59.18.200(l)(a). ¶5 On August 5, 2013, the Goodeills gave Madison the requisite 20-day notice that they intended to vacate 1502 West Cora Court by the end of August.”
Faciszewski v. Brown (2016)
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