Wash. Rev. Code » Title 7 · Chapter 7.28
Revised Code of Washington

Wash. Rev. Code § 7.28.120 (2026)

✓ current as of May 2026
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The plaintiff in such action shall set forth in his or her complaint the nature of his or her estate, claim, or title to the property, and the defendant may set up a legal or equitable defense to plaintiff's claims; and the superior title, whether legal or equitable, shall prevail. The property shall be described with such certainty as to enable the possession thereof to be delivered if a recovery be had.
[ 2011 c 336 s 172; Code 1881 s 538; 1879 p 134 s 2; 1877 p 113 s 542; 1869 p 128 s 490; RRS s 793.]
Notes of Decisions
Cited in 20 cases (9 in the last 5 years), 1968–2025 · leading case: Brian Byrd v. Pierce Cnty., 425 P.3d 948 (Wash. Ct. App. 2018).
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Brian Byrd v. Pierce Cnty., 425 P.3d 948 (Wash. Ct. App. 2018). “” RCW 7.28.120 (emphasis added). “It is a long-standing principle that ‘[a] plaintiff in an action to quiet title must succeed on the strength of his own title and not on the weakness of his adversary.”
Finch v. Matthews, 443 P.2d 833 (Wash. 1968). “The plaintiffs’ claim, therefore, should not be dismissed as the city claims because King County purported to convey the property to Matthews by means of a resolution rather than a deed, nor should it be dismissed because of any indefiniteness in the description of the land in…”
Robertson v. GMAC Mortg. LLC, 982 F. Supp. 2d 1202 (W.D. Wash. 2013). “shall set forth in his complaint the nature of his estate, claim or title to the property, and the defendant may set up a legal or equitable defense to plaintiffs claims; and the superior title, whether legal or equitable, shall prevail.”
Milwaukee Avenue, Llc, V. Ted Spice (Wash. Ct. App. 2021). · cites it 3× “” RCW 7.28.120. If a plaintiff can demonstrate a valid subsisting interest in the real property, then they are permitted to maintain an ejectment action “against the person claiming the title or some interest therein” to recover the property.”
James Krell, V. Port Ludlow Townhome Assn (Wash. Ct. App. 2022). · cites it 3× “” RCW 7.28.120. If a plaintiff can demonstrate a valid subsisting interest in the real property at issue, then they are permitted to maintain an action “against the person claiming the title or some interest therein” to quiet title in the property.”
Pensco Trust Co. v. J.g. Johnson & Janet Johnson (Wash. Ct. App. 2020). · cites it 2× “RCW 7.28.120 provides that: [t]he plaintiff in [a quiet title] action shall set forth in his or her complaint the nature of his or her estate, claim, or title to the property, and the defendant may set up a legal or equitable defense to plaintiff’s claims; and the superior…”
Gamble Land & Timber, Ltd. v. Okanogan Cnty. (Wash. Ct. App. 2021). · cites it 2× “Here, too, challenging the procedure followed in establishing French Creek Road is essential to the Partnerships’ claim of superior title.”
John Kindt Et Ano, Apps. V. Greg Cunningham Et Ano, Res. (Wash. Ct. App. 2025). · cites it 2× “RCW 7.28.120 and .130 set out, inter alia, pleading requirements for both plaintiff and defendant.”
Us Bank v. North Am. Title Co. (Wash. Ct. App. 2016). “"Reformation by a court is an equitable remedy that brings a writing that is materially different from the parties' agreement into conformity with that agreement.”
Fearghal McCarthy v. West Park Partners, Llc (Wash. Ct. App. 2016). “QUIET TITLE ACTIONS Washington law provides in a quiet title action that “[t]he plaintiff . . . shall set forth in his or her complaint the nature of his or her estate, claim, or title to the property, and the defendant may set up a legal or equitable defense to plaintiff’s…”
Levi Lake v. Premier Fin. Servs. Inc (9th Cir. 2018). “See Wash. Rev. Code § 7.28.120 (elements of quiet title claim); Walker v.”
Skipper W. Kuzior v. Tacoma Sch. Dist. Lincoln Tree Farm (Wash. Ct. App. 2020). “shall set forth in his or her complaint the nature of his or her estate, claim, or title to the property, and the defendant may set up a legal or equitable defense to plaintiff’s claims; and the superior title, whether legal or equitable, shall prevail.”
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