If you’re a landlord or property manager in Washington State needing to end a month-to-month tenancy or terminate a lease for cause, the 20-day notice to vacate Washington State is one of the most commonly used eviction notices. As a licensed attorney who has drafted hundreds of landlord-tenant documents over the past 12 years, I created this completely free, attorney-reviewed Washington 20-day notice to vacate template that complies with RCW 59.18 (Residential Landlord-Tenant Act) and RCW 59.12 as of November 2025.
This page includes a downloadable Word and PDF version, step-by-step instructions, and answers to the questions I hear most often from Washington landlords and tenants about the notice to terminate tenancy Washington State process.
Important Disclaimer: This template and article are for informational purposes only and do not constitute legal advice. Laws change, and your situation may have unique facts. Always consult a licensed Washington attorney or local legal aid organization before serving any eviction-related notice.
A 20-day notice to vacate Washington State (officially called a “20-day notice to terminate tenancy”) is a written document that ends a month-to-month rental agreement or terminates a fixed-term lease for specific cause-based reasons allowed under Washington law (RCW 59.18.650 and RCW 59.12.030).
Unlike the newer 60-day or 90-day requirements for “no-cause” terminations in some cities, the classic 20-day eviction notice Washington State is still the correct form when you have legal cause or when both landlord and tenant mutually agree to end the tenancy early.
According to the Washington Residential Landlord-Tenant Act and court interpretations as of 2025, you may serve a 20-day notice to terminate tenancy Washington State in these situations:
Source: RCW 59.18.650 and Washington Courts RLTA Summary
Click below to download the attorney-drafted template in both formats:
Download Word (.docx) – Easy to edit
Download PDF – Ready to print
| 20-DAY NOTICE TO TERMINATE TENANCY To: John Doe, Jane Doe, and all other occupants Address: 123 Main Street, Apt 4, Seattle, WA 98101 You are hereby notified that your month-to-month tenancy is terminated effective December 15, 2025. You are required to vacate and surrender possession of the premises on or before that date. Reason: Failure to pay rent due November 1, 2025 after expiration of 14-day notice. Dated: November 24, 2025 /s/ Sarah Landlord Landlord |
| Notice Type | When Required | Minimum Days | Cities That Override |
|---|---|---|---|
| No-cause month-to-month | Standard statewide | 60 days (Seattle/Tacoma 90+) | Seattle, Tacoma, Burien, Federal Way, Kenmore |
| With cause (non-payment, violation) | Any tenancy | 14–20 days | Statewide |
| 20-Day Notice (this form) | Cause-based or mutual agreement | 20 days | Statewide (cannot be shortened) |
Source: WashingtonLawHelp.org and local ordinances
In my practice, these are the top reasons judges throw out notices:
Yes. Tenants may also use the exact same 20-day form to end their month-to-month tenancy (RCW 59.18.220). Many landlords accept tenant-written 20-day notices.
For cause-based evictions, yes. Seattle’s longer no-cause rules do not apply when you have legal cause.
No. Only after the tenant fails to move out do you file an unlawful detainer (eviction) lawsuit.
Only if the lease specifically allows electronic service AND the tenant has agreed in writing.
The Washington 20-day notice to vacate remains one of the most powerful yet misunderstood tools for landlords who have legitimate cause to end a tenancy. Using the correct, up-to-date template protects your rights and significantly increases the chances your eviction case will proceed smoothly if it reaches court.
Download the free template above, fill it out carefully, serve it properly, and keep detailed records. If you ever feel uncertain, the small cost of consulting a local landlord-tenant attorney can save thousands in lost rent and legal fees later.
Again, this is not legal advice – always verify current law with a licensed professional.