Washington unlawful detainer: $2,500 flat — four published stages, $0 to start.
Washington is the most defense-heavy state we practice in — statewide tenant right to counsel, mandatory notice forms, show-cause hearings. Our pricing is staged and published so you always know the next number.
What to expect in Washington
Your LLC needs a lawyer here
Washington evictions run through superior court, where an LLC or corporation must appear through a licensed attorney. Property managers cannot file for you.
Strict-compliance notices
The 14-day pay-or-vacate must follow the statutory form exactly — itemization, translation links, legal-aid contacts. Defective notices are dismissed. Ours are generated from the statute.
Rent-cap screening (2025 law)
Washington now caps rent increases statewide. We verify the rent demanded is lawful before filing — unlawful rent is a defense to your own case.
Honest timelines
Plan 2–4 months uncontested in most counties, longer in King County, where the sheriff currently runs a ~90-day writ queue. We track and show every date.
The Washington calendar, day by day
The most defense-heavy state we practice in - and the one where an LLC must appear through a lawyer.
- Day 0US14-day notice servedSET BY LAWOn the mandatory statutory form, with itemization, translation links and legal-aid contacts. Defective notices are dismissed.RCW 59.12.030(3)
- Day 14USNotice expiresSET BY LAWFourteen days to pay or vacate.RCW 59.12.030(3)
- Day 17USSummons & complaint servedCOURT’S CALENDARFiled in superior court. Property managers cannot file for you here.
- Day 24COURTAnswer deadlineSET BY LAWSeven days from service of the summons.RCW 59.18.365
- Day 40COURTShow-cause hearingCOURT’S CALENDARMost are virtual. Your attorney appears.
- Day 45COURTJudgmentCOURT’S CALENDARWrit of restitution requested on entry.
- Day 52COURTReinstatement window endsSET BY LAWThe tenant has 5 court days after judgment to reinstate by paying.RCW 59.18.410
- Day 75COURTKeys backCOURT’S CALENDARSheriff schedules the physical restoration.
King County sheriff writ queues have recently run about 90 days. We show you the real date, not the optimistic one. Seattle, Tacoma, Burien and Federal Way are not available online.
Day counts run from the day the notice is served. Statutory intervals are fixed by law; hearing, judgment, and lockout dates are set by the court and the constable or sheriff and vary by county. No result or date is guaranteed.
Court costs in major counties
These are the courts’ charges, not ours — itemized at checkout for your exact county and passed through at cost.
| County | Filing & service | Writ |
|---|---|---|
| Pierce (Tacoma metro) | $45 filing + $150 service deposit | $85/defendant + $20 |
| Snohomish | $45 + service | $56 + mileage |
| Spokane | $45 + service | $150 advance + mileage |
| King (Seattle metro) | $45 + service | per KCSO schedule |
Washington eviction questions, answered
How long does an eviction take in Washington?
Longer than most states: our published calendar runs about 75 days from notice to sheriff restoration, and King County's sheriff queue can add more. The biggest schedule risks are a defective notice and the hearing calendar, which is why every case starts with a notice audit.
What notice does Washington require for nonpayment of rent?
A 14-day notice to pay or vacate using the state's mandatory statutory form (RCW 59.12.030(3)). Generic or out-of-date forms are a common fatal defect, and courts do dismiss cases over them. We serve the current form, correctly, with proof of service.
Do I need an attorney to evict in Washington?
If the property is owned by an LLC or a corporation, the entity generally must appear through an attorney in superior court. Tenants who qualify are entitled to appointed counsel in Washington, so expect the other side to be represented. It is a defense-heavy state, and self-filed cases show it.
What is a show-cause hearing?
A summary hearing, typically a few weeks after filing, where a judge decides whether you get a writ of restitution now or the case needs a trial (RCW 59.18.380). Most Washington evictions are decided at this single hearing, so preparation for it matters more than anything else in the case.
Can the tenant undo the eviction by paying after judgment?
In nonpayment cases, yes, within a limited window: the tenant generally has 5 court days after judgment to reinstate the tenancy by paying (RCW 59.18.410), and judges have discretion to order payment plans. We plan the case around those rights so a late payment never catches you by surprise.
What are the most common mistakes in Washington evictions?
Using the wrong notice form, building the case on a rent increase that exceeds Washington's 2025 rent-cap law, weak proof of service, and missing federal CARES Act coverage. Each is fixable before filing and expensive after. That is exactly what our notice and compliance audit is for.
General information about Washington law, not legal advice about your case. Every case turns on its facts.