Current COVID-19 Eviction Protections for Washington Renters

If you're renting in Washington and have questions about COVID-19 eviction protections, you're not alone. While many pandemic-era laws have ended, some renter protections remain in place or continue to affect how eviction can proceed. This guide explains what Washington renters need to know about current rules, your rights, and what official forms or processes apply if an eviction notice arrives.

COVID-19 Renter Eviction Protections in Washington: What's in Place?

Most of Washington's statewide emergency orders on evictions ended as of October 31, 2021. However, protections from the pandemic still impact renters in a few key ways:

• Repayment Plans Required for COVID-19 Rent Debt: Landlords must offer tenants a reasonable repayment plan before attempting to evict for rent missed between March 1, 2020, and July 31, 2021.^[1]
• Notice Requirements: Special 14-day pay or vacate notices are still required, and landlords must provide information about resources for renters facing eviction related to COVID-19.
• Dispute Resolution: Landlords generally must request dispute resolution through their local dispute resolution center (DRC) before filing eviction for nonpayment of rent if rent debt accrued during the emergency period.

Some cities and counties in Washington, like Seattle, have local rules or extra protections. Always check your local housing agency for further details.

How Repayment Plans Work for Rent Debt

If you owe rent from the COVID-19 emergency period, your landlord must attempt to set up a written repayment plan before starting eviction proceedings. Repayment plans must:

• Be offered in writing
• Be reasonable—generally repaid in equal monthly installments
• Not require you to pay more than one-third of your monthly rent towards back rent per month (unless you agree otherwise)

If you receive a notice about unpaid rent, check for a written repayment plan offer. Landlords must also include a list of available rental assistance programs.

What to Do If You Receive an Eviction Notice

Washington law requires official notices and forms when a landlord moves to evict or collect COVID-19 rental debt. Here's what you may encounter:

• 14-Day Notice to Pay Rent or Vacate: This is the primary eviction notice for nonpayment of rent. For rent owed during the emergency period, it must include special COVID-19 information.
• Notice of Eviction Resolution Pilot Program Participation: In some counties, your landlord must participate in the Eviction Resolution Pilot Program (ERPP) before filing some evictions. This step is meant to resolve payment problems before court actions.
• Summons and Complaint: If a court case is filed, you must be served with legal paperwork, giving you a chance to respond.

Key Official Forms Renters Should Know

• 14-Day Notice to Pay or Vacate (RCW 59.12.030(3))
  When and how used: If you fall behind on rent, your landlord must serve this form before filing an eviction. For COVID-19 rent debt, the notice must mention repayment plan options and available resources.
  See sample and details from the Washington Attorney General.
• Repayment Plan Agreement
  When and how used: You and your landlord negotiate and sign this document to pay back COVID-19-related rent debt in installments.
  Get sample repayment plan guidance and template.
• Eviction Resolution Pilot Program (ERPP) Notice
  When and how used: Before court action is taken (in participating counties), landlords must send this notice and refer the dispute to a local Dispute Resolution Center.
  Download the required ERPP notice form.
• Washington Superior Court Summons and Complaint
  When and how used: Served to you if your landlord files for eviction in court, giving you a deadline and instructions for responding.
  View official court forms.

Keep copies of all notices you receive and respond promptly—deadlines are strict and missing them may jeopardize your rights.

Where Do Eviction Cases Go?

In Washington, residential evictions are handled by the Washington State Superior Courts in the county where you live. For non-court dispute resolution, contact your local Dispute Resolution Center (DRC), many of which can be found via the state’s Dispute Resolution Center directory.

Relevant Tenancy Laws in Washington

• Washington Residential Landlord-Tenant Act (RCW 59.18)
• Washington Unlawful Detainer Statute (RCW 59.12)
• Repayment Plan Requirement (RCW 59.18.630)

Frequently Asked Questions (Washington Eviction Protections)

1. Are any Washington COVID-19 eviction bans still active in 2024? Most statewide bans have expired, but protections for rent debt repayment and some notice requirements still apply. Some local rules remain in certain areas.
2. What should I do if my landlord hasn't offered a repayment plan for COVID-19 rent? Washington law requires landlords to offer a reasonable written repayment plan before filing eviction for rent missed during the emergency. Remind your landlord in writing, and contact a local legal aid or housing counselor if you need help.
3. What is the Eviction Resolution Pilot Program (ERPP)? The ERPP requires landlords and tenants to try to resolve nonpayment of rent disputes through mediation before court eviction in participating counties. Check with your county’s DRC for availability.
4. Where can I find official forms for responding to an eviction notice? Official forms and notice templates are available on the Washington Attorney General’s landlord-tenant page and the Washington Courts forms directory.
5. Do I have to move if I receive a 14-day eviction notice? Not immediately. You may have options, including repayment plans, applying for rental assistance, or disputing the eviction in court. Respond to notices and get help quickly.

Key Takeaways for Washington Renters

• Landlords must still offer repayment plans for COVID-19 emergency rent debt before pursuing eviction.
• Always read eviction notices carefully and act before deadlines—legal help is available.
• Check with local city or county offices for additional renter protections where you live.

Understanding your rights and the official process is the first step to protecting your home and financial health.

Need Help? Resources for Renters

• Washington State Attorney General Landlord-Tenant Resources
• Washington State Courts (Eviction Information and Forms)
• Dispute Resolution Center Directory
• WashingtonLawHelp.org (Legal Aid for Renters)
• Local city or county housing departments for regional COVID-19 eviction protections

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1. [1] See Washington RCW 59.18.630 Repayment Plans
2. Full text of the Washington Residential Landlord-Tenant Act (RCW 59.18)
3. Learn about landlord-tenant laws and forms at the Washington Attorney General website
4. Find your local Dispute Resolution Center here

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