Can my landlord refuse to renew my lease if I always pay rent on time?

Only if there is another legal reason (just cause), like planned property sale or major repairs. Timely rent alone isn't enough for nonrenewal.

What if the notice I received doesn’t state a reason?

Washington law requires landlords to specify a valid reason for nonrenewal. If your notice doesn’t include this, ask for clarification and contact your local resources.

Do I have to move out immediately if I get a nonrenewal notice?

No. You must be given at least 60 days’ written notice in most cases. Always double-check the date listed in the official notice.

Where can I get help if I think my rights have been violated?

You can contact the Washington State Attorney General’s Landlord-Tenant Program, tenant advocacy groups, or a local courthouse for guidance.

Can I stay after my lease ends if I don’t get proper notice?

If your landlord fails to give a valid reason or proper notice, you may not have to move right away. Ask for written guidance from legal support or file a complaint.

When Can a Landlord Refuse Lease Renewal in Washington?

Lease Agreements & Renewals Washington published: June 21, 2025

If you rent in Washington and your lease is ending, you might wonder whether your landlord can refuse to renew your lease. Washington has specific laws that set out when and how landlords may choose not to renew a tenancy, protections for renters, and the proper process for ending rental agreements.

Understanding Lease Renewals in Washington

Most rental agreements in Washington are either fixed-term (for a set period, like 12 months) or month-to-month. At the end of a fixed-term lease, unless it automatically renews, the landlord must decide whether to offer a renewal. If they do not, certain rules apply before a renter is asked to move out.

When Can a Landlord Refuse to Renew a Lease?

For legal reasons only: Under the Washington Residential Landlord-Tenant Act, landlords can refuse to renew a lease only if they have a valid legal reason, also known as “just cause.”^[1]
Prohibited reasons: Landlords cannot deny renewal based on retaliation, discrimination, or other reasons barred by law (such as race, disability, or status as a victim of domestic violence).
Examples of just cause include:
- The landlord or a close family member is moving into the unit
- Major renovations or repairs requiring vacancy
- Sale or demolition of the property
- Repeated late rent payments or significant violation of lease terms

Landlords must follow all notice rules and provide a specific reason if they do not renew your lease.

Required Notice Periods

If your rental is month-to-month: Landlords generally must give at least 60 days’ written notice with a legally valid just cause.^[2]
For fixed-term leases: The law requires advance written notice, which depends on your lease terms, but usually at least 60 days before lease-end.

Notices must be served in writing, either in person, via mail, or as specified in your lease.

Official Notices and Forms Renters Should Know

Notice to Terminate Tenancy (Form Approved by Washington State): Washington State Attorney General’s Landlord-Tenant Resources includes sample forms and official guidance. Landlords must use a written notice stating the reason for nonrenewal.
Notice of Just Cause Termination: Especially in cities like Seattle, landlords must include a specific reason on official notices. See Seattle Landlord-Tenant End of Rental Resources for city-specific requirements.

For example, if your landlord plans substantial renovations, they must provide a just cause notice explaining this reason and give at least 60 days’ notice. If the notice is missing a valid reason or is not served correctly, you may challenge it.

Your Rights If You Receive a Nonrenewal Notice

Check if the notice includes a legally valid just cause and proper notice period.
If you believe the notice is retaliatory, discriminatory, or missing required information, you can file a complaint with your local city government or Washington’s consumer protection division.
If you have questions or need help, refer to resources provided below, or consider seeking assistance from a tenant advocacy group.

Tip: Always keep copies of any notices and communications from your landlord. If you receive a notice you think is not legal, act promptly by contacting the appropriate support services or legal aid.

How Can Renters Challenge an Improper Nonrenewal?

If you believe your landlord did not provide a valid reason or notice, you may:

Request clarification in writing from your landlord;
File a complaint with the Washington State Attorney General's Landlord-Tenant Program;
Apply for mediation or legal help through local housing authorities or tenant advocacy services.

Disputes may also be brought before local municipal hearings offices or, if needed, resolved in county Superior Court, which is the local tribunal for these matters in Washington.^[3]

FAQ: Lease Nonrenewal in Washington

Can my landlord refuse to renew my lease if I always pay rent on time?
Only if there is another legal reason (just cause), like planned property sale or major repairs. Timely rent alone isn't enough for nonrenewal.
What if the notice I received doesn’t state a reason?
Washington law requires landlords to specify a valid reason for nonrenewal. If your notice doesn’t include this, ask for clarification and contact your local resources.
Do I have to move out immediately if I get a nonrenewal notice?
No. You must be given at least 60 days’ written notice in most cases. Always double-check the date listed in the official notice.
Where can I get help if I think my rights have been violated?
You can contact the Washington State Attorney General’s Landlord-Tenant Program, tenant advocacy groups, or a local courthouse for guidance.
Can I stay after my lease ends if I don’t get proper notice?
If your landlord fails to give a valid reason or proper notice, you may not have to move right away. Ask for written guidance from legal support or file a complaint.

Summary: Key Takeaways

In Washington, a landlord must have “just cause” and provide proper written notice to lawfully refuse to renew a lease.
Renters are protected from retaliatory or discriminatory nonrenewal.
Support and official complaint processes are available through the state and local agencies.

Always read your lease, know your notice rights, and don’t hesitate to ask for help if something seems wrong.

Need Help? Resources for Renters

Washington State Attorney General’s Landlord-Tenant Program - Landlord-tenant laws, complaints, sample forms, and state contacts.
Washington Law Help – Tenant Rights - Free plain language legal information and referral to local assistance.
Seattle Ending a Rental - Guidance on nonrenewal for Seattle renters, including just cause requirements and official contact options.
Washington Courts - For tribunal matters or filing legal actions related to your tenancy.