Landlord Entering Without Notice in Washington: What Are My Rights?

When your landlord can come in

1. 1

   Your landlord may enter your home only for certain reasons. These include inspecting the home, making repairs or upgrades you agreed to, and providing services you agreed to. Your landlord may also enter to show the home to a buyer, lender, worker, contractor, or a possible new renter.

   Source:

   1. RCW 59.18.150(1), Washington State Legislature. Law.
2. 2

   Before entering to inspect the home or make repairs, your landlord must give you at least 2 days' written notice. The 2-day notice is not required in an emergency, or when there is no practical way to give it. To show the home to a buyer or a possible new renter, your landlord only needs 1 day's notice. Either way, your landlord may enter only at reasonable times.

   Source:

   1. RCW 59.18.150(5), Washington State Legislature. Law.
3. 3

   The written notice must give the exact date and time of entry, or the earliest and latest times if it gives a range instead. It must also list a phone number so you can object or ask for a different time.

   Source:

   1. RCW 59.18.150(6), Washington State Legislature. Law.
4. 4

   Your landlord does not need to give you any notice to enter in an emergency or if you have abandoned the home.

   Source:

   1. RCW 59.18.150(5), Washington State Legislature. Law.
5. 5

   You cannot refuse, without a good reason, to let your landlord in when the notice rules are followed. Your landlord also cannot show the home so often it becomes harassment (repeated pressure that disturbs your peace).

   Source:

   1. RCW 59.18.150(6), Washington State Legislature. Law.
6. 6

   The same $100 penalty works both ways. If you refuse entry without a good reason, after your landlord sends a written notice, you owe up to $100 for each time it happens. Whoever wins in court can also get back their costs and lawyer's fees.

   Source:

   1. RCW 59.18.150(8), Washington State Legislature. Law.

Your locks

7. 7

   It is against the law for your landlord to lock you out or remove you from your home without a court order. If your landlord does this, you can get back into the home, end your lease, and collect money for the harm you suffered.

   Source:

   1. RCW 59.18.290(1), Washington State Legislature. Law.
8. 8

   Your landlord must give you working locks on your home and provide you with keys. Your landlord must also keep the master key safe.

   Source:

   1. RCW 59.18.060(7), Washington State Legislature. Law.
9. 9

   If your landlord or someone working for your landlord sexually assaults you, you may change or add locks. The same is true if your landlord or someone working for your landlord stalks you (follows you) or harasses you (bothers you often). You pay for the new locks yourself. You must tell your landlord in writing within 7 days. Include a copy of a protection order or a report from a qualified helper (a qualified third party).

   Source:

   1. RCW 59.18.575(4)(a), Washington State Legislature. Law.
10. 10

    After you give notice that you changed or added locks, your lease ends automatically on the 90th day. To keep your lease, you must tell your landlord in writing within 60 days that you do not want it to end. In some cases you must give your landlord a copy of the new key at that time.

    Source:

    1. RCW 59.18.575(4)(b), Washington State Legislature. Law.

If your landlord comes in without notice

11. 11

    If your landlord keeps entering your home without following Washington's entry rules, first send one written notice. In it, list the violations in good faith, with the date and time of each. After your landlord gets it, the landlord owes up to $100 for each further violation. Keep copies of your notice and any replies. If your landlord still will not stop, you can sue in small claims court for up to $10,000 without a lawyer. You get this money only if you win your case and your landlord pays.

    Sources:

    1. Our editorial rules.
    2. RCW 59.18.150(8), Washington State Legislature. Law.
    3. Landlord-Tenant page, Manufactured Housing Dispute Resolution Program section, Washington State Office of the Attorney General. A government guide.
    4. RCW 12.40.010(1)(a), Washington State Legislature. Law.
12. 12

    Your landlord cannot punish you for reporting unsafe conditions to a government agency or for using your rights under the landlord-tenant law. Punishing you for this is called retaliation. This protection applies as long as you are following the landlord-tenant law. If your landlord raises your rent, cuts services, or tries to evict you within 90 days of your report, the law assumes retaliation. Your landlord can avoid this by proving there was a different, honest reason.

    Sources:

    1. RCW 59.18.250, Washington State Legislature. Law.
    2. RCW 59.18.240, Washington State Legislature. Law.
13. 13

    As long as you follow the landlord-tenant law, you are protected for good-faith complaints about unsafe conditions to a government agency. Using your tenant rights is protected too. If your landlord then acts against you within 90 days, the law assumes it is punishment for using your rights. This does not apply to a rent increase whose notice gives reasonable grounds. It also does not apply to a notice ending your rental while you are behind on rent or breaking another lease term. Then the law assumes it is not punishment. You must prove it was.

    Sources:

    1. RCW 59.18.250, Washington State Legislature. Law.
    2. RCW 59.18.240, Washington State Legislature. Law.
14. 14

    Timing also matters for retaliation claims. Suppose your landlord gives notice of a proposed rent increase, or takes another step in good faith. If you complain to a government agency within 90 days after that, the law assumes your complaint was not in good faith. For an eviction, your landlord can also show that repairs are not practical while you stay.

    Source:

    1. RCW 59.18.250, Washington State Legislature. Law.
15. 15

    If you win a retaliation claim, you can get back your costs, including a lawyer's fee. If your landlord wins, your landlord can get back their costs, including a lawyer's fee. Neither side can get back lawyer's fees for legal help they got for free.

    Source:

    1. RCW 59.18.250, Washington State Legislature. Law.