How to Remove Squatters in Washington State: A Guide for Landlords
Dealing with squatters in Washington State can be one of the most frustrating experiences for landlords. Whether it’s a holdover from a prior tenant or someone occupying your vacant property without permission, understanding your rights—and the legal process—is crucial. This guide walks through how to identify squatters, navigate removal laws in Washington, and explore alternative options if you’d rather sell the property and move on.
What Is a Squatter in Washington State?
A squatter is someone who lives on a property without legal ownership or permission. Unlike a tenant, squatters often enter abandoned or vacant properties and claim residence without a lease. In Washington, if they’ve been there long enough and aren’t challenged, they may even try to claim legal rights.
Squatting vs. Trespassing: What’s the Difference?
Squatting can become a civil issue, while trespassing is criminal. If someone breaks into your property and stays, police might not be able to remove them without a court order. That’s what makes squatter removal so complex for landlords.
When Do Squatters Gain Legal Rights in Washington?
Through a process called adverse possession, squatters in Washington may claim ownership after 10 continuous years of open, exclusive use of a property—without the owner’s consent. While rare, it’s a serious risk for landlords who neglect unused properties.
How to Legally Remove a Squatter in Washington State
Step 1: Confirm Their Status
Are they a former tenant? A friend of a tenant who overstayed? Or a true squatter? This determines whether you pursue a formal eviction or a trespass notice.
Step 2: Serve a 3-Day Notice to Quit
This notice demands the unauthorized occupant leave within 3 days or face a lawsuit for unlawful detainer.
Step 3: File for Eviction in Court
If they don’t leave, you’ll need to initiate legal eviction through your county’s Superior Court.
Step 4: Let the Sheriff Handle Enforcement
If the court rules in your favor, a writ of restitution allows the sheriff to physically remove the squatter.
Important: Self-help actions like changing locks or cutting off utilities are illegal in Washington.
Can You Sell a Property With Squatters?
Yes—and we buy them. At Easy Landlord Exit, we purchase properties as-is—with squatters, tenants, damage, and all. If you’re burned out, we can make you an offer and take over the process.
Conclusion: Know the Law, or Exit the Headache
Squatters can cost you time, stress, and legal fees if not handled properly. For Washington landlords who want to resolve the issue and move on, selling might be the simplest solution.
📞 Ready to stop stressing over squatters?
This article is for informational purposes only and does not constitute legal advice. Please consult a licensed landlord-tenant attorney in Washington State for legal guidance.
