What to Do When a Tenant Stops Paying Rent in Washington: A Landlord's Guide
It’s every landlord’s nightmare: a tenant stops paying rent, won’t return your calls, and you’re left holding the bag. In Washington State, the process for dealing with non-paying tenants can be slow and complicated — especially for mom-and-pop landlords who aren’t familiar with the legal system.
If this sounds familiar, you’re not alone — and this blog will walk you through your options.
Step 1: Try to Communicate Directly
Before anything formal, try to get in touch. Sometimes tenants are going through something temporary — and getting them talking might help you work something out.
Try phone, text, or a written notice
Document your efforts in case things escalate
If there’s no response, it’s time to take legal steps.
Step 2: Serve a 14-Day Pay or Vacate Notice
In Washington, this is the first required legal step before you can start an eviction.
Must be served properly (in person, posted and mailed, or via a process server)
Gives the tenant 14 days to pay full rent or move out
If they don’t comply, you can proceed to file an eviction lawsuit (unlawful detainer)
⚖️ Pro Tip: Washington requires strict legal compliance, so using a local attorney or property law expert is often smart.
Step 3: File for Eviction (Unlawful Detainer)
If the 14 days pass without resolution:
File a lawsuit in Superior Court
A court hearing will be scheduled
If the judge rules in your favor, the sheriff will post a Writ of Restitution
The tenant will be forcibly removed if they still don’t leave
This whole process can take 6–12 weeks or longer depending on local backlogs.
The Risks of Waiting Too Long
Every month you delay can mean:
Lost rental income
Additional legal fees
Risk of damage to your property
Emotional stress and burnout
Tired of the Headache? Consider a Smoother Exit
If you’re feeling stuck or simply ready to be done with the stress, you’re not alone. Many landlords across Eastern Washington are choosing to walk away — but on their terms. Here’s how it can work.
At Easy Landlord Exit, we help rental owners exit gracefully — even if:
The tenant isn’t paying
The property needs work
You want to avoid the courts entirely
Let’s Talk
If you’re dealing with a tenant who’s stopped paying rent, reach out today to find out how we can help. We’ll handle the hard part — so you don’t have to.
👉 [Call or Text: 509-998-6275]
