Washington lockout law: a court order before any removal and $100 a day for a utility shutoff

What does RCW 59.18.290 prohibit?

Subsection 1: "It is unlawful for the landlord to remove or exclude from the premises the tenant thereof except under a court order so authorizing." A tenant removed or excluded in violation of the section "may recover possession of the property or terminate the rental agreement and, in either case, may recover the actual damages sustained." The prevailing party may recover costs of suit or arbitration and reasonable attorneys' fees.

The statute cuts both ways. Subsection 2 makes it unlawful for a tenant to hold over or exclude the landlord after termination except under a valid court order, and a deprived landlord may recover possession and damages. That is the lawful route, not a lock change.

What does RCW 59.18.300 add?

It is unlawful for a landlord "to intentionally cause termination of any of his or her tenant's utility services, including water, heat, electricity, or gas, except for an interruption of utility services for a reasonable time in order to make necessary repairs." A landlord who violates it "may be liable to such tenant for his or her actual damages ... and up to one hundred dollars for each day or part thereof the tenant is thereby deprived of any utility service," and the prevailing party may recover costs and a reasonable attorney's fee.

Example a made-up Spokane owner shuts off the water on a Monday and it stays off through Saturday, 6 days or parts of days. The statutory add-on can reach 6 x $100 = $600 on top of actual damages such as $350 in hotel costs, so up to $950 before costs and attorney's fees.

Where does this sit in the Act?

Both sections are in the Residential Landlord-Tenant Act, chapter 59.18 RCW. They sit beside the notice rules you already follow: pay or vacate notices served as RCW 59.12.040 describes and unlawful detainer under RCW 59.12.030. A landlord who finishes the court process gets a writ of restitution executed by the sheriff, which is the only lawful way to remove a tenant who stays. Keep your own file of every notice and court paper in case a tenant claims a lockout.

Practical rules for managers

• Never change a lock, remove a door or take belongings because rent is late.
• Keep utilities on during a dispute, even if the landlord pays the bill and the tenant owes rent.
• If repairs require an interruption, make it as short as possible and tell the tenant when it will happen.
• Put every manager and vendor on notice that the instruction "make them leave" is not a lawful instruction.

The safe rule in every state is the same: the only lawful way to take back a unit from a tenant who will not leave is the court process, carried out by the officer the court names.

How DoorKeeping helps in Washington

DoorKeeping keeps each lease, notice and court date in one place, so you can ask Claude or ChatGPT where a tenant stands before anyone touches a lock or a utility. Anything that goes to a tenant waits for your one-tap approval. DoorKeeping never holds your money and sends a payment only when you approve it. This is general information, not legal advice: check the current statute and your own lease.

Sources

1. RCW 59.18.290, Removal or exclusion of tenant from premises (Washington State Legislature), read Oct 30, 2026
2. RCW 59.18.300, Termination of tenant's utility services (Washington State Legislature), read Oct 30, 2026
3. RCW 59.12.030, Unlawful detainer defined (Washington State Legislature), read Oct 30, 2026

Questions

Can a Washington landlord change the locks on a tenant?

Not without a court order. RCW 59.18.290(1) makes removing or excluding a tenant unlawful except under a court order so authorizing.

What is the penalty for cutting a Washington tenant's utilities?

Actual damages and up to $100 for each day or part of a day the tenant is deprived of a utility service, plus costs and attorney's fees (RCW 59.18.300).

Can a Washington landlord interrupt utilities for repairs?

Yes, for a reasonable time to make necessary repairs.