Washington landlord entry: two days in writing, a window of time and a phone number

What must a Washington entry notice contain?

Washington requires the notice to be written, which sets it apart from states where a text or a call will do. It must say the date and time of entry, or give a window with the earliest and latest times. It must include a telephone number the tenant can use to object to the date and time or to ask for a different one. Entry itself has to be at reasonable times.

Example a made-up landlord in Spokane wants to replace a dryer vent on a Friday. The notice, delivered on Tuesday, says entry will happen between 1 p.m. and 4 p.m. on Friday and gives the landlord's phone number so the tenant can propose Thursday instead.

Why can a landlord come in at all?

The tenant may not unreasonably withhold consent when the landlord needs to inspect, make necessary or agreed repairs or improvements, supply agreed services, or exhibit the unit to buyers, lenders, tenants, workers or contractors. Notice is the price of using that consent.

The statute adds a limit that matters for vacant-on-turnover units that are still occupied for a few weeks: the landlord may not unreasonably interfere with the tenant's enjoyment by excessively showing the unit. Several showings a week for a month can become that.

When can a landlord enter with no consent?

Only two situations are named: an emergency, and abandonment. Otherwise the landlord has no other right of access except by court order, arbitrator, or the tenant's consent. The two-day rule also yields when giving notice is impracticable.

What happens if a landlord keeps breaking the rule?

A landlord or tenant who continues to violate these entry rules after receiving a single written notice of the violation can be liable for up to $100 for each violation, plus court costs and reasonable attorney's fees to the prevailing party. The structure matters: the first slip is warned about in writing, and the penalty attaches to repeats. Note that the penalty runs both ways, so a tenant who keeps refusing lawful entry after a written notice can face it too.

Do city inspections follow the same rule?

Not quite. The same section separately covers fire officials and code enforcement officers, who seek a warrant from a judge when entry is denied, with notice to owner and tenant and a warrant that is effective for ten days unless extended. A landlord's own notice does not substitute for that process.

Common slips in Washington

The most frequent problem is a notice that is not in writing, such as a voicemail or a quick text that says "plumber tomorrow". Another is a notice with a start time and no end, or no phone number. Both leave the tenant without what the statute says they get. Landlords also forget that the two days are a minimum. A notice sent Thursday afternoon for Saturday morning is thin if the tenant has to see it first. Because the penalty attaches after one written notice of a violation, a tenant who writes to you about a bad entry has started a clock: answer it, fix the process, and keep both letters.

How DoorKeeping fits in Washington

DoorKeeping keeps the messages you send tenants in one thread with each unit, so the entry notice you write for Washington and the date it went out sit beside the lease and the work order. A written message with a window and a call-back number lives in the thread, which is the proof the statute's written-notice rule asks you to be able to show. This is general information, not legal advice. Check the current statute and your lease before you act.

Sources

1. RCW 59.18.150, Landlord's right of entry (Washington State Legislature), read Oct 30, 2026

Questions

Does a Washington entry notice have to be in writing?

Yes. RCW 59.18.150 requires at least two days' written notice, stating a date and time or a window, with a phone number for the tenant.

Can a Washington landlord enter in an emergency without notice?

Yes, in an emergency or in the case of abandonment, and when notice is impracticable.

Is there a penalty for repeated violations?

After a written notice of the violation, up to $100 per violation, plus costs and reasonable attorney's fees for the prevailing party.