Washington lease nonrenewal: when a landlord may let a lease end and the 60 day notice it takes
In Washington a landlord generally cannot refuse to continue a tenancy without one of the causes listed in RCW 59.18.650. A narrow exception lets certain leases end at their expiration date without cause, and it requires written notice at least 60 days before the end of the lease term.
What is the default rule in Washington?
RCW 59.18.650(1)(a) says a landlord may not evict a tenant, refuse to continue a tenancy or end a periodic tenancy except for the causes listed in subsection (2) and the exceptions in subsection (1). Under subsection (1)(d), tenancies not covered by the exceptions cannot be ended without cause, and when a specified lease term finishes the tenancy becomes month-to-month. So the answer to "can I just let the lease run out?" is no, unless one of two exceptions fits.
Which leases can end at the expiration date without cause?
The first exception, subsection (1)(c), applies to a rental agreement for a specified period that does not roll into a month-to-month tenancy by its own terms. The landlord may end it at the end of the period, without cause, only if all three conditions hold:
- At the start, the lease ran 12 months or more, or the parties have had successive leases of six months or more with no gap since the tenancy began.
- The landlord gave written notice at least 60 days before the end of the period, saying the tenancy will be deemed expired at the end, served in a manner consistent with RCW 59.12.040.
- The tenancy has not been month-to-month or periodic at any point since it began.
The second, subsection (1)(b), applies to a lease that continues month-to-month after it expires. The landlord may end that tenancy at the end of the initial period without cause only if the initial lease was between six and 12 months and the landlord gave at least 60 days' written notice before the end of that initial period.
How do the dates work out?
| Lease | No-cause end at term? | Notice |
|---|---|---|
| 12 months or more, no month-to-month ever | Yes, if every condition is met | 60 days before the end |
| Successive leases of six months or more, no gap | Yes, same conditions | 60 days before the end |
| Six to 12 months that rolls to month-to-month | Yes, at the end of the initial period | 60 days before the end |
| Any other lease | No, a listed cause is needed | Depends on the cause |
Example a made-up 12 month lease in Spokane ends December 31. Sixty days before that is November 1, so the notice has to be served on or before November 1. A notice served November 15 gives only 46 days and does not satisfy the exception.
What if you need to end a tenancy for a reason?
Subsection (2) lists the causes, and several carry their own notice periods. Nonpayment follows RCW 59.12.030(3). A substantial breach needs a written notice that gives the tenant at least 10 days to fix it. An owner or immediate family member moving in in good faith needs 90 days' written notice, with conditions about vacant equivalent units. Other good cause that is a legitimate economic or business reason needs at least 60 days' notice, and a court may stay the writ for up to 60 more days. Four or more cured violations within 12 months also support a 60 day notice, with warnings given at the time of each violation.
Subsection (5) adds that these reasons do not let a landlord end a specified-period tenancy early unless both sides agree in writing and the tenant has at least 60 days to leave.
Can a Washington tenant leave when the lease ends?
Yes. Subsection (1)(f) lets a tenant end a tenancy for a specified time by giving written notice at least 20 days before the ending date. The tenant's right is shorter than the landlord's, so build the calendar around your own 60 days.
The statute page I read shows two versions: the one in effect now and a version effective January 1, 2028. Read the current text before every notice.
Using DoorKeeping for a Washington lease end
DoorKeeping shows each lease's end date and how many days remain. When you decide to send a 60 day notice, it prepares the notice for your approval, emails the tenant and stores the dated copy with the lease. Rent and payments stay in your own bank accounts. This is general information, not legal advice, and a Washington landlord who is unsure which exception applies should ask a local attorney before serving anything.
Sources
Questions
- Can a Washington landlord let a lease expire without giving a reason?
- Only in the narrow cases in RCW 59.18.650(1)(b) and (c), and only with at least 60 days' written notice before the end of the term.
- What happens when a Washington lease ends and nobody does anything?
- For tenancies not covered by the exceptions, the tenancy becomes month-to-month and the landlord needs a listed cause to end it.
- How much notice must a Washington tenant give at the end of a lease?
- Written notice at least 20 days before the ending date of the specified time.