Why Evictions in King and Snohomish Counties are Nearly Impossible

What landlords need to know about their rights and their options

If you own rental property in King or Snohomish County, you know how rewarding it can be, but also how stressful it becomes when a tenant relationship no longer works. Eviction is often the tool landlords think of, but in Washington State the process has become more complex over the years. Mistakes can cost you time, money, and even put you at legal risk.

This guide will help you understand how eviction works in Washington, what rights both landlords and tenants have, and why many owners are choosing to sell their properties instead of going through a lengthy and difficult court process.

The Legal Foundation: Washington’s Residential Landlord-Tenant Act

Evictions in Washington are governed by the Residential Landlord-Tenant Act (RCW 59.18). Here are a few key points:

You cannot remove a tenant without a court order. Lockouts, shutting off utilities, or taking belongings are considered illegal.
Ending most tenancies requires legal cause, or one of the specific reasons outlined in RCW 59.18.650.
Notices to tenants must follow strict rules for timing, delivery, and content. A mistake in how a notice is served can reset the process entirely.
A new law, HB 1003, adds additional requirements for how notices are drafted, including specifying exact dates.

Because the laws are very detailed, many eviction attempts are dismissed in court simply due to technical errors.

Step by Step: How the Eviction Process Works

Here is what the timeline typically looks like for a nonpayment or lease violation case:

Rent or lease violation occurs: The tenant misses rent or breaks part of the lease agreement.
Notice is served: For nonpayment, a 14-day “Pay or Vacate” notice is required. For lease violations, a 10-day “Cure or Quit” notice is used.
Tenant response period: The tenant has the right to pay the full amount due, fix the lease violation, or move out within the notice period.
Filing in court: If the tenant does not comply, the landlord may file an Unlawful Detainer Action in Superior Court. The tenant then has 7 days to respond.
Court hearing and judgment: If the landlord wins, the court issues a judgment and a Writ of Restitution that allows for physical eviction.
Sheriff enforcement: The county sheriff enforces the writ. In King County, landlords must complete an Eviction Data Form and coordinate directly with the sheriff’s office. In Snohomish County, a writ is also enforced by the sheriff after all legal steps are complete.

Even in simple cases, this process often takes several weeks. If tenants defend themselves in court or request delays, it can take months.

County-Level Considerations

King County

King County has added layers of tenant protection in recent years. For example, landlords in unincorporated King County must sometimes give a 30-day notice to comply or vacate for certain violations. The sheriff’s office enforces writs, but landlords are responsible for arranging movers and handling belongings once removed.

Snohomish County

Snohomish County previously required a mediation step called the Eviction Resolution Program. While that formal requirement has expired, mediation resources still exist and landlords are encouraged to use them when possible. Local courts also provide their own forms and packets to guide landlords through the process.

Mistakes That Can Cost Landlords

Evictions are not only complicated, they are unforgiving when it comes to errors. Here are some of the most common mistakes:

Serving the wrong notice or failing to serve it correctly
Accepting partial payments after serving notice without documenting terms
Attempting “self-help” eviction, such as changing locks or turning off utilities
Missing deadlines or filing incorrect paperwork with the court
Failing to follow local ordinances in addition to state law

Any of these can delay or completely derail the process.

Why Some Landlords Choose to Sell Instead

Eviction is stressful for landlords and tenants alike. For many owners, the better option is to sell the property instead of battling it out in court.

At Georgia Buys, we help landlords exit difficult situations without violating tenant rights. Here is how:

We purchase rental properties with tenants still in place
We honor active leases and follow all legal requirements
We work directly with tenants after closing, so landlords do not have to manage the process
We provide landlords with a clean exit and the full value of their investment

This approach allows landlords to move forward without the costs and risks of eviction, while tenants keep their rights intact.

Ready to stop worrying about tenant issues? Request a no-obligation cash offer today and see how easy selling can be.

Final Thoughts

The eviction process in Washington has become increasingly difficult for landlords. Between detailed notice rules, tenant protections, and strict court procedures, it is a process that requires caution and patience.

If you are a landlord in King or Snohomish County who feels stuck with a tenant that no longer suits your situation, remember you have options. You can continue down the legal path, or you can consider selling to a local company like Georgia Buys. We provide a respectful, straightforward way to close this chapter and move on without conflict.

Thinking about selling your rental property? Contact us today and we will help you explore the best path forward.

Thinking about selling your rental property in King or Snohomish County? Contact us today for a stress-free consultation.