Wash. Rev. Code § 59.18 § 59.18.180
Tenant's failure to comply with statutory duties -- Landlord to give tenant written notice of noncompliance -- Landlord's remedies.
Operative Text
(1) If the tenant fails to comply with any portion of RCW 59.18.130 or 59.18.140 , and such noncompliance can (a) substantially affect the health and safety of the tenant or other tenants, or substantially increase the hazards of fire or accident, and (b) be remedied by repair, replacement of a damaged item, or cleaning, the tenant shall comply within thirty days after written notice by the landlord specifying the noncompliance, or, in the case of emergency as promptly as conditions require. If the tenant fails to remedy the noncompliance within that period the landlord may enter the dwelling unit and cause the work to be done and submit an itemized bill of the actual and reasonable cost of repair, to be payable on the next date when periodic rent is due, or on terms mutually agreed to by the landlord and tenant, or immediately if the rental agreement has terminated. The tenant shall have a defense to an unlawful detainer action filed solely on this ground if it is determined at the hearing authorized under the provisions of chapter 59.12 RCW that the tenant is in substantial compliance with the provisions of this section, or if the tenant remedies the noncomplying condition within the thirty day period provided for above or any shorter period determined at the hearing to have been required because of an emergency: PROVIDED, That if the defective condition is remedied after the commencement of an unlawful detainer action, the tenant may be liable to the landlord for statutory costs and reasonable attorneys' fees. (2) Any other substantial noncompliance by the tenant of RCW 59.18.130 or 59.18.140 constitutes a ground for commencing an action in unlawful detainer in accordance with chapter 59.12 RCW. A landlord may commence such action at any time after written notice pursuant to chapter 59.12 RCW. (3) If drug-related activity is alleged to be a basis for termination of tenancy under RCW 59.18.130 (6), 59.12.030 (5), or 59.20.140 (5), the compliance provisions of this section do not apply and the landlord may proceed directly to an unlawful detainer action. (4) If criminal activity on the premises as described in RCW 59.18.130 (8) is alleged to be the basis for termination of the tenancy, and the tenant is arrested as a result of this activity, then the compliance provisions of this section do not apply and the landlord may proceed directly to an unlawful detainer action against the tenant who was arrested for this activity. (5) If gang-related activity, as prohibited under RCW 59.18.130 (9), is alleged to be the basis for termination of the tenancy, then the compliance provisions of this section do not apply and the landlord may proceed directly to an unlawful detainer action in accordance with chapter 59.12 RCW, and a landlord may commence such an action at any time after written notice under chapter 59.12 RCW. (6) A landlord may not be held liable in any cause of action for bringing an unlawful detainer action against a tenant for drug-related activity, for creating an imminent hazard to the physical safety of others, or for engaging in gang-related activity that renders people in at least two or more dwelling units or residences insecure in life or the use of property or that injures or endangers the safety or health of people in at least two or more dwelling units or residences under this section, if the unlawful detainer action was brought in good faith. Nothing in this section shall affect a landlord's liability under RCW 59.18.380 to pay all damages sustained by the tenant should the writ of restitution be wrongfully sued out.
Wash. Rev. Code § 59.18.180 establishes a structured process for addressing a tenant's failure to meet the duties set out in RCW 59.18.130 and 59.18.140. When a violation affects health, safety, or fire hazard risk and can be fixed by repair, cleaning, or replacement, the tenant generally has thirty days after written notice to correct it—or less in an emergency. If the violation is not corrected, the landlord may enter and perform the work at the tenant's expense, or may pursue an unlawful detainer (eviction) action; certain categories of conduct, including drug-related activity, qualifying criminal activity, and gang-related activity, bypass the notice-and-cure period entirely and allow the landlord to proceed directly to eviction.
Plain English — not legal advice.
Under Wash. Rev. Code § 59.18.180, compliant operators typically document tenant noncompliance with the duties in RCW 59.18.130 and 59.18.140 and deliver written notice that specifically describes the violation before taking further action. For health-and-safety violations that are correctable, operators generally allow the full thirty-day cure period—or a shorter emergency period—before entering the unit to perform repairs and billing the tenant for actual, reasonable costs on the next rent due date. For violations involving drug-related activity, qualifying criminal conduct, or gang-related activity, the statute permits landlords to proceed directly to an unlawful detainer action after providing the notice required under chapter 59.12 RCW, without a cure period.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Wash. Rev. Code § 59.18.180 gives tenants who receive a written noncompliance notice up to thirty days—or a shorter period in an emergency—to correct violations of the duties described in RCW 59.18.130 and 59.18.140 before a landlord may enter to make repairs or file for eviction. If an unlawful detainer action is filed, the statute provides a defense for tenants who can show at the chapter 59.12 RCW hearing that they are in substantial compliance or that they remedied the condition within the applicable period, though remedying the issue after an action has commenced may still result in liability for the landlord's statutory costs and attorney's fees. Tenants who believe a notice or eviction action under this section is improper may wish to review their rights with a tenant-rights organization or legal aid provider familiar with Washington landlord-tenant law.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated October 7, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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