Wash. Rev. Code § 59.18 § 59.18.290
Removal or exclusion of tenant from premises -- Holding over or excluding landlord from premises after termination date -- Attorneys' fees.
Operative Text
(1) It is unlawful for the landlord to remove or exclude from the premises the tenant thereof except under a court order so authorizing. Any tenant so removed or excluded in violation of this 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 the costs of suit or arbitration and reasonable attorneys' fees. (2) It is unlawful for the tenant to hold over in the premises or exclude the landlord therefrom after the termination of the rental agreement except under a valid court order so authorizing. Any landlord so deprived of possession of premises in violation of this section may recover possession of the property and damages sustained by him or her, and the prevailing party may recover his or her costs of suit or arbitration and reasonable attorneys' fees subject to subsections (3) and (4) of this section. (3) Where the court has entered a judgment in favor of the landlord restoring possession of the property to the landlord, the court may award reasonable attorneys' fees to the landlord; however, the court shall not award attorneys' fees in the following instances: (a) If the judgment for possession is entered after the tenant failed to respond to a pleading or other notice requiring a response authorized under this chapter; or (b) If the total amount of rent awarded in the judgment for rent is equal to or less than two months of the tenant's monthly contract rent or one thousand two hundred dollars, whichever is greater. (4) If a tenant has filed a motion to stay a writ of restitution from execution, the court may only award attorneys' fees to the landlord if the tenant is permitted to be reinstated pursuant to RCW 59.18.410 (3). Any attorneys' fees awarded shall be subject to repayment pursuant to RCW 59.18.410 (3).
Washington law under Wash. Rev. Code § 59.18.290 establishes that neither a landlord nor a tenant may forcibly remove or lock out the other party from a rental property without a valid court order. A landlord who unlawfully removes or excludes a tenant faces a claim for actual damages, and a tenant who unlawfully holds over or locks out the landlord faces a claim for possession and damages. In either scenario, the prevailing party in court or arbitration may recover costs and reasonable attorneys' fees, though the statute places specific limits on when a landlord may recover attorneys' fees based on the circumstances of the judgment.
Plain English — not legal advice.
Under Wash. Rev. Code § 59.18.290, compliant property operators obtain a valid court order before taking any action to remove or exclude a tenant from a rental unit — self-help evictions such as changing locks or removing belongings are prohibited by this provision. When a landlord does prevail in a court action restoring possession, attorneys' fees may be available, but the statute bars such awards in cases where the tenant did not respond to a pleading or where the rent judgment does not exceed two months of monthly contract rent or $1,200, whichever is greater. Operators generally document all communications and court proceedings carefully, as the availability of fee recovery depends heavily on the specific procedural posture of the case.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Wash. Rev. Code § 59.18.290 gives tenants the right to recover possession of their home or terminate the rental agreement and seek actual damages if a landlord removes or excludes them without a court order — a practice commonly called an illegal lockout or self-help eviction. Tenants in this situation may also be entitled to recover court costs and reasonable attorneys' fees if they prevail in a legal proceeding. Those who believe they have been unlawfully removed or excluded can explore options such as filing a complaint with a local housing authority, raising the violation as a defense or claim in court, or reaching out to a tenant-rights organization for general information about available remedies.
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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