Wash. Rev. Code § 59.18 § 59.18.300
Termination of tenant's utility services -- Tenant causing loss of landlord provided utility services.
Operative Text
It shall be unlawful for a landlord to intentionally cause termination of any of his or her tenant's utility services, including water, heat, electricity, or gas, except for an interruption of utility services for a reasonable time in order to make necessary repairs. Any landlord who violates this section may be liable to such tenant for his or her actual damages sustained by him or her, and up to one hundred dollars for each day or part thereof the tenant is thereby deprived of any utility service, and the prevailing party may recover his or her costs of suit or arbitration and a reasonable attorney's fee. It shall be unlawful for a tenant to intentionally cause the loss of utility services provided by the landlord, including water, heat, electricity, or gas, excepting as resulting from the normal occupancy of the premises.
Under Washington's Residential Landlord-Tenant Act, specifically Wash. Rev. Code § 59.18.300, it is unlawful for a landlord to deliberately shut off a tenant's utility services—such as water, heat, electricity, or gas—except for brief, reasonable interruptions needed to complete necessary repairs. A landlord who violates this rule may be held liable for the tenant's actual damages plus up to $100 for each day or partial day the tenant is without utility service, and the prevailing party in any resulting lawsuit or arbitration may recover court costs and reasonable attorney's fees. The provision also makes it unlawful for a tenant to intentionally cause the loss of landlord-provided utility services, except as a natural result of normal occupancy of the premises.
Plain English — not legal advice.
Wash. Rev. Code § 59.18.300 places a clear obligation on property owners and managers to keep tenant utility services—water, heat, electricity, and gas—continuously available, with the only recognized exception being a reasonable, temporary interruption to perform necessary repairs. Compliant operators typically document the reason for any planned utility interruption, limit its duration to what is genuinely necessary for the repair, and provide advance notice to affected tenants. Intentional shutoffs used as a pressure tactic—such as to encourage a tenant to vacate—expose a landlord to liability for actual damages and up to $100 per day per affected tenant, plus attorney's fees and costs.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Wash. Rev. Code § 59.18.300 gives tenants in Washington a specific legal protection against landlords who deliberately cut off utility services like water, heat, electricity, or gas. If a landlord intentionally terminates utility service outside of a brief, repair-related interruption, the tenant may be entitled to recover actual damages and up to $100 for each day or partial day without service, along with attorney's fees and costs if they prevail. Tenants who believe this provision has been violated can explore options such as raising the violation as a defense or counterclaim in court, filing a complaint with a local housing authority, 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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