General information, not legal advice. Landlord-tenant rules change, and cities and counties can add their own. Check the current statute and local ordinances, and talk to a licensed attorney before you act.
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The short version
- A tenant who enters active military service, or who gets permanent change of station or deployment orders, can end a residential lease early with written notice and a copy of the orders.
- A tenant ends a month to month tenancy with at least 20 days of written notice before the end of a rental period; a landlord needs one of the causes listed in the statute.
- A survivor of domestic violence, sexual assault, unlawful harassment or stalking who meets documentation rules can end the lease early with written notice.
- When a tenant leaves early, the landlord generally must make a reasonable effort to re-rent the unit, and the tenant owes rent only until it is re-rented or the term ends.
A Washington tenant who leaves early usually owes rent only until the unit is re-rented, because the landlord must try to find a new tenant. Survivors of domestic violence, sexual assault or stalking and service members can end a lease early.
Washington breaking a lease at a glance
| Rule | Washington | Law |
|---|---|---|
| Military service | A tenant who enters active military service, or who gets permanent change of station or deployment orders, can end a residential lease early with written notice and a copy of the orders. | Servicemembers Civil Relief Act (50 U.S.C. 3955) and Residential Landlord Tenant Act (RCW 59.18) |
| Domestic violence survivors | A survivor of domestic violence, sexual assault, unlawful harassment or stalking who meets documentation rules can end the lease early with written notice. | Residential Landlord Tenant Act (RCW 59.18) |
| Landlord duty to re-rent | When a tenant leaves early, the landlord generally must make a reasonable effort to re-rent the unit, and the tenant owes rent only until it is re-rented or the term ends. | Residential Landlord Tenant Act (RCW 59.18) |
| Month-to-month notice | A tenant ends a month to month tenancy with at least 20 days of written notice before the end of a rental period; a landlord needs one of the causes listed in the statute. | RCW 59.18.200 and RCW 59.18.650 |
Reasons that allow an early exit
A few situations let a tenant end a lease early with written notice and no penalty beyond what the law allows.
Military service. A tenant who enters active military service, or who gets permanent change of station or deployment orders, can end a residential lease early with written notice and a copy of the orders. (Servicemembers Civil Relief Act (50 U.S.C. 3955) and Residential Landlord Tenant Act (RCW 59.18))
Domestic violence survivors. A survivor of domestic violence, sexual assault, unlawful harassment or stalking who meets documentation rules can end the lease early with written notice. (Residential Landlord Tenant Act (RCW 59.18))
Other protected reasons. An owner who plans to move in or sell a single family home must give at least 90 days of written notice and meet good faith conditions. (RCW 59.18.650)
Unlivable conditions
We could not confirm a statewide rule here. Check your county court or a local attorney.
What the tenant may still owe
Outside those situations, a tenant who leaves early is usually responsible for rent until the lease ends or the unit is re-rented, whichever comes first.
Landlord duty to re-rent. When a tenant leaves early, the landlord generally must make a reasonable effort to re-rent the unit, and the tenant owes rent only until it is re-rented or the term ends. (Residential Landlord Tenant Act (RCW 59.18))
Month-to-month tenancies
Month-to-month notice. A tenant ends a month to month tenancy with at least 20 days of written notice before the end of a rental period; a landlord needs one of the causes listed in the statute. (RCW 59.18.200 and RCW 59.18.650)
Mistakes to avoid
- Billing the tenant for every remaining month without trying to re-rent the unit.
- Ignoring a protected early termination notice because it is inconvenient.
- Agreeing to an early exit by phone without a written agreement.
- Keeping more of the deposit than the lawful deductions.
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General information, not legal advice.
Verify current law
We last checked these Washington rules on . Laws change and cities can add their own, so confirm the current text before you rely on it, and talk to a Washington attorney about your situation.
Laws named on this page
- Servicemembers Civil Relief Act (50 U.S.C. 3955) and Residential Landlord Tenant Act (RCW 59.18)
- Residential Landlord Tenant Act (RCW 59.18)
- RCW 59.18.200 and RCW 59.18.650
- RCW 59.18.650
Official sources
Washington forms for this topic
Letters and checklists for this topic
Where landlords trip up.
Can a service member break a lease in Washington?
A tenant who enters active military service, or who gets permanent change of station or deployment orders, can end a residential lease early with written notice and a copy of the orders. Source: Servicemembers Civil Relief Act (50 U.S.C. 3955) and Residential Landlord Tenant Act (RCW 59.18).
Can a survivor of abuse end a lease early in Washington?
A survivor of domestic violence, sexual assault, unlawful harassment or stalking who meets documentation rules can end the lease early with written notice. Source: Residential Landlord Tenant Act (RCW 59.18).
Does a Washington landlord have to re-rent the unit?
When a tenant leaves early, the landlord generally must make a reasonable effort to re-rent the unit, and the tenant owes rent only until it is re-rented or the term ends. Source: Residential Landlord Tenant Act (RCW 59.18).
How much notice ends a month-to-month tenancy in Washington?
A tenant ends a month to month tenancy with at least 20 days of written notice before the end of a rental period; a landlord needs one of the causes listed in the statute. Source: RCW 59.18.200 and RCW 59.18.650.