Wash. Rev. Code § 59.18 § 59.18.630
Eviction moratorium -- Unpaid rent -- Repayment plans -- Rental assistance.
Operative Text
(1) The eviction moratorium instituted by the governor of the state of Washington's proclamation 20-19.6 shall end on June 30, 2021. (2) If a tenant has remaining unpaid rent that accrued between March 1, 2020, and six months following the expiration of the eviction moratorium or the end of the public health emergency, whichever is greater, the landlord must offer the tenant a reasonable schedule for repayment of the unpaid rent that does not exceed monthly payments equal to one-third of the monthly rental charges during the period of accrued debt. If a tenant fails to accept the terms of a reasonable repayment plan within 14 days of the landlord's offer, the landlord may proceed with an unlawful detainer action as set forth in RCW 59.12.030 (3) but subject to any requirements under the eviction resolution pilot program established under *RCW 59.18.660 . If the tenant defaults on any rent owed under a repayment plan, the landlord may apply for reimbursement from the landlord mitigation program as authorized under **RCW 43.31.605 (1)(d) or proceed with an unlawful detainer action as set forth in RCW 59.12.030 (3) but subject to any requirements under the eviction resolution pilot program established under *RCW 59.18.660 . The court must consider the tenant's circumstances, including decreased income or increased expenses due to COVID-19, and the repayment plan terms offered during any unlawful detainer proceeding. (3) Any repayment plan entered into under this section must: (a) Not require payment until 30 days after the repayment plan is offered to the tenant; (b) Cover rent only and not any late fees, attorneys' fees, or any other fees and charges; (c) Allow for payments from any source of income as defined in RCW 59.18.255 (5) or from pledges by nonprofit organizations, churches, religious institutions, or governmental entities; and (d) Not include provisions or be conditioned on: The tenant's compliance with the rental agreement, payment of attorneys' fees, court costs, or other costs related to litigation if the tenant defaults on the rental agreement; a requirement that the tenant apply for governmental benefits or provide proof of receipt of governmental benefits; or the tenant's waiver of any rights to a notice under RCW 59.12.030 or related provisions before a writ of restitution is issued. (4) It is a defense to an eviction under RCW 59.12.030 (3) that a landlord did not offer a repayment plan in conformity with this section. (5) To the extent available funds exist for rental assistance from a federal, state, local, private, or nonprofit program, the tenant or landlord may continue to seek rental assistance to reduce and/or eliminate the unpaid rent balance.
Washington's Revised Code § 59.18.630 established that the state's COVID-19 eviction moratorium ended on June 30, 2021, and created a structured framework for handling rent that went unpaid during the covered period. Landlords are required to offer qualifying tenants a repayment schedule capped at one-third of monthly rent per month, and the plan cannot include late fees, attorney's fees, or conditions tied to the tenant's compliance with other lease terms. Courts presiding over any resulting eviction proceedings must weigh the tenant's COVID-19-related financial circumstances alongside the repayment plan terms that were offered. Both landlords and tenants may also pursue available federal, state, local, or nonprofit rental assistance to reduce or eliminate the outstanding balance.
Plain English — not legal advice.
Under Wash. Rev. Code § 59.18.630, operators managing properties with tenants who carry unpaid rent from the covered period are generally expected to document and present a written repayment offer that keeps monthly installments at or below one-third of the monthly rent charge. The plan must be free of late fees, attorney's fees, and conditions tied to lease compliance or government benefit applications, and it cannot require any payment within the first 30 days after the offer is made. If a tenant defaults on an accepted plan, landlords may seek reimbursement through the landlord mitigation program under RCW 43.31.605(1)(d) or pursue an unlawful detainer action, subject to the eviction resolution pilot program requirements under RCW 59.18.660.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Wash. Rev. Code § 59.18.630 gives tenants with COVID-period unpaid rent the right to receive a repayment plan offer from their landlord, and that plan must be structured so monthly payments do not exceed one-third of the monthly rent and cannot impose late fees, attorney's fees, or conditions requiring proof of government benefits. Importantly, § 59.18.630(4) establishes that a landlord's failure to offer a conforming repayment plan is a recognized defense in an eviction proceeding under RCW 59.12.030(3). Tenants may also explore available rental assistance programs from federal, state, local, or nonprofit sources to reduce the unpaid balance, and tenant-rights organizations can help identify which programs may apply to a given situation.
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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