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Free Washington Early
Termination Addendum Template

The addendum is signed by the same parties as the lease it attaches to.

Last reviewed September 2026

Written by LawLease Editorial

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Washington Early Termination Addendum

This Early Termination Addendum is built with Washington as the governing state. These are the Washington landlord-tenant rules that most often bear on it, with the statute for each.

Washington rules at a glance

Washington rules for an Early Termination Addendum
Domestic violenceA victim of domestic violence, sexual assault, unlawful harassment, or stalking may end the lease with written notice and a protection order or a qualified third party’s report, within 90 days of the incident (RCW 59.18.575).
MilitaryA servicemember with permanent-change-of-station or deployment orders may terminate on less than 20 days’ notice (RCW 59.18.200(1)(b)).
Month-to-month terminationTenant: 20 days’ notice. Landlord: only for a statutory just causeRCW 59.18.200, 59.18.650

Ending a Washington tenancy

Washington is one of very few states where a landlord can’t end a month-to-month tenancy just by giving notice. Under RCW 59.18.650, a landlord may terminate, refuse to continue, or decline to renew only for one of the causes the statute lists, using the notice period tied to that cause. A tenant, by contrast, can end a periodic tenancy with 20 days’ written notice before the end of a rental period (RCW 59.18.200).

Common Washington just causes and landlord notice periods (RCW 59.18.650, 59.18.057)
Nonpayment of rent14-day pay-or-vacate notice
Breach of a lease term10-day notice to comply or vacate
Waste, nuisance, or unlawful activity3 days
Owner or immediate family moving in90 days
Sale of a single-family home90 days
Demolition, substantial rehab, or change of use120 days
Four lease violations in 12 months (with prior warnings)60 days
  • End of a fixed term — Unless an exception applies, a fixed-term lease becomes month-to-month when it ends. A landlord may end a tenancy at the end of its term without cause only in narrow cases — an initial lease of 6 to 12 months, or a lease of 12 months or more (or unbroken successive leases of 6 months or more) that has never been month-to-month — and only with at least 60 days’ written notice before the term ends (RCW 59.18.650(1)).
  • Pay-or-vacate form — The 14-day notice must follow the statutory form and may include only rent and recurring charges named in the lease — not late fees, damages, or legal costs (RCW 59.18.057).
  • Wrongful eviction — A tenant who proves an eviction without just cause can recover the greater of their damages or three times the monthly rent, plus attorney’s fees (RCW 59.18.650).
  • Domestic violence — A victim of domestic violence, sexual assault, unlawful harassment, or stalking may end the lease with written notice and a protection order or a qualified third party’s report, within 90 days of the incident (RCW 59.18.575).
  • Military — A servicemember with permanent-change-of-station or deployment orders may terminate on less than 20 days’ notice (RCW 59.18.200(1)(b)).

Washington Early Termination Addendum FAQs

Can a Washington landlord end a month-to-month lease without a reason?

Generally no. Since 2021, RCW 59.18.650 requires a statutory just cause — such as nonpayment, a lease violation, the owner moving in, or sale of a single-family home — with the notice period tied to that cause. Tenants can still leave with 20 days’ notice (RCW 59.18.200).

More Washington landlord documents

Early Termination Addendum in other states

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