This bill amends existing landlord-tenant law (including RCW 59.18.650 and related sections) to revise and expand the lawful grounds and procedures for ending tenancies and for eviction. It lists specific bases for ending a tenancy and prescribes required written notice periods and notice content: nonpayment generally requires a 14‑day pay‑or‑vacate notice (but tenants in defined “covered dwelling units” — e.g., certain federally supported or federally mortgaged properties or those in specific federal programs — must receive at least 30 days); substantial breach or failure to meet program requirements triggers a 10‑day comply‑or‑vacate notice with specified factual detail; waste, nuisance, or unlawful activity may permit a 3‑day notice to quit; owner or immediate‑family occupancy or owner electing to sell a single dwelling unit requires 90 days with rebuttable presumptions about intent to occupy or sell; planned demolition, substantial rehabilitation, change of use, or conversion to common‑interest ownership require 120 days; condemnation/uninhabitable certification requires at least 30 days; shared living with owner or transitional housing endings have shorter notice periods (20 and 30 days respectively); and additional specified grounds include failure to sign a proposed renewal (30 days), material misrepresentations on application (30 days), certain economic “good cause” reasons (60 days), repeated violations (four or more within 12 months after written warnings; 60 days), required sex‑offender registration (60 days), and tenant conduct constituting unlawful harassment or sexual harassment toward owners, managers, employees, or other tenants (at least 20 days). Notices must be served consistent with RCW 59.12.040 and must identify known facts with enough specificity to allow a response. The bill also makes multiple procedural and remedial changes: it allows certain co‑occupants to apply to become parties to a tenancy instead of being immediately evicted; it creates a private remedy for wrongful eviction with a prevailing tenant entitled to the greater of economic and noneconomic damages or three times the monthly rent plus reasonable attorneys’ fees and costs; it limits landlords from ending fixed‑term tenancies early except by written mutual consent with at least 60 days to vacate; it prescribes summons and notice forms and content and authorizes show‑cause and expedited hearings with specific service and timing rules; it provides for appointment of counsel for indigent tenants (subject to appropriations and implementation by the Office of Civil Legal Aid); it requires landlords to offer reasonable repayment plans for rent accrued during the COVID‑period moratorium window (with limits on monthly payments and other consumer protections), to accept pledges of emergency rental assistance and to suspend court action for short periods to allow disbursement, and it gives courts authority to stay writs of restitution and to order repayment plans (including stays up to six months in some circumstances) subject to specified conditions and burdens of proof; it requires landlords to accept specified payment methods and to allow mailed payments and receipts in many circumstances; it adds that partial payments of past‑due rent do not, absent written agreement, reinstate a lease nor change the five court‑day deadline for full payment after judgment; and it clarifies procedures for satisfaction of judgments and reimbursement through the landlord mitigation program. Section timing provisions listed include an expiration date for one section (January 1, 2028) and an effective date for another section (January 1, 2028). Some text and context are missing from the extracted material, so certain details are incomplete: portions of subsection language were cut off, other amended RCW sections and the full text of an added section are not included in the extracts, some cross‑references are cited but not reproduced, and a few procedural clauses begin or end mid‑sentence. Those missing portions could affect the precise scope or wording of particular requirements and exceptions.

If enacted, the bill will make it harder and slower for many landlords to remove tenants and will give tenants more opportunities to stay or cure before losing housing. Landlords will need to give longer and more detailed written notices for many eviction reasons (for example 30 days for tenants in federally connected programs, 60–120 days for owner moves, sales, conversions or major rehab, and specific shorter periods for nuisance or breach), must offer and follow repayment plans for pandemic-era rent debt with limits on monthly payments, accept pledges or payments from emergency rental assistance and pause court action to allow disbursement, and face stronger penalties and liability if they evict improperly. Tenants gain clearer cure windows, formal notice content requirements that make defenses easier, access to court-ordered stays and repayment plans, potential appointment of counsel for indigent tenants paid by the state, and protections around payment methods and receipt requirements; partial payments generally will not reinstate a lease and certain deadlines (like the five‑court‑day payment window after judgment) remain in force. The groups most affected are landlords (who will face more administrative steps, possible delays, costs from longer notice periods, required acceptance of certain payments or pledges, potential treble damages or fees for wrongful eviction, and new documentation or listing obligations when claiming a sale), tenants (who gain extra time, legal assistance, and repayment options but whose relief may be limited if prior pay-or-vacate notices were numerous), courts and legal aid programs (new duties to hold expedited show‑cause hearings, consider stays, appoint counsel for eligible tenants, and process emergency assistance disbursements), and the Department of Commerce and landlord mitigation program (responsible for reimbursements and handling pledges). Some sections of the act expire or take effect January 1, 2028, and several portions of the bill text were cut off in the extracts provided, so specific implementation details and how certain provisions interact remain unclear from the material shown.