Can My Landlord Enter Without Permission in Washington State?

In Washington State, tenants have a legal right to privacy in their homes. While landlords retain limited rights to enter rental units, those rights are clearly regulated. If your landlord is entering your home without permission or notice, they may be violating the law. Understanding your rights under Washington’s Residential Landlord-Tenant Act is the first step in protecting yourself.

Washington’s Notice Requirement for Landlord Entry

Under RCW 59.18.150, landlords must give tenants at least 48 hours’ written notice before entering a rental unit for most non-emergency purposes. This includes repairs, maintenance, inspections, or showing the unit to potential renters or buyers. The only exception to the 48-hour rule is when the landlord is showing the unit, in which case 24 hours’ written notice is required.

The notice must include the date, time, and purpose of the entry and must be delivered in writing. Acceptable delivery methods include hand delivery, posting the notice on your door, or email—but only if email has been previously agreed to in writing by both parties.

When Can a Landlord Enter Without Notice?

There are only narrow circumstances under which a landlord may legally enter your unit without providing advance notice. These are limited to true emergencies, such as a fire, severe flooding, gas leaks, or situations where someone inside the unit is in imminent danger. In those cases, landlords may enter without waiting to give notice, but only to resolve the emergency—not for general inspections or repairs.

Even during an emergency, entry must be reasonable and necessary, and the landlord should inform you of the entry as soon as possible afterward.

Can a Tenant Refuse Entry?

Yes, tenants can refuse entry if the landlord does not follow the law. For example, you can object if the landlord fails to give the required notice, if the time proposed is unreasonable (such as late at night or very early in the morning), or if the purpose of the entry appears to be a pretext for harassment or retaliation.

If your landlord enters your unit improperly—especially multiple times—this may constitute a violation of your right to quiet enjoyment of the premises. Washington law prohibits landlords from using their right of entry to interfere with your privacy or intimidate you.

If your landlord repeatedly enters your home without permission or valid notice, you may be entitled to take legal action. Remedies may include:

  • Injunctive relief to prevent further unlawful entry
  • Monetary damages for interference with your privacy or peace
  • The right to terminate your lease in cases of serious or repeated violations

You should document all incidents, including the date, time, and circumstances of any unauthorized entry. Save any communications and take notes about your landlord’s conduct. If the behavior continues, you may want to send a formal written demand and consult with a housing attorney.

Let Us Help You Protect Your Rights

At the Law Office of Erin Bradley McAleer, we are committed to helping tenants protect their homes, their privacy, and their legal rights. If your landlord is entering your rental without permission or ignoring Washington’s legal requirements, we can help. Our team serves clients across Washington, including Clark County, and we’re ready to advocate for you.

Contact us today to schedule a consultation and take the first step toward reclaiming your peace of mind.