End a fixed-term lease after PCS orders
Who may qualify
An armed-forces tenant, including Guard or reserves, or that tenant’s spouse or dependent, with a covered fixed-term Washington rental.
Which orders
The member’s PCS orders must require a move at least 35 miles from the rental.
What to give the landlord
At least 20 days’ written notice before ending the tenancy, with official orders or a signed commander’s letter confirming the move.
What changes
You may end the covered fixed-term lease under this state rule.
Some living arrangements are excluded. This rule does not itself promise a fee waiver or deposit return. Find military legal help .
Read the full conditions and limits
- Who it covers
- A tenant who is a member of the armed forces, including National Guard or reserves, or that tenant’s spouse or dependent. The family connection is to the armed-forces tenant.
- Service conditions
- Permanent-change-of-station orders must require the member to move 35 miles or more from the rental. This PCS rule does not set a minimum service length.
- State connection
- The rental must be a fixed-term Washington residential tenancy covered by chapter 59.18 RCW. The rental and its governing law matter; living in Washington alone is not enough.
- Who must honor it
- The landlord of the covered fixed-term residential rental.
- What it covers
- A residential tenancy for a specified time. Chapter 59.18 excludes certain arrangements, including transient hotel lodging and some institutional residences, unless created mainly to avoid the chapter.
- Relief
- The tenant, or that tenant’s spouse or dependent, may end the covered fixed-term tenancy after the qualifying PCS move condition and required notice. The section does not itself promise a fee waiver or deposit return.
- Timing
- Give the landlord written notice 20 days or more before ending the tenancy.
- Notice and documents
- The written notice must include a copy of the official military orders or a signed letter from the service member’s commanding officer confirming the qualifying condition.
- How to use it
- Give the notice and orders or signed commander letter to the landlord; keep a copy and delivery record. Seek housing legal help promptly if the deadline or lease is disputed.
- Limits
- This guide covers only the PCS move rule for fixed-term rentals. Periodic tenancies and other military orders follow different rules. A disputed lease may need legal help.
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