Landlord / Tenant (RLTA) Peter B. Maguddayao, Attorney at Law, PLLC represents landlords with lease enforcements and in the eviction process of tenants who have either failed to pay rent, create waste or damage property, or have otherwise failed to comply with lease terms. Unlawful Detainer - In Washington, landlords must follow specific rules and give certain notice requirements in order to properly evict a tenant in an unlawful detainer action under the Residential Landlord Tenant Act (RLTA). If a tenant has not paid rent, or is breach of the lease agreement, the landlord must give pre-litigation notice. If the tenant does not comply, the action may be started in superior court by filing the summons and complaint, and serving both on the tenant. In some cases, tenants do not answer the summons and complaint. If this is the case, the landlord may move for a default order, essentially ruling that the premises be returned to the landlord. In other cases, tenants answer and both parties are required to attend a show cause hearing to explain why the tenancy should continue or be terminated. In either case, Peter will help guide landlords though the eviction process efficiently to minimize the cost of litigation.