Washington Form LT 02 is the Eviction Summons (Residential) pattern form, used by landlords across Washington State to formally notify a tenant that an unlawful detainer (eviction) lawsuit has been filed and that the tenant has only 7 days to respond before losing the case by default. The form is published by the Washington Courts as part of the residential landlord-tenant pattern packet under RCW 59.18.365, and the current revision date stamped in the lower corner is 07/2023, reflecting the post-HB 1236 just-cause amendments.
Getting this single page wrong is the most common reason eviction cases get dismissed in Washington. According to the Washington State Office of Civil Legal Aid, more than 22,000 unlawful detainer cases are filed each year statewide, and roughly 1 in 6 are dismissed or delayed because of summons defects — wrong response deadline, missing service language, or an incorrect court caption.
- 📋 What Form LT 02 is, who must file it, and which version to use
- 🗓️ The exact 7-day answer deadline math and how to count the days correctly
- ✍️ A line-by-line walkthrough of every box, caption field, and signature block
- 👥 Three real-world scenarios (nonpayment, lease violation, no-cause) with filled examples
- ⚠️ The top mistakes that get summonses quashed and how to avoid them
What Form LT 02 Is and Who Must File It
Form LT 02 is the official Eviction Summons – Residential issued under the Washington Courts pattern forms program. It tells the tenant three things: that they are being sued, which court the case is in, and how many days they have to file a written answer. Without a properly completed LT 02, the Superior Court clerk cannot issue an Order to Show Cause and the sheriff cannot serve the eviction packet.
The filer is almost always the landlord or the landlord’s attorney, but property managers with written authority and successor owners after a foreclosure may also file. Pro se landlords (those without lawyers) account for roughly 38% of unlawful detainer filings statewide according to the Eviction Resolution Pilot Program data, so this article assumes you may be filing on your own.
The form pairs with the Complaint for Unlawful Detainer (LT 01), the underlying notice (14-day, 10-day, 20-day, 30-day, or 3-day depending on the cause), and a proof of service declaration. The Residential Landlord-Tenant Act at RCW 59.18 sets the substantive rules; RCW 59.12 sets the unlawful detainer procedure. Federal law rarely interacts, except where the tenant has a VAWA protection or a Section 8 voucher under HUD’s Housing Choice Voucher rules.
Filing the wrong summons — for example, using the generic civil summons SC 01 instead of LT 02 — is grounds for immediate dismissal. The tenant’s lawyer will move to quash service, and the landlord must start over, losing weeks of rent.
Before You Start: Documents and Information You Need
Eviction cases move fast in Washington, and the clerk will reject any packet missing a piece. Gather everything below before opening the LT 02 PDF, because the form asks you to copy details verbatim from these documents.
- The signed lease or rental agreement. You need the legal address, the tenant’s full legal name as signed, and the lease start date. Missing this means the caption may not match the contract, and the tenant can argue the wrong party was sued.
- The underlying notice you already served. This is the 14-day pay-or-vacate, 10-day comply-or-vacate, 20-day no-cause (limited cases), 30-day, or 3-day notice. The summons must reference the same cause as the notice.
- Proof of service of that notice. A signed declaration from the process server or a certified mail green card. Without it, the just-cause requirement under RCW 59.18.650 is not satisfied.
- The current ledger of rent and fees owed. Use this to confirm the dollar amounts on the complaint and to answer tenant settlement offers.
- The county where the rental unit sits. Venue is mandatory under RCW 59.12.060 — file in the county where the property is, not where you live.
- A Washington State Bar number (if an attorney is signing) or your own contact block (if pro se).
- The court’s case number — leave blank if filing fresh; the clerk stamps it on filing.
- A blank Order to Show Cause and Writ of Restitution template from the WA Courts forms library.
- The filing fee — $240 for Superior Court unlawful detainer in 2026, or a GR 34 fee waiver application if you qualify.
- A self-addressed stamped envelope if you want a conformed copy returned by mail.
Missing any item triggers a clerk rejection or a continuance, and continuances in eviction court can cost a landlord $50–$120 per day in lost rent.
Where to Get the Form and How to Access It
The official, current LT 02 lives on the Washington Courts website under the residential landlord-tenant pattern forms section. Download the LT 02 Eviction Summons PDF directly — never use a third-party copy because revision dates change and outdated versions get rejected. The 07/2023 revision is the version every Superior Court clerk in Washington currently accepts.
The form is a fillable PDF that you can complete in Adobe Acrobat Reader, Preview on Mac, or any browser PDF viewer. Save it locally before typing because some browsers flush data on refresh. If you need a paper copy, every Superior Court clerk’s office stocks blank LT 02 forms at the front counter, and most county law libraries print them on request.
The form is also bundled inside the Northwest Justice Project’s eviction defense packet for tenants and inside paid landlord packets like those sold by the Rental Housing Association of Washington. Both bundles contain the same LT 02; the difference is the surrounding instructions and cover sheets.
If you plan to e-file, register for the Washington Courts e-Filing Portal at least 48 hours before your deadline. Account approval is not instant, and a last-minute registration can cost you the case.
Step-by-Step: How to Fill Out Form LT 02 Line by Line
The LT 02 has a court caption, a body with three statutory paragraphs, an answer-deadline block, and a signature block. Every box matters. Walk through each in the order it appears on the official form.
Caption Box: Superior Court of Washington, County of ______
What the field asks in plain English. It wants the county where the rental property sits, not where the landlord lives or where the tenant moved to.
How to answer it. Type the county name in ALL CAPS, no abbreviations, no “County” suffix. The form already prints “Superior Court of Washington, County of” and you fill the blank.
Example. Maria Lopez, who owns a duplex in Tacoma, writes PIERCE in the blank.
Nuance. If the property crosses county lines (rare, but it happens with rural acreage), file in the county where the dwelling unit’s front door sits, per RCW 59.12.060.
Common mistake and consequence. Filing in the wrong county. The court will dismiss for improper venue, and the landlord pays to refile in the correct county.
Misconception. Many landlords think they can file where their LLC is registered. That is wrong — venue is property-based, not party-based.
Plaintiff Field
What it asks. The legal name of the person or entity that owns or manages the property and is bringing the lawsuit.
How to answer. Use the exact name on the deed or the lease. If an LLC owns the property, write the full LLC name including “LLC.” If multiple owners, list them separated by “and.”
Example. Cascade Ridge Rentals LLC writes its name as printed on its Washington Secretary of State business record.
Nuance. Property managers cannot sue in their own name unless they are the assignee of the lease. The owner must be the plaintiff under RCW 59.18.030.
Common mistake and consequence. Listing only “John Smith” when the deed says “John and Jane Smith.” The tenant moves to dismiss for missing party, and the case stalls 30+ days.
Misconception. A “doing business as” name alone is not enough. The legal entity must be named first, with the dba second.
Defendant Field
What it asks. The full legal name of every adult tenant on the lease, plus “All Other Occupants” if unknown adults live there.
How to answer. Copy each name exactly as it appears on the signed lease. Add “and All Other Occupants” at the end when you suspect undisclosed roommates.
Example. Carlos Mendoza writes Janet Reed and David Reed and All Other Occupants because both spouses signed the lease.
Nuance. Minor children are never named as defendants. Naming a child is grounds for sanctions under CR 11.
Common mistake and consequence. Misspelling a defendant’s name. The sheriff may refuse to serve, or the writ of restitution will be unenforceable against the misnamed person.
Misconception. Some landlords think a nickname is fine. It is not — use the legal name from the lease and the ID.
Case Number Field
What it asks. The court’s docket number for this case.
How to answer. Leave blank if you are filing for the first time. The clerk assigns and stamps the number when the complaint is filed. If you are amending or refiling, copy the number exactly, including dashes.
Example. 26-2-04318-1 is a 2026 King County case number.
Nuance. E-filed cases get an e-filing confirmation number first, then a real cause number within 24 hours. Use the cause number on every later document.
Common mistake and consequence. Putting the e-filing tracking number where the cause number goes. The clerk rejects the filing.
Misconception. The case number is not the same as the lease number or the unit number. Never make one up.
Title of the Document
What it asks. Confirmation that this is an “Eviction Summons” under RCW 59.18.365.
How to answer. This title is pre-printed. Do not alter it, retype it, or move it.
Example. The header reads EVICTION SUMMONS (Residential) and stays that way.
Nuance. If the property is commercial, you use the LT 02-Commercial variant, not this form.
Common mistake and consequence. Modifying the title to read “Notice of Eviction.” That voids the statutory summons language and the tenant can move to quash.
Misconception. This is not the same as the pre-suit eviction notice you served before filing. The notice is pre-litigation; the summons starts the lawsuit.
“To: (Defendant’s Name)” Line
What it asks. The lead defendant’s name in the address-style salutation that opens the summons body.
How to answer. Repeat the lead defendant’s name from the caption. If multiple defendants, list each on its own line.
Example. Aisha Brown’s landlord writes To: Aisha Brown, then on the next line To: Marcus Brown.
Nuance. When serving “All Other Occupants,” include that phrase here too so the writ later covers them.
Common mistake and consequence. Skipping a co-tenant in the salutation. The judgment may not bind that co-tenant, who can stay in the unit after the writ.
Misconception. Some landlords think only one tenant needs to be served. Each named adult must be served personally or by substitute service under RCW 4.28.080.
Statutory Warning Paragraph (Pre-Printed Body)
What it asks. Nothing — this paragraph is pre-printed and explains the tenant’s right to respond, the 7-day window, and the consequences of default.
How to answer. Do not edit. Read it once to confirm the form is current. If your downloaded PDF is missing the bolded language about free legal help and 211, you have an outdated form.
Example. The current paragraph mentions “You may be evicted from your home” and points tenants to 2-1-1 and the Eviction Defense Screening Line.
Nuance. The 2023 revision added Spanish-language reference lines. If the tenant’s primary language is Spanish, also serve the Spanish-language LT 02 version.
Common mistake and consequence. Deleting the legal-help references to fit the form on one page. That alone has caused King County judges to dismiss cases under the Housing Justice Project’s quash motions.
Misconception. Landlords sometimes believe the warning language is optional boilerplate. It is statutorily mandatory under RCW 59.18.365.
Answer Deadline Box
What it asks. The deadline date by which the tenant must file a written answer with the court and serve a copy on the landlord.
How to answer. Count 7 calendar days from the day after personal service, not from filing. If the 7th day falls on a weekend or court holiday, extend to the next court day under CR 6.
Example. Service on Monday, June 1, 2026, makes the answer due Monday, June 8, 2026, by 5:00 p.m.
Nuance. The deadline runs from service, but the form is filled before service, so you typically write the deadline based on the planned service date and re-issue if service slips.
Common mistake and consequence. Writing 20 days (the general civil deadline). The summons is fatally defective, and the tenant can ignore it without entering default.
Misconception. “Business days” is wrong here — Washington uses calendar days for the 7-day count, with weekend/holiday rollover only for the final day.
Plaintiff/Attorney Signature Block
What it asks. The signature, printed name, WSBA number (if attorney), address, phone, and email of the person bringing the suit.
How to answer. Sign in blue or black ink if filing on paper. E-filers use the “/s/ Name” convention. Pro se landlords write “Pro Se” where the WSBA number goes.
Example. Maria Lopez, Pro Se, 1421 Pacific Ave, Tacoma, WA 98402, (253) 555-0144, maria@cascaderidge.com
Nuance. A property manager signing on behalf of the owner needs a written authorization or power of attorney attached. Without it, the unauthorized practice of law rules may bar the signature.
Common mistake and consequence. Listing a P.O. Box only. Service of any answer or motion back on the landlord must go to a physical address; a P.O. Box alone makes return service uncertain.
Misconception. An electronic signature image pasted into the PDF is fine for e-filing but not for paper filing in some counties. Check your local court rules.
Date Field
What it asks. The date the summons is signed, used to anchor the procedural timeline.
How to answer. Use MM/DD/YYYY format. Match the date you actually sign, not the date you plan to file.
Example. 05/22/2026
Nuance. A summons signed more than 90 days before service can be challenged as stale under general civil practice norms.
Common mistake and consequence. Backdating to make the deadline math work. That is a fraud-on-the-court issue and can trigger sanctions.
Misconception. The signature date does not start the tenant’s 7-day clock. Service does.
Three Filled-Out Examples Using Real Scenarios
Each scenario below shows what a real landlord enters on LT 02. The names are illustrative, but the entries are accurate to the 07/2023 form.
Scenario 1 — Maria Lopez, 14-Day Pay-or-Vacate (Nonpayment). Maria owns a duplex in Tacoma. Her tenant Janet Reed is two months behind on rent. Maria served a 14-day pay-or-vacate notice on May 1, 2026, and the deadline passed unpaid.
| Form Section | What Maria Enters |
|---|---|
| County | PIERCE |
| Plaintiff | Cascade Ridge Rentals LLC |
| Defendant | Janet Reed and All Other Occupants |
| Case Number | (left blank — clerk will stamp) |
| Title | EVICTION SUMMONS (Residential) (pre-printed) |
| To: | Janet Reed |
| Cause of Action Reference | 14-day notice for nonpayment of rent dated May 1, 2026 |
| Answer Deadline | June 8, 2026, by 5:00 p.m. |
| Signature Block | Maria Lopez, Pro Se, 1421 Pacific Ave, Tacoma, WA 98402 |
| Date Signed | 05/22/2026 |
Scenario 2 — Carlos Mendoza, 10-Day Comply-or-Vacate (Lease Violation). Carlos manages a 12-unit building in Spokane through his single-member LLC. His tenant David Reed has an unauthorized dog in violation of a no-pets clause. Carlos served a 10-day notice to comply or vacate on May 5, 2026.
| Form Section | What Carlos Enters |
|---|---|
| County | SPOKANE |
| Plaintiff | Mendoza Holdings LLC |
| Defendant | David Reed and All Other Occupants |
| Case Number | (blank) |
| To: | David Reed |
| Cause of Action Reference | 10-day notice to comply or vacate dated May 5, 2026 |
| Answer Deadline | June 1, 2026, by 5:00 p.m. |
| Underlying Notice Attached | Yes — Exhibit A |
| Signature Block | Carlos Mendoza, Member, Mendoza Holdings LLC, 909 W Riverside Ave, Spokane, WA 99201 |
| Date Signed | 05/22/2026 |
Scenario 3 — Aisha Brown’s Landlord, 20-Day End-of-Term (Sale of Unit). Aisha rents in Seattle on a fixed-term lease ending June 30, 2026. The landlord, Marcus Patel, is selling the unit to an owner-occupant — one of the 16 just-causes under RCW 59.18.650. Marcus served a 90-day sale notice on March 1, 2026, and a 20-day termination notice on May 5, 2026.
| Form Section | What Marcus Enters |
|---|---|
| County | KING |
| Plaintiff | Marcus Patel |
| Defendant | Aisha Brown and All Other Occupants |
| Case Number | (blank) |
| To: | Aisha Brown |
| Cause of Action Reference | Just cause: sale to owner-occupant; 20-day notice dated May 5, 2026 |
| Answer Deadline | June 5, 2026, by 5:00 p.m. |
| Attached Notices | 90-day sale notice and 20-day termination notice |
| Signature Block | Marcus Patel, Pro Se, 4422 California Ave SW, Seattle, WA 98116 |
| Date Signed | 05/22/2026 |
How to File the Completed Form
You file LT 02 together with the Complaint for Unlawful Detainer, the underlying notice, the proof of service of that notice, and a proposed Order to Show Cause. Filing happens in the Superior Court of the county where the property sits.
E-Filing. Most counties accept e-filing through the Washington Courts e-Filing Portal. The portal fee is $240 for unlawful detainer plus a small e-filing surcharge of about $5–$8. Pay by credit card or e-check. The portal returns a stamped, conformed copy within 24 hours, and that PDF is your proof of filing — save it forever.
Mail Filing. Print the LT 02 plus the rest of the packet, write a check for $240 payable to the county clerk, and mail to the Superior Court clerk for that county. The King County clerk address, for example, is 516 Third Avenue, Room E-609, Seattle, WA 98104. Include a self-addressed stamped envelope for a conformed copy. Processing takes 5–10 business days by mail.
In-Person Filing. Walk into the clerk’s office during business hours, hand them the packet and a check or card, and receive a stamped conformed copy on the spot. This is the fastest route and the safest for missed deadlines, although it costs you a half-day.
Fax Filing. A small number of rural Washington counties still accept fax filings under local rule, but King, Pierce, Snohomish, and Spokane do not. Always confirm with the local court directory before faxing.
After filing, the summons must be personally served on each tenant defendant by a non-party adult, with substitute service allowed at the residence after diligent attempts under RCW 4.28.080. The proof of service is then filed back with the court.
What Happens After You File
Once the clerk stamps the LT 02, the tenant has 7 calendar days from personal service to file a written answer. If the tenant answers, the court typically holds a show-cause hearing within 14 days, where the judge decides whether the tenant has a legal defense and whether a writ of restitution should issue.
If the tenant does not answer, the landlord moves for default and presents an Order of Default and Writ of Restitution. Once signed, the writ goes to the county sheriff, who posts a notice giving the tenant a final period (usually 3 days) to vacate before physical removal. The King County Sheriff’s eviction unit charges around $130–$200 for the writ execution.
If the tenant raises a defense — such as habitability, retaliation, or a pandemic-era rental assistance offer — the case may move to a trial track. Trials in unlawful detainer move quickly, often within 30 days of the answer, and a losing landlord pays the tenant’s attorney fees under RCW 59.18.290.
Tenants who lose can still settle through the Eviction Resolution Pilot Program, which mandates a pre-filing mediation step in many counties for nonpayment cases.
Mistakes to Avoid When Filling Out the Form
Each error below has dismissed real cases in Washington Superior Courts. Learn from them.
- Writing 20 days instead of 7 in the answer block. The summons is void on its face, and the tenant cannot be defaulted.
- Filing in the wrong county. Venue is mandatory, and the case is dismissed for improper venue.
- Naming an LLC’s manager personally as plaintiff. Only the legal owner can sue; the case gets re-captioned at best, dismissed at worst.
- Forgetting “and All Other Occupants.” The writ won’t reach undisclosed roommates, who can stay.
- Using an outdated revision (pre-2023). The form lacks the legal-help disclosures and is rejected by the clerk.
- Skipping the underlying notice attachment. The complaint is unsupported and the show-cause is denied.
- Misspelling the tenant’s name. The sheriff may refuse to serve, and any judgment is unenforceable against the right person.
- Listing a P.O. Box as the only landlord address. Return service is impossible, and the court may strike the pleading.
- Backdating the signature. This invites sanctions under CR 11.
- Using the commercial summons for a residential tenancy. The wrong statute is invoked, and the case is dismissed.
- Failing to translate for a known limited-English-proficient tenant. Some judges quash service under RCW 59.18.063 translation rules.
- Skipping the WSBA number when an attorney signs. The pleading is treated as unsigned and may be stricken.
Do’s and Don’ts
- Do download the form fresh from the Washington Courts site every time, because revisions roll out without notice.
- Do match the plaintiff name to the deed exactly, since title disputes derail eviction cases faster than anything else.
- Do serve every named adult tenant personally, because substitute service requires proof of diligence.
- Do keep a stamped conformed copy for your own file, since you will need it for the writ stage.
- Do calendar the 7-day deadline the moment service is complete, because miscounted deadlines cause default motions to fail.
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Do consult the Northwest Justice Project or WashingtonLawHelp.org if you face an answer with defenses you don’t recognize.
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Don’t alter the pre-printed statutory paragraphs, even to “clean up” formatting, because any change can void the summons.
- Don’t sue minor children — only adult tenants belong on the defendant line.
- Don’t rely on email service of the summons; Washington requires personal or substitute service of process.
- Don’t mix causes of action on the same LT 02 unless they share the same notice basis, because mixing creates incurable defects.
- Don’t file before the underlying notice period has fully expired, since premature filing is grounds for dismissal.
- Don’t assume a federal moratorium applies — the CDC eviction moratorium ended in 2021 and is no longer a defense.
Pros and Cons of Filing on Your Own vs. With Help
- Pro of pro se filing: You save $1,500–$3,500 in attorney fees on a routine nonpayment case.
- Pro: You control the timing and can file the same day the notice expires.
- Pro: You learn the process for future filings, which scales well if you own multiple units.
- Pro: Many Washington Superior Court clerks have self-help centers that walk pro se landlords through the packet.
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Pro: Online tools from the Rental Housing Association of Washington provide pre-filled templates aligned to LT 02.
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Con of pro se filing: A single procedural mistake can cost more than an attorney would have charged.
- Con: Tenants represented by the Housing Justice Project routinely move to quash defective summonses.
- Con: Pro se landlords cannot represent an LLC in court — only an attorney can, under Dutch Village Mall v. Pelletti and longstanding Washington practice.
- Con: Default motions and writs require a second hearing, doubling court appearances.
- Con: A losing pro se landlord still pays the prevailing tenant’s attorney fees under RCW 59.18.290.
LT 02 vs. SC 01 (General Civil Summons): Key Differences
| Feature | LT 02 Eviction Summons |
|---|---|
| Answer deadline | 7 calendar days |
| Statutory authority | RCW 59.18.365 |
| Required disclosures | 211, NJP eviction line, Spanish reference |
| Use case | Residential unlawful detainer only |
| Filing fee | $240 in 2026 |
| Substitute service rules | RCW 4.28.080 with diligence |
| Trial track | Show-cause within ~14 days |
| Attorney fees | Prevailing party under RCW 59.18.290 |
FAQs
Do I file LT 02 in the county where I live or where the property sits?
No. Venue is mandatory in the county where the rental unit sits under RCW 59.12.060, regardless of where you live or where your LLC is registered.
Is the answer deadline 7 business days or 7 calendar days?
No, it is not business days. It is 7 calendar days counted from the day after personal service, with weekend or holiday rollover only for the last day under CR 6.
Can I list “All Other Occupants” as a defendant?
Yes. Adding “and All Other Occupants” lets the writ of restitution reach undisclosed adult roommates and is standard Washington eviction practice.
Do I write the tenant’s nickname or legal name in the Defendant box?
No to nicknames. Use the legal name exactly as signed on the lease, because misspellings can void service against that person.
Should I leave the case number blank when filing for the first time?
Yes. The Superior Court clerk assigns and stamps the cause number on filing; never invent one or copy from a different case.
Can a property manager sign LT 02 for the owner?
No, generally. Only the legal owner or their attorney may sign; a manager needs written authority and still cannot represent an LLC in court.
Does the date in the signature block start the tenant’s 7-day clock?
No. The clock starts on the date the tenant is personally served, not the date you signed the form.
Is a P.O. Box acceptable in the landlord address line?
No as the only address. Include a physical street address so the tenant can lawfully serve answers and motions back on you.
Do I need to attach the underlying 14-day or 10-day notice?
Yes. The notice and proof of service of that notice must accompany the complaint, or the show-cause motion will be denied.
Can I e-file LT 02 in every Washington county?
Yes, in nearly all counties through the Washington Courts e-Filing Portal, although a few rural counties still require paper filing — check the local court directory.
Do I write 7 days or 20 days in the answer deadline box?
No to 20. Always write 7 days for residential unlawful detainer; using 20 days makes the summons fatally defective.
Can I sue a tenant’s minor child if they live in the unit?
No. Only adult tenants belong on the defendant line; naming a child can trigger CR 11 sanctions.
Is the 07/2023 revision still current in 2026?
Yes as of this writing, but always re-download from the Washington Courts forms page before each filing because revisions can change without public notice.
Do I need to translate the summons for a Spanish-speaking tenant?
Yes, when you know the tenant’s primary language is Spanish, attach the official Spanish-language version to avoid quash motions under RCW 59.18.063.
Can I file LT 02 without a Complaint for Unlawful Detainer?
No. The summons is meaningless on its own; it must accompany the LT 01 Complaint, the underlying notice, and the proposed Order to Show Cause.
Related reading
- How to Fill Out Washington Form LT 01 (w/Examples) + FAQs
- How to Fill Out Washington Form LT-03 (w/Examples) + FAQs
- How to Fill Out Washington Form LT 04 (w/Examples) + FAQs
- How to Fill Out Washington Form LT‑05 (w/Examples) + FAQs
- How to Fill Out Washington Form LT 06 (w/Examples) + FAQs
- How to Fill Out Washington Form LT 11 (w/Examples) + FAQs