How to Fill Out Washington Form LT 04 (w/Examples) + FAQs

Washington Form LT 04 is the Eviction Summons (Residential) that a landlord must serve on a tenant to start an unlawful detainer (eviction) lawsuit in Superior Court under RCW 59.18.365. The form tells the tenant they are being sued, sets the written response deadline at 5:00 p.m. on a date no fewer than seven and no more than 30 days from service, and warns that missing the deadline can lead to a default judgment and a writ of restitution. Filers can pull the pattern version from the Washington Courts forms library and the Eviction Resolution Program Forms Packet.

According to the Washington State Center for Court Research, Superior Courts statewide handle more than 18,000 unlawful detainer filings each year, and a defective summons is one of the top three reasons cases get dismissed at the show cause hearing. Getting Form LT 04 right protects your filing fee, your timeline, and your right to regain possession of the property.

• 📝 How to complete every box on the LT 04 the way the Washington Superior Court Civil Rules require
• ⏰ How to calculate the 7–30 day response deadline so the court does not strike your summons
• 🏛️ Where to file, what it costs, and which counties accept e-filing through the Washington Courts e-filing portal
• 👥 Three full filled-out examples (nonpayment, lease violation, and holdover) walked field by field
• ⚠️ The 10 most common mistakes filers make on the LT 04 and the consequences of each

What the Form Is and Who Must File It

Form LT 04 is the Eviction Summons (Residential) prescribed by RCW 59.18.365, which sets the exact statutory language a Washington landlord must put in front of a residential tenant before a court can hear an unlawful detainer claim. The summons does not, by itself, evict anyone. Instead, it opens the courthouse door so the landlord can ask a judge for a writ of restitution, back rent, and costs.

Every Washington landlord who rents residential property covered by the Residential Landlord-Tenant Act (Chapter 59.18 RCW) must use this exact form when filing in Superior Court. That includes individual owners, LLCs, property management companies, public housing authorities, and tax-credit properties. Manufactured/mobile home park landlords use a different summons under RCW 59.20, and commercial landlords use the general unlawful detainer summons under RCW 59.12.070.

The form must be paired with a verified Complaint for Unlawful Detainer, the underlying notice (such as a 14-Day Notice to Pay or Vacate), and the Tenant Resource Notice required by Washington law. If any of those companions are missing, the show cause judge can dismiss the action even when the LT 04 itself is perfect. Treat Form LT 04 as one piece of a four-document filing package, not a stand-alone form.

Before You Start: Documents and Information You Need

Gather every document and data point below before you open Form LT 04. Trying to fill it in from memory is the fastest way to create a defective summons, and a defective summons gives the tenant’s attorney free ammunition at the show cause hearing.

• Signed lease or rental agreement. You need the legal names of all tenants exactly as they signed, because the caption must match. Missing a co-tenant’s name can void the judgment as to that person.
• The underlying notice you served (14-day, 10-day, 3-day, or 20-day). The summons must reference the same lawsuit the notice supports. Mismatched grounds will be challenged at show cause.
• Proof of service of that notice. Without a sworn declaration of service, the court cannot grant a writ. Keep the original signed declaration.
• Property address and county. The county controls which Superior Court hears the case under CR 82. Filing in the wrong county wastes the filing fee.
• Plaintiff’s legal name and service address. Use the LLC or trust name, not a “doing business as” alias, or you risk a capacity defense.
• Attorney information (if represented). Bar number, firm name, address, phone, and email must appear in the caption per GR 14.
• A return-day calculation. Count seven to 30 calendar days from the date of service, then pick a weekday at 5:00 p.m. Banking the deadline on a weekend or holiday triggers automatic extension under CR 6.
• Filing fee or fee waiver. Superior Court charges $240 to open an unlawful detainer case under RCW 36.18.012; indigent filers can submit a Motion to Waive Civil Filing Fees.
• Eviction Resolution Program (ERPP) certification (where applicable). Several counties still require an ERPP certificate before a nonpayment case can proceed; check your local court’s ERPP page.
• A process server lined up. The summons must be served by a non-party adult under RCW 4.28.080. Booking a server early prevents lost days.

Where to Get the Form and How to Access It

The official pattern version of the LT 04 lives in the Washington Courts forms library under “Eviction (Unlawful Detainer).” The most current revision is dated January 2024, and you should confirm that revision date in the footer before you file because the legislature amends the statutory script almost every session.

You can also pull the form embedded in the Eviction Resolution Program Forms Packet maintained by the Superior Court Judges’ Association Unlawful Detainer Work Group. Several private vendors host fillable PDFs, but those copies are often outdated; if you use one, cross-check the language against the statutory script in RCW 59.18.365(3). A single missing paragraph from the statutory script is enough for a tenant attorney to move to quash service.

For tenant-side readers, free legal aid organizations such as the Northwest Justice Project and the Washington Eviction Defense Line at 1-855-657-8387 distribute the same form alongside response templates. Tenants do not file the LT 04 — they receive it — but understanding the layout helps them respond on time.

Step-by-Step: How to Fill Out Form LT 04 Line by Line

The LT 04 has eleven discrete fields plus a signature block. Number them in the order they appear on the form and complete each one with the same care, even the ones that look obvious.

Caption — County

The caption opens with “IN THE SUPERIOR COURT OF THE STATE OF WASHINGTON IN AND FOR ___ COUNTY.” Type the name of the county where the rental property sits, in all capital letters, with no abbreviations.

For example, Maria Chen writes KING in the blank because her rental house is in Seattle. If the property straddles two counties, file in the county where the dwelling unit’s front door is located. The most common mistake here is filing in the county where the landlord lives instead of where the property sits, which lets the tenant move for a change of venue and pushes the show cause hearing back two to four weeks. A persistent misconception is that any Superior Court can hear the case — venue under CR 82 is mandatory, not optional.

Caption — Cause Number

The “NO.” line at the top right gets the cause number assigned by the Superior Court Clerk when you file. If you e-file through the Washington Courts e-filing portal, the system stamps the number automatically.

For a paper filer like Marcus Reed, the clerk hand-writes a number such as 26-2-04812-1 KNT on intake. Leave the box blank if you are filing simultaneously, or write TBD if your county requires something in every blank. The recurring mistake is putting the tenant’s case file number from a prior eviction here, which creates a docketing tangle the clerk’s office must unwind. The misconception is that the landlord assigns the number — only the clerk can.

Plaintiff Name

The Plaintiff line takes the exact legal name of the property owner or the entity holding the right to possession. Use the name on the deed, the LLC certificate, or the trust instrument, not the business’s marketing alias.

For instance, Cascade Ridge Rentals LLC writes Cascade Ridge Rentals, LLC on the line, not Cascade Ridge Apartments (its DBA). If two co-owners hold the property as tenants in common, list both. The most common mistake is naming the property manager as plaintiff; under Lessard v. Geske, 16 Wn. App. 2d 519 (2021), only the owner or a specifically authorized agent can sue for possession, and naming the wrong party gets the case dismissed for lack of standing. The misconception is that the manager can sign and sue because they signed the lease — they can sign, but the suit must be in the owner’s name.

Defendant Name

The Defendant line lists every adult tenant whose name appears on the lease, plus “and all other occupants” to cover anyone the landlord has not identified. Use full legal names, first and last, with middle initials if known.

For example, Aisha Robinson and Daniel Robinson, and all other occupants appears on the line for a married couple. If a tenant goes by a nickname, use the legal name from the lease, not the nickname. The frequent mistake is leaving off “and all other occupants,” which means the writ of restitution will not reach unauthorized residents and the sheriff may refuse to remove them. The misconception is that listing only the leaseholder is enough — Washington practice requires the catch-all phrase to clear the unit.

Title Block — Eviction Summons (Residential)

Directly under the caption, the words EVICTION SUMMONS (Residential) must appear in bold, capitalized text exactly as written in RCW 59.18.365(3). Do not add words like “Amended” unless you are formally amending and have leave of court.

For example, Janet Powell keeps the title block exactly as the statute prints it, even though her case involves a holdover rather than nonpayment. Changing the title to “Eviction Summons (Holdover)” is a common error that gives the tenant grounds to argue the form is non-statutory. The misconception is that subtitle wording can be adapted — it cannot, because the statute requires “substantially in the following form,” and courts read that strictly for the title block.

Deadline for Written Response (5:00 p.m. on _____)

This is the single most important field on the form. Enter a calendar date that is at least seven days, but no more than 30 days, after the date the summons will be served, with the time fixed at 5:00 p.m.

For instance, Marcus Reed serves on June 3, 2026, and writes 5:00 p.m., on June 17, 2026 on the line, giving the tenant 14 days to answer. If the date lands on a Saturday, Sunday, or court holiday, CR 6(a) bumps it to the next business day. The most common mistake is picking a date fewer than seven days out, which makes the summons facially invalid and forces re-service. The misconception is that the deadline must always be 20 days as in ordinary civil cases — unlawful detainer uses a compressed 7-to-30-day window because possession cases move faster.

Defendant’s Name and Address Block (“TO:” Field)

Under “TO:,” type the defendant’s full name on the first line and the rental property address (or current service address if different) on the second line. Use the address where service will actually occur, including unit number.

For example, Aisha Robinson, 4421 S. Holly St., Apt. 3B, Seattle, WA 98118 fills the block. If the landlord is serving at a workplace because the tenant has fled, list the workplace address. The mistake here is using the landlord’s address by accident (a copy-paste error from the caption block), which voids service. The misconception is that this block is duplicative — it is not, because RCW 59.18.365 requires both the caption defendant line and the “TO” block.

Statutory Notice Paragraphs (THIS IS NOTICE OF A LAWSUIT…)

The body of the LT 04 contains five mandatory paragraphs of statutory script that warn the tenant about the lawsuit, the consequences of not responding, the right to legal counsel, and the 211.org referral resources. Do not edit, paraphrase, or summarize this language.

For example, Cascade Ridge Rentals keeps the entire statutory block intact, even the all-caps warnings, exactly as printed in RCW 59.18.365(3). Reformatting the warning to lowercase or shrinking the font is a frequent mistake that some judges read as a substantive deviation. The misconception is that minor cosmetic changes are harmless — the statute’s “substantially” standard is read strictly for warnings the legislature wrote to protect tenants.

Address for Service of Notice of Appearance or Answer

The summons must list a street address (and, if available, a fax number and email) where the tenant can deliver a notice of appearance or answer. A P.O. Box is not sufficient; RCW 59.18.365(1) demands a street address.

For instance, Wilson Law Group, 1200 5th Ave., Suite 1900, Seattle, WA 98101, Fax: 206-555-0100, Email: service@wilsonlaw.com fills the block. The mistake is listing only a P.O. Box, which renders the summons defective and gives the tenant a free continuance. The misconception is that an email address alone satisfies the rule — it does not, because the statute predates universal e-service.

Plaintiff’s Signature Block

The bottom of the form has a signature line for the plaintiff or the plaintiff’s attorney, with printed name, WSBA number (if attorney), address, phone, and date. Sign in blue or black ink for paper filings.

For example, attorney Lila Wilson, WSBA #45123, signs and types her bar number, firm address, and the filing date June 3, 2026. A pro se landlord like Marcus Reed signs his own name, leaves WSBA blank, and lists his personal mailing address. The mistake is forgetting the WSBA number when an attorney signs, which violates GR 14 and can trigger a clerk’s rejection. The misconception is that a typed signature is invalid — under GR 30, a conformed “/s/” signature is fully effective for e-filing.

Date of Issuance

The “Dated this ___ day of ____, 20__” line records when the summons is issued, which usually matches the filing date or the date of service. Use the format 3rd day of June, 2026.

For example, Marcus Reed writes 3rd day of June, 2026. If the issue date predates service by more than a few days, expect questions at show cause about why the summons sat unserved. The mistake is back-dating the summons to make the deadline math work, which is sanctionable under CR 11. The misconception is that the issue date is decorative — it anchors the seven-to-30-day clock and matters for service-of-process challenges.

Three Filled-Out Examples Using Real Scenarios

Each scenario below follows one named filer through the LT 04 from caption to signature. Read the table left-to-right to see how each form section translates into a real entry.

Scenario 1: Marcus Reed — Nonpayment of Rent (Pro Se Landlord)

Marcus owns a single-family rental in Kent. His tenant, Aisha Robinson, has not paid the $2,100 May rent. Marcus served a 14-Day Notice to Pay or Vacate on May 18, 2026, and is now filing in King County Superior Court on June 3, 2026.

Form Section	What Marcus Enters
County	KING
Cause Number	(blank — clerk assigns)
Plaintiff	Marcus Reed
Defendant	Aisha Robinson, and all other occupants
Title Block	EVICTION SUMMONS (Residential)
Response Deadline	5:00 p.m., on June 17, 2026
TO Block	Aisha Robinson, 4421 S. Holly St., Kent, WA 98032
Address for Service	Marcus Reed, 812 Pine St., Kent, WA 98031, (253) 555-0144
Signature	/s/ Marcus Reed, Plaintiff Pro Se
Date of Issuance	3rd day of June, 2026

Scenario 2: Cascade Ridge Rentals LLC — Lease Violation (Represented Landlord)

Cascade Ridge owns a 40-unit complex in Spokane Valley. Tenant Daniel Wu has kept an unauthorized dog despite a 10-Day Notice to Comply or Vacate served on May 9, 2026. Attorney Lila Wilson files in Spokane County Superior Court on May 25, 2026.

Form Section	What Lila Enters
County	SPOKANE
Cause Number	(e-filing assigns 26-2-01987-3)
Plaintiff	Cascade Ridge Rentals, LLC
Defendant	Daniel Wu, and all other occupants
Title Block	EVICTION SUMMONS (Residential)
Response Deadline	5:00 p.m., on June 8, 2026
TO Block	Daniel Wu, 1407 N. Pines Rd., Apt. 12, Spokane Valley, WA 99206
Address for Service	Wilson Law Group, 1200 5th Ave., Ste. 1900, Seattle, WA 98101
Signature	/s/ Lila Wilson, WSBA #45123
Date of Issuance	25th day of May, 2026

Scenario 3: Janet Powell — Holdover After Lease Expiration

Janet rents a Tacoma duplex on a fixed-term lease that ended April 30, 2026. She served a 20-Day Notice to Terminate Tenancy under RCW 59.18.650 for an enumerated cause and files in Pierce County Superior Court on June 1, 2026.

Form Section	What Janet Enters
County	PIERCE
Cause Number	(blank)
Plaintiff	Janet Powell
Defendant	Carlos Mendez and Sofia Mendez, and all other occupants
Title Block	EVICTION SUMMONS (Residential)
Response Deadline	5:00 p.m., on June 22, 2026
TO Block	Carlos Mendez, 318 S. 56th St., Unit B, Tacoma, WA 98408
Address for Service	Janet Powell, 902 N. Yakima Ave., Tacoma, WA 98403
Signature	/s/ Janet Powell, Plaintiff Pro Se
Date of Issuance	1st day of June, 2026

How to File the Completed Form

Once Form LT 04 is signed, you file it together with the verified Complaint, the underlying notice, the proof of service of the notice, the Order to Show Cause, and the Tenant Resource Notice. Filing options vary by county.

E-filing. Most Washington Superior Courts accept e-filing through the Washington Courts e-filing portal or a county-specific system such as King County’s Electronic Court Records. The fee is $240 plus a small portal surcharge, payable by credit card or e-check. Processing is typically same-day, and the portal returns a file-stamped copy as your proof of filing.

Mail. Send the original LT 04 with the rest of the packet and a check for $240 payable to the County Clerk to the Superior Court address listed on the Washington Courts directory. Include a self-addressed stamped envelope to receive a conformed copy. Mail filings take three to ten business days.

In person. Walk the packet to the County Clerk’s intake counter during business hours, pay $240 by cash, check, or card, and receive a stamped copy on the spot. This is the fastest channel and the best choice when the response deadline is tight.

Fax. A few rural counties still accept fax filings under their local rules. Confirm with the county clerk before relying on this channel and follow up with the original by mail within five days.

After filing and before service, you must hire a non-party adult or a registered process server to serve the LT 04 on the tenant under RCW 4.28.080. Keep the signed Declaration of Service — it becomes Exhibit A to your motion for default if the tenant fails to answer.

What Happens After You File

After service, the clock runs on the response deadline you set in the LT 04. If the tenant files a notice of appearance or answer by 5:00 p.m. on the date you wrote, the case proceeds to a show cause hearing typically scheduled within 14 days under RCW 59.18.380. At the hearing, the judge decides whether to issue a writ of restitution that authorizes the sheriff to remove the tenant.

If the tenant does not respond by the deadline, the landlord may move for an order of default and a writ of restitution. The clerk forwards the writ to the county sheriff, who posts a notice and returns three to seven days later to physically restore possession. Statewide, the Washington Courts dashboard reports an average of 30 to 45 days from filing to writ in uncontested cases.

Tenants who appear may raise defenses such as defective notice, retaliation, habitability under RCW 59.18.060, or the right to counsel under RCW 59.18.640. A tenant who qualifies as indigent gets a free attorney appointed through the Office of Civil Legal Aid, which can dramatically change the trajectory of the case.

Mistakes to Avoid When Filling Out the Form

Form LT 04 is short, but the consequences of a slip are severe. Each mistake below is a real-world basis for dismissal, sanctions, or lost time.

• Setting the response deadline fewer than seven days out. The summons is facially invalid and must be re-served, restarting the clock.
• Setting the deadline more than 30 days out. The court treats the case as a regular civil action, losing the priority docket.
• Listing a P.O. Box instead of a street address for service of the answer. Tenants can move to quash, costing two to four weeks.
• Filing in the wrong county. Venue is mandatory under CR 82, and transfer wastes the filing fee.
• Naming the property manager as plaintiff. Lack of standing dismissal under Washington case law.
• Omitting “and all other occupants” from the defendant line. The sheriff cannot remove unnamed adults at writ stage.
• Editing the statutory notice paragraphs. A tenant attorney will move to dismiss for non-conformance with RCW 59.18.365.
• Forgetting to attach the Tenant Resource Notice. Some counties dismiss sua sponte at show cause.
• Using an outdated form revision. The legislature amends the script frequently; a 2019 form will be rejected.
• Missing the WSBA number on an attorney signature. Triggers a clerk’s rejection under GR 14.
• Skipping the Eviction Resolution Program certification where required. Local rules in Pierce, King, and Snohomish still demand it for nonpayment cases.
• Letting the landlord serve the summons personally. Service must be by a non-party adult under RCW 4.28.080.

Do’s and Don’ts

A short list of behaviors that separate clean filings from troubled ones.

Do’s

• Do confirm the form revision date in the footer, because the statutory script changes most legislative sessions.
• Do calendar the response deadline twice — once on your office calendar and once on the court’s docket reminder.
• Do keep a service file with the signed Declaration of Service, photos of posted notice, and certified mail receipts.
• Do use the exact statutory language for the warning paragraphs, even the all-caps formatting.
• Do file the Tenant Resource Notice alongside the LT 04 in every residential case.
• Do hire a registered process server for contested or high-stakes cases to lock down service.

Don’ts

• Don’t paraphrase the statutory script. Even one swapped word can support a motion to quash.
• Don’t list a P.O. Box for service of the answer — Washington law demands a street address.
• Don’t sign in red ink. Some clerks reject red-ink signatures on intake.
• Don’t serve the summons yourself as a party; service must come from a third-party adult.
• Don’t assume the tenant will default. Plan for show cause from day one.
• Don’t forget local rules. Pierce, King, and Snohomish counties layer extra ERPP requirements on top of state law.

Pros and Cons of Filing on Your Own vs. With Help

Choosing between pro se filing and hiring an attorney comes down to risk tolerance and case complexity.

Pros of Filing Pro Se

• Saves $1,500–$3,500 in legal fees for a straightforward nonpayment case.
• Full control of timeline — you decide when to issue and serve.
• Direct knowledge of the facts speeds up document drafting.
• Quick learning curve for single-property landlords with one tenant.
• Access to free templates through the Washington Courts forms library.

Cons of Filing Pro Se

• Higher dismissal rate because of technical defects in the summons.
• No malpractice coverage if you make a costly error.
• Show cause hearings move fast and judges expect procedural fluency.
• Tenants often have free counsel through OCLA, creating an experience gap.
• Local rules vary and surprise pro se filers at the worst moment.
• CR 11 sanctions are real if a pro se filer signs a defective pleading.

FAQs

Is Form LT 04 the same as the Eviction Summons under RCW 59.18.365? Yes. LT 04 is the Administrative Office of the Courts’ pattern designation for the Residential Eviction Summons whose statutory script lives in RCW 59.18.365(3).

Do I have to use the LT 04 for a manufactured home park eviction? No. Manufactured home park tenancies use a separate summons under RCW 59.20, and using the LT 04 there will draw a motion to quash.

Can I write the response deadline as a range, like “between June 10 and June 17”? No. The statute requires a single calendar date and the time 5:00 p.m. — ranges, “on or before” language, or open-ended phrasing make the summons defective.

Do I write my LLC’s DBA or its legal name on the Plaintiff line? No. Use the legal name from the certificate of formation; using a DBA invites a capacity defense and can dismiss your case.

Should I include “and all other occupants” even if only one tenant is on the lease? Yes. Washington practice requires the catch-all phrase so the sheriff can remove unauthorized adults when the writ issues.

Is a P.O. Box acceptable for the address-for-service block? No. RCW 59.18.365(1) demands a street address; P.O. Boxes are grounds for a motion to quash.

Can I e-file the LT 04 in every Washington county? Yes. Most counties accept e-filing through the Washington Courts portal or a local system, though a handful of small counties still require paper.

Does the filing fee change if the case is for nonpayment versus a lease violation? No. The Superior Court charges a flat $240 under RCW 36.18.012 regardless of grounds.

Do I need to attach the underlying notice to the LT 04? Yes. Best practice is to attach the served notice and its Declaration of Service so the show cause judge can confirm grounds at first glance.

Can the landlord personally serve the LT 04 on the tenant? No. Service must come from a non-party adult under RCW 4.28.080; landlord-served summonses are routinely quashed.

Is the WSBA number required if I am pro se? No. Pro se filers leave the WSBA line blank and sign their own name with a “Pro Se” designation.

Does the tenant’s right to counsel under RCW 59.18.640 affect how I draft the summons? No. The summons script does not change, but you should expect appointed counsel to scrutinize every field of the LT 04 at the show cause hearing.

Can I correct a typo on the LT 04 after service without re-serving? No. Material corrections — names, deadlines, addresses — require an amended summons and fresh service to preserve the response window.

Does the Eviction Resolution Program still apply in 2026? Yes. Several counties continue ERPP-style screening for nonpayment cases; check your local court’s ERPP page before filing.