Washington Form LT-06 is the Eviction Summons (Residential) that a landlord serves and files with the Superior Court to start an unlawful detainer (eviction) lawsuit against a residential tenant under RCW 59.18. It tells the tenant how many days they have to file a written answer, where to send it, and what happens if they ignore it.
If the form is filled out wrong, the case can be dismissed, the tenant can win by default in their favor, or the sheriff may refuse to execute the writ of restitution. According to the Washington State Office of the Attorney General, residential evictions filed in Washington Superior Courts often exceed 25,000 cases per year, and a high percentage are dismissed for defective summonses or service errors — making LT-06 one of the most consequential single pages in landlord-tenant law.
Here is what you will learn in this guide:
- 📄 What Form LT-06 does and how it fits with the Complaint for Unlawful Detainer (LT-01)
- 🧾 Every box, line, and signature block on LT-06, explained in plain English with example entries
- 👥 Three named scenarios — a 14-day pay-or-vacate, a 10-day lease violation, and a 20-day no-cause termination
- 🏛️ How to file LT-06 in person, by mail, or through the Washington Courts eFiling portal
- ⚠️ The 10 most common mistakes, the deadlines under RCW 59.18.365, and the FAQs filers ask most
What Form LT-06 Is and Who Must File It
Washington Form LT-06, titled “Eviction Summons (Residential)”, is the official pattern summons published by the Washington Courts forms library for use in residential unlawful detainer actions. It is paired with the Complaint for Unlawful Detainer (LT-01) and must comply with the specific summons language required by RCW 59.18.365, which the Legislature rewrote in 2019 to give tenants stronger notice rights. The current revision most courts accept is the version updated after the 2021 amendments to the Residential Landlord-Tenant Act, and you should always confirm you are using the latest version posted on the Washington Courts pattern forms page.
The form is filed by the landlord, property manager, or the landlord’s attorney in the Superior Court of the county where the rental property sits, as required by RCW 59.12.070. A landlord can be a person, an LLC, a trust, or a corporation, but only an attorney can sign LT-06 on behalf of an entity that is not a sole proprietor in many counties.
Tenants do not fill out LT-06. Tenants instead respond using the Tenant’s Notice of Appearance and Answer, which the Eviction Summons points them to. The summons exists to satisfy due process under the Fourteenth Amendment and Washington’s Civil Rule 4, so a defective LT-06 can void the entire case even if every other paper is perfect.
Before You Start: Documents and Information You Need
Before opening LT-06, gather every document and data point below. Missing any one of them is the most common reason a Washington eviction stalls in the first week.
- The signed lease or rental agreement. You need the exact tenant names, the property address, and the rent amount, because LT-06 must match the underlying Complaint for Unlawful Detainer word for word.
- The underlying notice that started the case. This is the 14-day pay-or-vacate, 10-day comply-or-vacate, 3-day waste/nuisance, or 20-day no-cause notice required by RCW 59.18.057. Without proof you served the right notice first, the summons is void.
- Proof of service of the underlying notice. A declaration of service or certified mail receipt — courts will dismiss if you cannot show the notice period expired before LT-06 was issued.
- The full legal name of the landlord. Use the name on the deed or LLC registration with the Washington Secretary of State, not a “doing business as” nickname.
- The county where the property is located. Venue is mandatory under RCW 59.12.070; filing in the wrong county forces a re-file and re-service.
- An address inside Washington where the tenant can mail the Answer. RCW 59.18.365 requires this — a P.O. Box outside the state will get the summons stricken.
- The Superior Court clerk’s filing fee. As of 2026 the residential unlawful detainer filing fee is generally $240 under RCW 36.18.020, payable when you file the Complaint that LT-06 accompanies.
- A process server or sheriff’s deputy lined up. LT-06 must be personally served along with the Complaint; you cannot serve yourself, per CR 4(c).
- The translated summons, if applicable. If you know or should know the tenant’s primary language is not English, you must serve LT-06 in that language under RCW 59.18.365(2). The Washington Courts translated forms page hosts Spanish, Korean, Vietnamese, Chinese, Russian, Somali, and other versions.
- Eviction Resolution Program (ERP) certification, where required. King, Pierce, Snohomish, and Spokane counties have local ERP rules requiring proof of pre-filing dispute resolution attempts before the clerk will accept LT-06 — see the King County ERP page for an example.
Where to Get the Form and How to Access It
The official LT-06 lives on the Washington Courts pattern forms website under the “Unlawful Detainer / Eviction” group. Download the fillable PDF version rather than the print-only version, because the fillable version locks proper formatting and includes the statutory notice language already typed at the top.
You can also access LT-06 through the Northwest Justice Project’s WashingtonLawHelp portal, which mirrors the official forms and adds plain-English instructions. Some county Superior Court clerk’s offices, like the King County Superior Court Clerk, keep paper copies at the counter for self-represented landlords.
Do not use a third-party “eviction kit” that retypes the form. The summons text in RCW 59.18.365 is statutory and must appear verbatim in 12-point or larger type. Even a one-word change — for example, writing “answer” where the statute requires “Notice of Appearance” — has caused dismissal in published Court of Appeals decisions like Randy Reynolds & Assocs. v. Harmon, 193 Wn.2d 143 (2019).
If you need a translated version, click the language drop-down on the Washington Courts forms search and download the matching version. You must serve both the English and the translated version together.
Step-by-Step: How to Fill Out Form LT-06 Line by Line
Form LT-06 is a single document of roughly two to three pages, organized into a court caption, a statutory notice block, two answer-deadline checkboxes, contact information for the landlord, and a signature block. Fill it out in the order the form appears, top to bottom. Use italicized sample entries below to see what the actual text looks like on the page.
Caption Box: Superior Court of Washington, County of ____
This top-of-page field asks you to name the Superior Court where the eviction will be filed. Type the county where the rental property is physically located, in all caps, without the word “County” — for example, KING or PIERCE. The clerk uses this line to route the case to the right courthouse, and a wrong county forces you to start over with a new filing fee.
A specific example: Maria Lopez owns a duplex in Tacoma, so she writes PIERCE in the caption box. If her property straddles a city line, she still uses the county the parcel sits in according to the Washington Department of Revenue parcel viewer.
A nuance: tribal trust land and federal enclaves are not Superior Court venues, and a landlord renting on those parcels must file in tribal or federal court instead. The common mistake is writing the city name (TACOMA) instead of the county (PIERCE), which causes the clerk to reject the filing at intake. The misconception is that “where the landlord lives” controls venue — it does not; only the property’s county controls under RCW 59.12.070.
Plaintiff Name Field
This field asks who is suing the tenant. Write the landlord’s full legal name exactly as it appears on the deed, the LLC certificate, or the trust document — for example, Maria Lopez or Cascade Rentals, LLC. Do not use a “DBA” nickname unless you also list the legal entity behind it.
Carlos Mendez owns the property through Mendez Family Holdings LLC, so he writes the LLC name on the plaintiff line, then signs as its member-manager later. A nuance: if two people are on the deed as joint tenants, both must appear as plaintiffs, and both must sign LT-06.
The common mistake is writing “Carlos Mendez DBA Mendez Rentals” when the deed is held by the LLC; the consequence is a motion to dismiss for lack of standing. The misconception is that property managers can sue in their own name — they cannot under RCW 18.85, and only the owner of record has standing.
Defendant Name Field
This field asks who is being evicted. List every adult on the lease, plus “and all other occupants” to cover unauthorized residents. Write each name as it appears on the lease — for example, Janet Williams and John Doe and all other occupants.
A specific example: when Aisha Brown evicts a single tenant whose roommate moved in without permission, she writes Tyrell Jackson and all other occupants so the writ of restitution will reach the unknown roommate. A nuance: if a tenant uses a different name on the lease than on her ID, list both with an “a/k/a” — for instance, Janet Williams a/k/a Janet Smith.
The common mistake is leaving off “and all other occupants,” which forces the sheriff to leave unnamed roommates in place after the writ. The misconception is that a minor child must be named — minors are not parties to a residential lease in Washington and should not appear on LT-06.
Case Number Field
This field asks for the cause number assigned by the Superior Court clerk. Leave it blank when you first prepare LT-06; the clerk stamps the number on the form when you file the Complaint. After you have the number, type it on every later copy you serve — for example, 26-2-01234-5.
A nuance: e-filers using the Washington Courts eFiling portal get the case number assigned automatically when the Complaint uploads. The common mistake is making up a number or copying a number from a prior case, which causes the sheriff to refuse service. The misconception is that LT-06 must be filed before service — it does not; you serve it first, then file the original with the proof of service.
Statutory Notice Block (“TO THE DEFENDANT”)
This is the long block of statutory text required by RCW 59.18.365. You do not type anything here — the language is pre-printed on the form and must remain word-for-word identical to the statute. Read it once to confirm nothing was altered when you downloaded the PDF.
A specific example: David Kim downloads the form, sees the bold “NOTICE: THIS IS AN IMPORTANT LEGAL DOCUMENT” header, and confirms it is in 12-point bold as required. A nuance: the 2021 update added language about right to counsel for low-income tenants under RCW 59.18.640, and any version missing that paragraph is outdated.
The common mistake is using a pre-2019 form that lacks the current statutory language; the consequence is automatic dismissal under Randy Reynolds & Assocs. v. Harmon. The misconception is that a landlord can summarize the notice in plainer English — the statute requires the exact words, no paraphrasing.
Answer Deadline Checkbox 1: 7-Day Window
This checkbox is for cases where the tenant’s answer deadline is 7 days after service. Check this box only if your case fits the short-timeline rules — typically a 14-day pay-or-vacate where you served by personal delivery. Type the deadline date in the blank line beside the box, calculated as the seventh day after the date of service, not counting weekends or court holidays under CR 6.
For example, Maria serves Janet on Monday, June 1, 2026. Maria writes June 8, 2026 in the deadline blank because day one starts the day after service. A nuance: if the seventh day falls on a Saturday, Sunday, or court holiday, the deadline rolls to the next business day.
The common mistake is checking both the 7-day and 12-day boxes, which voids the summons for ambiguity. The misconception is that the day of service counts as day one — it does not, per CR 6(a).
Answer Deadline Checkbox 2: 12-Day Window
This checkbox is for cases where service was by mail and posting under RCW 59.18.055, giving the tenant 12 days instead of 7. Check this box and write the deadline date in the blank — count 12 calendar days from the date of mailing, again rolling forward off weekends and holidays.
A specific example: Carlos posts and mails to Tyrell on June 1, 2026, so he writes June 13, 2026 on the deadline line. A nuance: courts split on whether the 12-day clock starts on the mailing date or the posting date — the safer practice is to use whichever was later.
The common mistake is using 7 days when service was by post-and-mail, which strips the tenant of the extra time and triggers dismissal. The misconception is that “post-and-mail” is the default — it is not; it is only allowed after a court order under RCW 59.18.055.
“Where to Send Your Answer” Address Block
This field asks for the physical address inside Washington where the tenant must mail or deliver their written Answer and Notice of Appearance. Write a full street address, suite number if any, city, state, and ZIP — for example, 123 Cascade Way, Suite 200, Seattle, WA 98101.
A specific example: Aisha’s attorney lists her own law office address here, 500 Union Street, Suite 900, Seattle, WA 98101, so Answers route to counsel automatically. A nuance: a P.O. Box alone is not enough under RCW 59.18.365; a street address must be available for hand delivery.
The common mistake is using an out-of-state address — Washington courts have struck summonses that listed an Oregon or Idaho mailing address. The misconception is that an email address satisfies this field — it does not; physical service of the Answer is the default.
Plaintiff/Attorney Signature Block
This is where the landlord (or attorney) signs and dates the form. Sign in blue or black ink, print your name underneath, and type your WSBA bar number if you are an attorney. A pro se landlord writes “Pro Se” or leaves the bar number blank.
A specific example: Carlos signs Carlos Mendez, Member-Manager, Mendez Family Holdings LLC, dated May 22, 2026. A nuance: an LLC or corporation usually cannot appear pro se in Superior Court under Lloyd Enterprises v. Longview Plumbing, 91 Wn. App. 697 (1998), so an LLC landlord almost always needs a WSBA-licensed attorney to sign.
The common mistake is signing electronically with “/s/” without complying with GR 30 e-signature rules. The misconception is that a property manager’s signature is valid — it is not, unless the manager is a licensed attorney appearing for the owner.
Plaintiff/Attorney Contact Information Block
This block asks for the landlord’s or attorney’s phone, email, and mailing address. Use a number and email you check daily, because the court and the tenant’s lawyer will use them to send motions and offers to settle.
A specific example: David lists davidkim@cascaderentals.com and (206) 555-0142. A nuance: under GR 30, the email address you list is also the address where the court will serve electronic notices.
The common mistake is using a Gmail account that bounces because the inbox is full, missing a hearing notice. The misconception is that this block is optional — it is not; an LT-06 without contact information is incomplete and will be rejected at the clerk’s window.
Three Filled-Out Examples Using Real Scenarios
Scenario 1: Maria Lopez — 14-Day Pay-or-Vacate in King County
Maria owns a Seattle duplex. Her tenant Janet is two months behind on $1,800 monthly rent. Maria served a 14-day pay-or-vacate notice on May 1, 2026, the period expired May 15, and now she files in King County Superior Court.
| Form Section | What Maria Enters |
|---|---|
| Superior Court of Washington, County of | KING |
| Plaintiff | Maria Lopez |
| Defendant | Janet Williams and all other occupants |
| Case Number | (left blank — clerk will stamp) |
| Answer Deadline Checkbox | ☑ 7 days |
| Deadline Date Blank | June 1, 2026 |
| Where to Send Answer | 4200 Aurora Ave N, Seattle, WA 98103 |
| Signature | Maria Lopez, Pro Se, 5/22/2026 |
| Contact Email/Phone | maria@lopezrentals.com / (206) 555-0188 |
Scenario 2: Carlos Mendez — 10-Day Comply-or-Vacate in Pierce County
Carlos’s LLC owns a Tacoma single-family home. Tenant Tyrell brought in two unauthorized dogs that violate the no-pets clause. Carlos served a 10-day comply-or-vacate notice; Tyrell did not remove the pets. Carlos’s WSBA-licensed attorney files LT-06 with post-and-mail service after a court order.
| Form Section | What Carlos’s Attorney Enters |
|---|---|
| Superior Court of Washington, County of | PIERCE |
| Plaintiff | Mendez Family Holdings LLC |
| Defendant | Tyrell Jackson and all other occupants |
| Case Number | (left blank — eFiled, auto-assigned) |
| Answer Deadline Checkbox | ☑ 12 days |
| Deadline Date Blank | June 13, 2026 |
| Where to Send Answer | 950 Pacific Ave, Suite 600, Tacoma, WA 98402 |
| Signature | Priya Patel, WSBA #45678, attorney for plaintiff |
| Contact Email/Phone | ppatel@patellaw.com / (253) 555-0119 |
Scenario 3: Aisha Brown — 20-Day No-Cause Termination in Spokane County
Aisha rents a Spokane condo to David on a month-to-month tenancy and wants to take the unit off the rental market under RCW 59.18.650(1)(g). She served a 20-day notice with the proper “good cause” stated, and David refused to leave.
| Form Section | What Aisha Enters |
|---|---|
| Superior Court of Washington, County of | SPOKANE |
| Plaintiff | Aisha Brown |
| Defendant | David Park and all other occupants |
| Case Number | (left blank — clerk will stamp) |
| Answer Deadline Checkbox | ☑ 7 days |
| Deadline Date Blank | June 5, 2026 |
| Where to Send Answer | 1116 W Broadway Ave, Spokane, WA 99201 |
| Signature | Aisha Brown, Pro Se, 5/29/2026 |
| Contact Email/Phone | aisha@brownrentals.net / (509) 555-0173 |
How to File the Completed Form
LT-06 is filed together with the Complaint for Unlawful Detainer in the Superior Court of the county where the rental property sits. Three filing channels exist, and each county may favor one.
In Person at the Superior Court Clerk’s Office. Bring two copies of LT-06 plus the Complaint, the underlying notice, the proof of service, and your filing fee. The fee in 2026 is generally $240 under RCW 36.18.020, payable by cash, check, or major credit card at most counters such as the Pierce County Clerk’s office. The clerk stamps your case number on LT-06 within minutes; keep the conformed copy as proof of filing.
By Mail. Mail two copies of LT-06, the Complaint, supporting papers, and a check made out to the county clerk. Include a self-addressed stamped envelope so the clerk can mail your conformed copy back. Processing time is generally 3–7 business days; King County’s mailing instructions are on the King County Clerk filing page.
Online via the Washington Courts eFiling Portal. Most counties accept e-filing through the Washington Courts eFiling portal. Upload LT-06 as a separate PDF, pay the $240 fee by credit card or e-check, and download the file-stamped copy within minutes. E-filing is the fastest channel and gives you a time-stamped receipt to attach to the proof of service.
Proof of Filing to Keep. Whichever channel you use, store the file-stamped LT-06, the receipt for the filing fee, and any e-filing confirmation email. You will need them to obtain a default judgment if the tenant misses the deadline.
What Happens After You File
Once LT-06 is filed and personally served along with the Complaint, the tenant’s clock starts running. Under RCW 59.18.365, the tenant has either 7 or 12 days to file a Notice of Appearance and Answer — whichever box you checked.
If the tenant answers on time, the case proceeds to a “show cause” hearing usually scheduled within two weeks. The court decides whether the landlord is entitled to a writ of restitution, and if so, the county sheriff executes the writ within 3–7 days. If the tenant misses the deadline, the landlord moves for an order of default and a writ of restitution under CR 55.
Tenants with low income may qualify for a free lawyer through the Eviction Defense Right to Counsel program. Landlords who skip required mediation through county Eviction Resolution Programs may see their case stayed or dismissed even after filing LT-06 properly.
Mistakes to Avoid When Filling Out the Form
- Using an outdated version of LT-06. Pre-2019 versions lack the statutory language now required by RCW 59.18.365, and using them causes outright dismissal.
- Checking both the 7-day and 12-day deadline boxes. Ambiguity in the answer deadline voids the summons and forces re-service.
- Listing an out-of-state address for the tenant’s Answer. Washington requires an in-state street address; foreign addresses strike the form.
- Filing in the wrong county. Venue is mandatory under RCW 59.12.070; a wrong-county filing wastes the $240 fee.
- Naming a property manager as plaintiff. Only the owner of record has standing; a manager’s name on the form draws a motion to dismiss.
- Skipping “and all other occupants” after the tenant’s name. Unnamed roommates can stay even after the writ.
- Using a personal email that bounces. Missed e-service of motions can blow up the case.
- Forgetting the translated summons when the tenant’s primary language is not English. RCW 59.18.365(2) makes the translation mandatory.
- Self-serving the summons. A party cannot serve their own case under CR 4(c).
- Filing LT-06 before the underlying notice period expires. A premature filing must be dismissed and re-started from scratch.
Do’s and Don’ts
Do’s
- Do download LT-06 fresh from the Washington Courts forms library every time, because the statute is amended often.
- Do double-check the answer deadline against CR 6 for weekend and holiday rollovers.
- Do hire a process server registered with your county to handle personal service.
- Do attach the underlying notice and proof of service to the Complaint when you file.
- Do serve a translated copy if the tenant speaks a language other than English at home.
- Do keep a file-stamped copy of LT-06 in a safe place for your default-judgment motion.
Don’ts
- Don’t paraphrase the statutory notice block — every word in RCW 59.18.365 is mandatory.
- Don’t list a P.O. Box as the only Answer-delivery address.
- Don’t sign on behalf of an LLC unless you are a licensed attorney.
- Don’t include minor children as named defendants; only adult tenants belong on LT-06.
- Don’t try to e-file in counties that still require paper for unlawful detainer — confirm with your local clerk first.
- Don’t rely on a property manager’s signature on the form.
Pros and Cons of Filing on Your Own vs. With Help
Pros of Pro Se Filing
- Saves $1,500–$3,000 in attorney fees on a straightforward nonpayment case.
- Direct control over case strategy and timing.
- Fast — you can file LT-06 the same day the notice expires.
- Free templates and instructions from Washington Law Help.
- Builds long-term landlord knowledge for future cases.
Cons of Pro Se Filing
- LLC and corporate landlords usually cannot appear pro se under Lloyd Enterprises v. Longview Plumbing.
- One-word errors in the statutory block can trigger dismissal under Randy Reynolds v. Harmon.
- Tenants often have free counsel through the Right to Counsel program, creating a serious skill gap.
- County-specific Eviction Resolution Program rules trip up self-represented landlords.
- A botched LT-06 means losing the $240 filing fee and weeks of lost rent.
Filing Channels at a Glance
| Channel | What to Know |
|---|---|
| In person at clerk | $240 fee, same-day stamp, cash/check/card accepted at the county clerk counter |
| By mail | $240 by check, 3–7 day processing, include SASE for conformed copy |
| eFiling portal | $240 by card or e-check on the Washington Courts eFiling portal, instant stamp |
| Tribal land | Not eligible for Superior Court — file in tribal forum instead |
FAQs
Do I file LT-06 before or after I serve the tenant?
No. You serve LT-06 and the Complaint on the tenant first, then file the originals with the clerk along with the proof of service, per CR 4.
Can I write the case number on LT-06 myself?
No. The Superior Court clerk assigns and stamps the cause number when the Complaint is filed; making one up causes the sheriff to refuse service.
Do I check the 7-day or 12-day box for personal service?
Yes. Check the 7-day box for personal service on the tenant; the 12-day box is reserved for court-authorized post-and-mail service under RCW 59.18.055.
Can a property manager sign LT-06?
No. Only the owner of record or a WSBA-licensed attorney can sign; a manager’s signature draws a motion to dismiss for lack of standing.
Do I list “and all other occupants” after the tenant’s name?
Yes. Adding “and all other occupants” lets the writ of restitution reach unauthorized roommates the landlord may not even know about.
Is a P.O. Box enough for the Answer-delivery address?
No. Washington courts require a physical street address inside the state where the tenant can hand-deliver an Answer, per RCW 59.18.365.
Do I have to translate LT-06 if my tenant speaks Spanish at home?
Yes. When the landlord knows or should know the tenant’s primary language is not English, the translated summons must be served alongside the English version.
Can an LLC landlord file LT-06 without a lawyer?
No. Under Lloyd Enterprises v. Longview Plumbing, business entities generally cannot appear pro se in Washington Superior Court and must hire counsel.
Is the filing fee waivable for low-income landlords?
Yes. A landlord who qualifies under GR 34 may file a fee waiver application alongside the Complaint and LT-06.
Do I need to file LT-06 again if I amend the Complaint?
No. A simple amendment usually does not require a new summons, but adding a new defendant means re-issuing and re-serving LT-06.
Does day one of the deadline count from the day of service?
No. Day one starts the day after service under CR 6(a), and the deadline rolls forward off weekends and court holidays.
Can I email LT-06 to the tenant instead of personal service?
No. Email service is not authorized for residential unlawful detainer summonses; personal service by a non-party is required under CR 4(c).
Does LT-06 work for commercial evictions?
No. Commercial evictions follow RCW 59.12 and use a different summons; LT-06 is residential only.
Can a tenant ignore LT-06 if the rent claim looks wrong?
No. Ignoring LT-06 results in a default judgment and a writ of restitution; tenants must file an Answer and dispute the rent inside the case.
Related reading
- How to Fill Out Washington Form LT 01 (w/Examples) + FAQs
- How to Fill Out Washington Form LT 02 (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 11 (w/Examples) + FAQs