Washington Form LT 11 is the Eviction Summons – Nonpayment of Rent that a landlord serves on a tenant to start an unlawful detainer (eviction) lawsuit under RCW 59.18.365, and it tells the tenant how many days they have to respond before a default judgment can be entered. The form is published by the Washington State Administrative Office of the Courts and is available on the Washington Courts forms library, most recently revised in 2024 to reflect the post-pandemic Eviction Resolution Program rules.
Filing this summons wrong is the single most common reason eviction cases get dismissed in Washington. According to the Washington State Office of Civil Legal Aid, more than 40,000 unlawful detainer cases are filed each year statewide, and roughly 1 in 5 are dismissed or delayed because of defective summonses, improper service, or missing attachments — every one of those dismissals costs the landlord weeks of unpaid rent and a fresh $240 filing fee.
Here is what this guide will walk you through:
- 📋 The exact line-by-line entries for every box on Form LT 11, with sample answers
- ⚖️ How the 14-Day Notice to Pay or Vacate ties into the summons and why mismatched dates kill cases
- 🏛️ Filing in every Washington county — Superior Court, e-filing, mail, and in person
- 🧑⚖️ Three full filled-out scenarios for landlords in King, Pierce, and Spokane counties
- 🛡️ Tenant response options, defenses, and what happens after the summons is served
What Form LT 11 Is and Who Must File It
Form LT 11 is the official eviction summons used when a Washington landlord sues a tenant for unpaid rent. It is the companion document to the Complaint for Unlawful Detainer, and the two are served together on the tenant. The summons does not by itself end a tenancy — it commands the tenant to file a written response within a set number of days or risk losing the case by default under RCW 59.18.365(3).
Any landlord, property manager, or owner-agent who wants to evict a tenant for nonpayment of rent must use this specific form. The Legislature in 2019 mandated the use of this standardized summons through SB 5600, and courts now reject homemade summonses that vary from the official text. Even a small wording change — like shortening the tenant resources section — gives the tenant grounds to ask the judge to quash the summons.
The form covers nonpayment cases only. If you are evicting for a lease violation, end of term, or nuisance, you must use Form LT 14 or LT 15 instead. Mixing form types is a frequent reason cases get dismissed at the show-cause hearing.
The form is filed in the Superior Court of the county where the rental property sits. It is not filed in District Court, even though small claims live there. The Washington Courts find-your-court tool helps locate the right Superior Court clerk.
The current revision is dated June 2024 and replaces the November 2021 version. Always check the date in the lower-left corner of page 1 before filing — clerks reject outdated versions on sight.
Before You Start: Documents and Information You Need
Before you open Form LT 11, gather every document the court will demand. Missing one item can stall the case for weeks because the show-cause judge will continue the hearing rather than rule on incomplete paperwork. The WashingtonLawHelp landlord packet lists the full document set.
Collect each of the following before drafting:
- Signed lease or rental agreement. It proves the tenancy and the rent amount; without it the judge cannot calculate what is owed.
- 14-Day Notice to Pay or Vacate. This is the pre-suit notice required by RCW 59.12.030(3); if it is missing or wrong, the case is dismissed.
- Proof of service of the 14-day notice. A declaration of service shows the tenant was given the notice in a legal way.
- Rent ledger. A line-by-line ledger showing payments and balances; without it the judge cannot enter a money judgment.
- Eviction Resolution Pilot Program (ERPP) certification. Required statewide under RCW 59.18.660; the dispute resolution center must certify the case before filing.
- Tenant’s full legal name and any aliases. Wrong names void service and can void any later judgment.
- Property address with unit number. A missing unit number on a multifamily property is a top reason for dismissal.
- Filing fee of $240. Paid to the Superior Court clerk; without it the case is not opened.
- Self-addressed stamped envelope or e-service email. Needed for the clerk to return conformed copies.
- Order to Show Cause and Order Setting Hearing forms. Required companions to the summons in nonpayment cases.
Each missing item delays your case by an average of 14 days, according to data from the King County Bar Association Housing Justice Project.
Where to Get the Form and How to Access It
The official Form LT 11 is published only by the Administrative Office of the Courts and is available free on the Washington Courts pattern forms page. Never download the form from a third-party site, because outdated copies still circulate and clerks reject them.
You can grab the form three ways. The fastest is downloading the fillable PDF from the AOC site, which lets you type entries directly into the boxes. The second option is requesting a paper copy at the Superior Court clerk’s office in your county. The third option is using a forms-assembly service like the Northwest Justice Project’s CLEAR Hotline for low-income filers.
The PDF is 4 pages long. Page 1 holds the caption and the core summons language. Page 2 holds the response deadline and tenant-rights notice in English and Spanish. Pages 3 and 4 hold the resource list that the Legislature requires under RCW 59.18.365. Do not delete or shorten any of these pages — clerks check page count.
If you are e-filing, the form must be flattened to a non-fillable PDF before upload to Odyssey eFileWA. Fillable PDFs sometimes lose data when the court’s system processes them.
For accessibility, the AOC also publishes the form in large-print and screen-reader-compatible versions on request through the court’s ADA coordinator.
Step-by-Step: How to Fill Out Form LT 11 Line by Line
The form is short but unforgiving. Each field below gets its own walkthrough so you can match your draft to the official version. For a side-by-side, open the annotated sample on WashingtonLawHelp while you work.
Caption — Court Name
The caption asks which Superior Court is hearing the case. Type the name of the county Superior Court where the rental property sits, in all caps, like SUPERIOR COURT OF WASHINGTON FOR KING COUNTY. Use the exact wording from the Washington Courts directory.
For example, Maria Lopez, a landlord in Bellevue, writes SUPERIOR COURT OF WASHINGTON FOR KING COUNTY. She does not write “Bellevue Superior Court” because no such court exists.
A nuance: if the property sits on a county border, file in the county where the rental unit’s mailing address resolves, not where you live. The common mistake is filing in the landlord’s home county, which leads to a transfer order and weeks of delay. Many landlords believe any Superior Court in the state will accept the case — that is wrong, and venue defects are grounds for dismissal under CR 12(b)(3).
Caption — Plaintiff Name
Enter the legal name of the landlord exactly as it appears on the rental agreement and on any business registration. If the landlord is an LLC, write Cascade Holdings, LLC. If the landlord is a person, write the full legal name like Maria Lopez.
How to answer: list every owner who is on title or on the lease as landlord. Use a comma between names if there are co-owners. Match the Department of Revenue business lookup for entity names.
A nuance: property managers cannot sue in their own name. The plaintiff must be the owner. The mistake — naming the management company as plaintiff — leads to dismissal for lack of standing. The misconception is that signing the lease as agent makes you the landlord; it does not.
Caption — Defendant Name
Enter every adult tenant on the lease as a defendant, plus “and all other occupants” as a catch-all. For example, John Doe and Jane Doe and all other occupants. The catch-all phrase is required to evict unlisted roommates.
How to answer: write each tenant’s full legal name, then add the John Doe/Jane Doe phrasing for unknown occupants. Pull names from the lease, not from memory.
A nuance: if a tenant uses a different legal name than what is on the lease, list both like Robert Smith aka Bob Smith. The mistake is leaving off a co-tenant; the judgment will not bind that person and they can stay. The misconception is that minor children must be listed — they should not be, because minors cannot be sued for unlawful detainer under RCW 4.08.050.
Cause Number
Leave this box blank when you draft. The Superior Court clerk assigns the cause number when you file. It looks like 24-2-12345-6 KNT.
How to answer: do not type anything. The clerk stamps or writes the number on filing. If you are e-filing, Odyssey eFileWA auto-assigns the number after acceptance.
A nuance: when you serve the tenant, the cause number must already be on the summons. Serving a summons with a blank cause number is a common reason judges quash service. The mistake of pre-filling a guessed number leads to clerk rejection. The misconception that the case is filed when you draft the summons is wrong — filing happens at the clerk’s office.
“To” Block — Tenant Address
Below the caption, the form opens with “TO:” followed by the tenant’s name and rental address. Enter the property address with full unit number, city, and ZIP. Example: To: John Doe, 1234 Pine St, Apt 5B, Seattle, WA 98101.
How to answer: copy the address exactly from the lease. Use the same unit notation as the USPS ZIP lookup tool.
A nuance: if the tenant has moved, you still serve at the rental unit because that is the property in dispute. The mistake of using a forwarding address voids service for unlawful detainer. The misconception is that you should serve at the tenant’s job — that is allowed only as substitute service after diligent attempts at the home.
Response Deadline Box
This is the most important field on the form. The tenant must file a written response within 7 days of service if served personally, or 9 days if served by mail-and-post under RCW 59.18.365. Check the correct box for the service method you plan to use.
How to answer: check exactly one box. Personal service triggers the 7-day window; mail-and-post triggers the 9-day window because two extra days are added for mailing.
A nuance: the day of service does not count, and weekends/holidays at the end extend the deadline under CR 6. For example, Maria Lopez serves John Doe personally on Monday June 3; John’s response is due Monday June 10. The mistake is checking both boxes, which makes the deadline ambiguous and lets the tenant move to quash. The misconception that the tenant has 20 days (the standard civil deadline) is dead wrong — unlawful detainer is on a fast track.
Plaintiff/Attorney Signature Block
Sign and date in the signature block at the bottom of page 2. Print your name, WSBA number if you are an attorney, address, phone, and email.
How to answer: use blue or black ink for paper filings. For e-filings, type /s/ Maria Lopez on the signature line. Pull WSBA numbers from the WSBA member directory.
A nuance: if a property manager signs, they must be a licensed Washington attorney or the LLC’s authorized member; otherwise it is unauthorized practice of law under RCW 2.48.180. The mistake of letting a non-lawyer manager sign for a corporate landlord triggers automatic dismissal. The misconception is that an electronic signature is invalid — it is fully valid under GR 30.
Tenant Resources Section (Pages 3–4)
Do not edit the resource list on pages 3 and 4. The Legislature wrote this language and any change voids the summons under RCW 59.18.365(2).
How to answer: leave the section exactly as printed. Do not delete the Spanish translation block, even if your tenant speaks English.
A nuance: some landlords try to swap in local resource numbers for the statewide 211 line. That edit is a defect. The mistake of trimming pages to save paper means the tenant can move to quash. The misconception that the resource list is “informational only” is wrong — it is mandatory statutory text.
Service Method Declaration
At the bottom, the process server signs a declaration showing how, when, and where service happened. This piece is technically a separate Declaration of Service form, but many landlords staple it to the back of the LT 11.
How to answer: the server enters the date, time, and address of service, plus a description of the person served. Use the pattern Declaration of Service.
A nuance: the landlord cannot serve their own summons under RCW 4.28.080. The mistake of personally serving the tenant voids the entire case. The misconception that a friend or family member can serve is partially right — they can, as long as they are 18 or older and not a party.
Three Filled-Out Examples Using Real Scenarios
Below are three filled-out examples that mirror the most common nonpayment fact patterns in Washington courts. Each follows one named landlord through the form. Compare them against the annotated sample on WashingtonLawHelp before filing.
Scenario 1: Maria Lopez, Single Tenant in Seattle (King County)
Maria owns a duplex in Seattle. Her tenant John Doe owes one month’s rent of $1,800.
| Form Section | What Maria Enters |
|---|---|
| Court Name | SUPERIOR COURT OF WASHINGTON FOR KING COUNTY |
| Plaintiff | Maria Lopez |
| Defendant | John Doe and all other occupants |
| Cause Number | (left blank for clerk) |
| Tenant Address | 1234 Pine St, Apt B, Seattle, WA 98101 |
| Service Method Box | Personal service — 7 days to respond |
| Amount Owed | $1,800 plus late fees of $75 |
| Signature | /s/ Maria Lopez, dated June 3, 2026 |
| Filing Court | King County Superior Court, Seattle Courthouse |
| Filing Fee | $240 paid via Odyssey eFileWA |
Scenario 2: Cascade Holdings LLC, Co-Tenants in Spokane
Cascade Holdings LLC, represented by attorney Linda Park, sues co-tenants Carlos Ruiz and Ana Ruiz for two months unpaid rent of $2,400.
| Form Section | What Linda Enters |
|---|---|
| Court Name | SUPERIOR COURT OF WASHINGTON FOR SPOKANE COUNTY |
| Plaintiff | Cascade Holdings, LLC |
| Defendant | Carlos Ruiz, Ana Ruiz, and all other occupants |
| Cause Number | (left blank for clerk) |
| Tenant Address | 789 Maple Ave, Spokane, WA 99201 |
| Service Method Box | Mail and post — 9 days to respond |
| Amount Owed | $2,400 plus $120 late fees |
| Signature | /s/ Linda Park, WSBA #45678, dated June 5, 2026 |
| Filing Court | Spokane County Superior Court |
| Attachments | 14-Day Notice, ERPP certification, rent ledger |
Scenario 3: Marcus Green, Multifamily Landlord in Tacoma (Pierce County)
Marcus owns a 12-unit building in Tacoma. Tenant Janet Wilson owes three months’ rent of $4,500 plus utilities.
| Form Section | What Marcus Enters |
|---|---|
| Court Name | SUPERIOR COURT OF WASHINGTON FOR PIERCE COUNTY |
| Plaintiff | Marcus Green |
| Defendant | Janet Wilson and all other occupants |
| Cause Number | (left blank for clerk) |
| Tenant Address | 456 Oak Blvd, Apt 7, Tacoma, WA 98402 |
| Service Method Box | Personal service — 7 days to respond |
| Amount Owed | $4,500 rent plus $310 utilities |
| Signature | /s/ Marcus Green, dated June 7, 2026 |
| Filing Court | Pierce County Superior Court, County-City Building |
| ERPP Status | Certified by Pierce County Center for Dialog & Resolution |
How to File the Completed Form
You can file Form LT 11 four different ways in Washington. Each county has its own quirks, so check with your Superior Court clerk’s office before sending paper.
Online via Odyssey eFileWA. Upload the flattened PDF to wa-efile.tylertech.cloud. The fee is $240 plus a small Tyler service charge. Pay by credit card or e-check. Processing is usually under 24 hours, and the clerk emails a conformed copy. King and Snohomish counties strongly prefer this channel.
By mail. Mail the original summons, complaint, ERPP certification, and a check for $240 payable to the county Superior Court clerk to the address listed on the court directory. Include a self-addressed stamped envelope. Processing takes 5–10 business days. Keep the green USPS return receipt as proof of filing.
In person. Walk the originals to the clerk’s filing window. Pay the $240 fee by cash, check, money order, or credit card depending on the county. The clerk hands you a conformed copy on the spot, which is the strongest proof of filing. Pierce and Spokane counties still favor in-person filings.
By fax. A handful of small counties accept fax filings under GR 17, but you must pre-arrange payment. Fax is rare and not recommended.
For all four channels, save your conformed copy for ten years. The judgment from an unlawful detainer is a public record and lenders will ask for the file-stamped summons during property due diligence.
What Happens After You File
Once the clerk accepts Form LT 11, the court issues a cause number and assigns the case to a judge or commissioner. You then have to serve the tenant. Service is the trigger that starts the response clock under RCW 59.18.365.
A licensed process server, a sheriff’s deputy, or any non-party adult delivers the summons, complaint, and order to show cause to the tenant. Personal service starts a 7-day clock; mail-and-post (after a diligent attempt at personal service) starts a 9-day clock. The King County Sheriff civil unit charges around $42 per attempt.
If the tenant does not respond by the deadline, the landlord moves for an order of default and a writ of restitution. The writ tells the sheriff to physically remove the tenant. Most counties execute writs within 5–10 days of issuance.
If the tenant does respond, the court holds a show-cause hearing within two weeks. The judge looks at the rent ledger, the 14-day notice, and any defenses. If the landlord wins, the court issues the writ; if the tenant wins, the case is dismissed and the tenant stays.
Tenants who pay the full amount owed plus court costs before the writ executes can stop the eviction under RCW 59.18.410. This is called “redemption” and is one reason landlords keep ledgers updated through the day of the hearing.
Mistakes to Avoid When Filling Out the Form
Every defective summons is a free pass for the tenant to delay. Avoid these errors at all costs, drawn from dismissal patterns tracked by the Housing Justice Project.
- Using an outdated form revision. The clerk rejects it on sight and your case is not opened.
- Editing the tenant resources section. That voids the summons under RCW 59.18.365.
- Omitting “and all other occupants.” Unlisted roommates can stay even after judgment.
- Listing the property manager as plaintiff. The case is dismissed for lack of standing.
- Checking both response-deadline boxes. The deadline becomes ambiguous and the summons is quashed.
- Filing in the wrong county. Venue defects under CR 12(b)(3) cause transfer and weeks of delay.
- Serving the summons yourself. A party cannot serve their own process under RCW 4.28.080 and the case is voided.
- Skipping the ERPP certification. Without it, the clerk refuses the case statewide.
- Leaving the unit number off the address. Tenants in multifamily buildings argue improper service and win.
- Pre-filling a guessed cause number. Clerks reject it; only the clerk assigns numbers.
- Forgetting to attach the 14-day notice. Without the pre-suit notice, the complaint is dismissed.
- Using a typed signature on a paper filing. Some counties require wet-ink for paper originals.
Do’s and Don’ts
Do’s
- Do download the form fresh from courts.wa.gov every time, because revisions roll out without warning.
- Do attach the 14-Day Notice and proof of service, since the show-cause judge will not rule without them.
- Do hire a licensed process server, because professional service declarations rarely get challenged.
- Do keep your rent ledger current through the hearing date, so the judgment matches the actual balance.
- Do request ERPP certification early, because dispute resolution centers can take 14 days to process.
- Do file in the county where the property sits, not your home county, to avoid venue transfers.
Don’ts
- Don’t shorten the resource section, even by a sentence, because that alone voids the summons.
- Don’t list minor children as defendants, because minors cannot be sued for unlawful detainer.
- Don’t accept partial rent after filing, because it can waive the eviction under common law.
- Don’t serve the summons yourself, because it instantly voids the case.
- Don’t rely on a verbal pay-or-vacate notice, since RCW 59.12.030 requires written notice.
- Don’t skip the show-cause order, because Washington nonpayment cases require it.
Pros and Cons of Filing on Your Own vs. With Help
Pros of filing pro se
- You save attorney fees, which run $1,200–$3,500 per case in Washington.
- You control the timeline directly, which matters when every week of delay costs rent.
- You learn the system, which pays off if you own multiple rentals.
- Many county law libraries offer free clinics, like the Snohomish County Law Library.
- You can still ask for attorney fees in the judgment if your lease has a fees clause.
Cons of filing pro se
- Small drafting errors are dismissal-level mistakes in unlawful detainer.
- Corporate landlords (LLCs, corporations) cannot file pro se under GR 24.
- Show-cause hearings move fast, and pro se filers often miss procedural objections.
- Tenants are entitled to free counsel under RCW 59.18.640, which means you may face a trained attorney.
- A defective filing forces a refile, which doubles your $240 fee and adds 30+ days.
Filing by Mail vs. Online: A Quick Look
| Filing Channel | Best For |
|---|---|
| Online via Odyssey eFileWA | Landlords in King, Snohomish, Pierce who need 24-hour turnaround |
| In Person | Pro se filers who want a same-day conformed copy |
| By Mail | Out-of-county landlords with flexible timelines |
| By Fax | Rare; small counties only with prearranged payment |
FAQs
Do I file Form LT 11 in District Court or Superior Court?
Superior Court. All Washington unlawful detainer cases for residential tenancies are filed in Superior Court, regardless of the dollar amount, under RCW 59.18.370.
Can I serve Form LT 11 myself?
No. A party to the case cannot serve their own summons under RCW 4.28.080; doing so voids the entire case and you must refile.
How many days does the tenant have to respond?
7 or 9. Personal service triggers a 7-day window; mail-and-post triggers a 9-day window. Weekends and holidays extend the deadline under CR 6.
Do I have to use the official form word for word?
Yes. Any change to the statutory text — including the resource section — voids the summons under RCW 59.18.365, and tenants routinely move to quash defective summonses.
Should I write the cause number in Box 2 myself?
No. Leave it blank. Only the Superior Court clerk assigns the cause number when the case is opened, and pre-filling it triggers rejection.
Do I list my minor children tenants as defendants?
No. Minors cannot be sued in unlawful detainer under RCW 4.08.050; list only adults plus “and all other occupants.”
Can my property manager sign the summons for me?
No. Unless the manager is a licensed attorney or the LLC’s authorized member, signing constitutes unauthorized practice of law under RCW 2.48.180.
What goes in the “amount owed” box if late fees apply?
Yes — include them, but list rent and late fees separately so the judge can apply Washington’s late-fee cap of $75 or 20% of monthly rent, whichever is greater under local ordinances.
Do I need ERPP certification before filing?
Yes. Statewide ERPP rules under RCW 59.18.660 require dispute resolution center certification before filing a nonpayment unlawful detainer case.
Can I file Form LT 11 if the tenant already moved out?
No. If the tenant is gone, you sue for damages in regular civil court, not unlawful detainer, because possession is no longer in dispute.
Is there a fee waiver for the $240 filing fee?
Yes. Low-income landlords (rare but possible) can file a Motion for Waiver of Civil Filing Fees under GR 34 if their household income is under 125% of the federal poverty line.
Can I evict for partial nonpayment using Form LT 11?
Yes. Even one dollar of unpaid rent supports a 14-day notice and a Form LT 11 summons, though courts dislike eviction over trivial balances.
What if my tenant pays the full balance after I serve the summons?
Yes — the tenant can stop the eviction by paying rent, court costs, and late fees through the date of the show-cause hearing under RCW 59.18.410.
Do I have to translate the summons into Spanish?
No. The official form already contains the required Spanish-language tenant-rights notice; you do not translate any other portion unless the tenant has a recognized language accommodation.
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 06 (w/Examples) + FAQs