Washington Lockouts, Utility Shutoffs & Retaliation
Washington rules on lockouts, utility shutoffs & retaliation for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-22.
Short answer: It is unlawful for a landlord to remove or shut out a tenant without a court order. A tenant removed or excluded this way may get back possession or end the rental agreement, and in either case recover actual damages. RCW 59.18.290(1)
The rules in Washington
| Lockouts and illegal eviction | It is unlawful for a landlord to remove or shut out a tenant without a court order. A tenant removed or excluded this way may get back possession or end the rental agreement, and in either case recover actual damages. The winning side may recover costs and reasonable attorney's fees. Source: RCW 59.18.290(1) |
|---|---|
| Landlord shutting off utilities | No. It is unlawful for a landlord to intentionally cause any of the tenant's utility services, including water, heat, electricity or gas, to be shut off, except for a reasonable interruption to make necessary repairs. A landlord who violates this may owe the tenant actual damages plus up to $100 for each day or part of a day without service, and the winning side may recover costs and reasonable attorney's fees. Source: RCW 59.18.300 |
| Landlord retaliation | Landlord may not evict, raise rent, reduce services or increase obligations (or threaten to) in retaliation for good-faith complaints to a government authority about code violations or for asserting rights under RCW 59.18. Action within 90 days after the protected act (or a resulting inspection/proceeding) is presumed retaliatory. Presumption is rebuttable and does not arise if tenant is in rent arrears when a termination notice is given. Prevailing party recovers costs and reasonable attorney's fees. Source: RCW 59.18.240; RCW 59.18.250 |
Related questions
Washington vs. neighboring states
| State | Lockouts and illegal eviction | Landlord shutting off utilities | Landlord retaliation |
|---|---|---|---|
| Washington | It is unlawful for a landlord to remove or shut out a tenant without a court order. A tenant removed or excluded this way may get back possession or end the rental agreement, and in either case recover actual damages. The winning side may recover costs and reasonable attorney's fees. RCW 59.18.290(1) | No. It is unlawful for a landlord to intentionally cause any of the tenant's utility services, including water, heat, electricity or gas, to be shut off, except for a reasonable interruption to make necessary repairs. A landlord who violates this may owe the tenant actual damages plus up to $100 for each day or part of a day without service, and the winning side may recover costs and reasonable attorney's fees. RCW 59.18.300 | Landlord may not evict, raise rent, reduce services or increase obligations (or threaten to) in retaliation for good-faith complaints to a government authority about code violations or for asserting rights under RCW 59.18. Action within 90 days after the protected act (or a resulting inspection/proceeding) is presumed retaliatory. RCW 59.18.240; RCW 59.18.250 |
| Idaho | Self-help eviction is unlawful in Idaho. The Attorney General's manual says a landlord may not shut off utilities, change the locks, take the tenant's belongings or do anything other than file a lawful eviction case. Turning a person out of possession by force, threats or menacing conduct is a forcible entry under Idaho law, and a tenant who recovers damages for a forcible or unlawful entry or detention may be awarded three times the actual damages. Idaho Attorney General, Landlord and Tenant Manual (July 2026), pp. 27-28; Idaho Code §§ 6-301, 6-317 | The Idaho Attorney General's Landlord and Tenant Manual lists shutting off the utilities among the self-help steps that are unlawful for a landlord trying to force a tenant out; the landlord must use a court eviction instead. The manual notes a landlord or utility may shut off a utility for a reasonable time when repairs are needed. Idaho Attorney General, Landlord and Tenant Manual (July 2026), pp. 15-16, 27-28 | No statute — Idaho has no general anti-retaliation statute for residential tenants. The Idaho Attorney General's Landlord and Tenant Manual says a landlord may not evict a tenant for asking for repairs or joining a tenants' association, but it cites no statute and sets no presumption period. Tenants in manufactured home communities are protected by statute: the landlord may not end or refuse to renew the tenancy, raise rent, cut services, or threaten eviction because the resident complained in good faith to a code agency or to the landlord, joined or led a resident association, or hired a lawyer or agent. No statute (Idaho Code Title 6 ch. 3 and Title 55 chs. 2-3 checked); Idaho Code § 55-2015 (manufactured home communities only) |
| Oregon | If a landlord unlawfully removes or locks out a tenant, or seriously attempts or threatens to, the tenant may get a court order (injunction) to recover possession, or end the lease and recover up to two months' periodic rent or twice the actual damages, whichever is greater. If the lease ends, the landlord must return all recoverable security deposits and prepaid rent. The tenant can recover damages without ending the lease or regaining possession. ORS 90.375 | If a landlord willfully cuts or seriously threatens to cut heat, running water, hot water, electricity or another essential service, the tenant may get a court order to restore possession, or end the lease and recover up to two months' rent or twice the actual damages, whichever is greater; the tenant does not have to move out to recover damages. Separately, if the landlord intentionally or negligently fails to supply an essential service, the tenant may, after written notice and a reasonable time, buy the service and deduct the cost from rent, recover reduced-rent damages, or get substitute housing and owe no rent for that period. ORS 90.375, 90.365 | Landlord may not raise rent, reduce services, serve a termination notice, or sue for possession because the tenant complained to a government agency, made a good-faith complaint to the landlord, joined a tenant organization, testified against the landlord, or successfully defended a possession action within the previous 6 months. Tenant has a defense and the ORS 90.375 remedies. ORS 90.385 |
City rules that may add to state law
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Compare lockouts, utility shutoffs & retaliation in all 50 states and DC →
Washington Lockouts, Utility Shutoffs & Retaliation FAQ
Can a landlord change the locks without a court order in Washington?
It is unlawful for a landlord to remove or shut out a tenant without a court order. A tenant removed or excluded this way may get back possession or end the rental agreement, and in either case recover actual damages. The winning side may recover costs and reasonable attorney's fees. (RCW 59.18.290(1))
Can a landlord shut off utilities in Washington?
No. It is unlawful for a landlord to intentionally cause any of the tenant's utility services, including water, heat, electricity or gas, to be shut off, except for a reasonable interruption to make necessary repairs. A landlord who violates this may owe the tenant actual damages plus up to $100 for each day or part of a day without service, and the winning side may recover costs and reasonable attorney's fees. (RCW 59.18.300)
Can a landlord retaliate against a tenant for complaining in Washington?
Landlord may not evict, raise rent, reduce services or increase obligations (or threaten to) in retaliation for good-faith complaints to a government authority about code violations or for asserting rights under RCW 59.18. Action within 90 days after the protected act (or a resulting inspection/proceeding) is presumed retaliatory. (RCW 59.18.240; RCW 59.18.250)
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.