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Eviction Resolution Pilot Program

Washington’s Eviction Resolution Pilot Program (ERPP) brings tenants and landlords together with a professionally trained, impartial mediator to help them resolve conflicts regarding rent owed before an unlawful detainer (eviction) case is filed in court. Services are free, confidential, and available regardless of immigration status.

The ERPP was established by the state legislature as a two-year mandatory pilot operating statewide, currently set to end on June 30, 2023. In the first year of the pilot program between November 1, 2021, when the statewide eviction moratorium bridge ended, and October 31, 2022, the ERPP directly served more than 85,500 tenants and landlords.

Dispute Resolution Centers (DRCs) statewide offer mediation to resolve many types of housing stability issues as part of their core services including eviction prevention and the ERPP.

Resolution Washington recognizes that people of color and other underserved community members are disproportionately impacted by housing issues.

During the first year of the ERPP:

38,985 cases were closed and completed

76% of closed cases reached agreements

94% of cases preserved tenancy*

*when outcomes are known

"With your help we have been able to keep a lot of renters in their homes."

- Property manager who participated in the ERPP


For tenants at risk of eviction to get help prior to eviction.


For landlords missing rent payments to get help without going to court.

The ERPP Supports Stable Housing and Access to Justice

The ERPP brings tenants with rent owed and landlords together to try to resolve issues by accessing resources and mediation, before eviction cases may be filed in court. 


Working with a trained eviction resolution specialist at Dispute Resolution Center (DRC), renters and landlords decide for themselves how to resolve disputes based on their own financial, legal, and personal needs. The landlord and tenant may be able to access rental assistance to repay the rent owed, work out a plan for the tenant to pay the rent owed over time, or create a plan to move out, among other solutions. This can happen through information and resource sharing, informal meetings and communications, or formal mediation, depending on the complexity of the dispute and the needs of the parties involved.


The ERPP process:

  • is trauma-informed and equity-based

  • is served by highly trained, impartial dispute resolution specialists and mediators

  • encourages joint problem-solving

  • reduces conflict in our communities and encourages mutual understanding

  • provides skills and perspective to participants, regardless of resolution

  • provides access to justice without engaging with the justice system 

  • supports housing stability for all Washingtonians

The ERPP Process

  • Through June 30, 2023, landlords must give tenants the option to participate in ERPP before the landlord can file an unlawful detainer (eviction) case in court for rent not paid

  • Participating in the program is by choice for tenants and a mediation is voluntary for both the tenant and housing provider.

  • Tenants and landlords are encouraged to seek legal advice. Legal help may be provided free of charge. DRCs can help connect tenants and landlords who need legal aid to local services including free Eviction Defense Clinics and Housing Justice Projects. The tenant may also ask for a lawyer's help in an unlawful detainer (eviction) court case.

  • Landlords start the process by issuing an ERPP Notice and Resource form to tenants with rent owed. Landlords must send a copy of the Notice to their local DRC.

  • DRC staff contact the tenant(s) to invite participation in the program, which is voluntary for tenants.

  • DRC staff connect tenants and landlords to any available rental assistance, and provide referral to other resources as needed. They offer to help both landlord and tenant resolve the dispute with the goal of seeking a solution that works for everyone. 

  • If the process does not resolve the issues, the DRC will generally issue a certificate of ERPP participation to both parties. Check with your local DRC for specific policies and procedures.

  • See this ERPP flowchart for an overview of the process.

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