Washington's Eviction Resolution Pilot Program
Information for Tenants and Landlords 

Renters want to avoid the threat of homelessness. Housing providers want to stabilize their finances. Washington State launched the Eviction Resolution Pilot Program (ERPP) to help tenants and landlords resolve conflicts around rent owed without going to court. Dispute Resolution Centers (DRCs) help landlords and tenants to talk, access resources, and solve issues including through rental assistance and legal assistance.

For General Information About ERPP

Tenant Information

Tenants may face potential eviction for non-payment of rent. Renters have the option to receive services through the Eviction Resolution Pilot Program (ERPP) before an eviction (known as an unlawful detainer court case) may be filed.

The ERPP can help renters talk with landlords about the rent owed to look for a solution and help connect tenants to rental assistance and legal aid. The landlord and tenant may be able to access rental assistance to repay the rent, work out a plan for the tenant to pay the rent owed over time, or create a plan to move out without an unlawful detainer action (eviction). DRCs are impartial and serve to help tenants and the landlord to resolve the issues.

ERPP services are free and offered regardless of immigration status. Language help and interpretation is available.

There are many tenant protections locally and nationally, and tenants are strongly encouraged to consult an attorney for legal options. DRCs can connect you with free legal aid in many cases. 


Getting help from the ERPP

Click here to contact your local Dispute Resolution Center and get help through the ERPP, or if you’ve received an ERPP notice.

  • Before your landlord can file an unlawful detainer (eviction) lawsuit in court, they must give you the option to use the ERPP and send you a notice about the program.

  • You may contact your local Dispute Resolution Center to find out more about the process and talk about your situation before deciding if you want to participate.

  • Staff and impartial mediators with a Dispute Resolution Center (DRC) will help tenants talk with their landlord about rent that is owed.

  • The DRC will work to connect tenants to any available rental assistance.

  • Tenants are encouraged to talk with a lawyer. Legal help may be provided free of charge to qualified, low-income tenants during participation in ERPP.

  • If the tenant does not participate in the services of the ERPP, or if the tenant and landlord do not come to an agreement through the ERPP, the landlord then may file an unlawful detainer (eviction) lawsuit.

  • If a court case occurs, the tenant may ask a lawyer for help defending them in court. There are legal aid organizations, including Housing Justice Project or Volunteer Lawyer Programs, available in each community. Services are free to qualified, low-income tenants.


Legal Help for Tenants Facing Potential Eviction
Contact the Eviction Defense Screening Line at 855-657-8387, or apply online.

Additional Tenant Information Resource Links
Washington Low Income Housing Alliance  
Tenants Union of Washington State

Landlord Information

The Eviction Resolution Pilot Program (ERPP) is required by local Superior Court order prior to filing an unlawful detainer action (eviction) for nonpayment of rent.

The ERPP helps landlords and tenants resolve nonpayment of rent cases through dispute resolution and access to rental assistance and legal aid. 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 without an unlawful detainer action. DRCs are impartial and serve to help landlords and tenants resolve their issues.

ERPP services are free and offered regardless of immigration status. Language help and interpretation is available.

The local Dispute Resolution Center (DRC) helps tenants and landlords communicate through informal and formal dispute resolution processes that help identify and reach solutions.

Various eviction moratoriums exist locally and nationally, and landlords are strongly encouraged to consult an attorney prior to serving a 14-day notice and/or filing an unlawful detainer action.

The ERPP Process and Getting Help from the ERPP

The ERPP is a process initiated by the landlord prior to pursuing eviction through court. 

According to state statute and SB 5160, landlords are required to provide a reasonable rent repayment offer. Before pursuing eviction for rent owed, the landlord must serve the ERPP Notice to the tenant behind on rent payments and send a copy to the DRC serving that county. 

If the tenant responds to a notice and accepts ERPP services, the landlord is obligated to participate in the process. Participation involves exploring options that may include accessing rental assistance and discussing options with the tenant with help from the DRC.

Step 1
With a pay or vacate notice, the ERPP Notice must be delivered to the tenant. If the tenant does not voluntarily engage in the process or pay their rent in full in 14 days, the landlord is entitled to a certificate from the DRC that permits them to file an unlawful detainer action in court.The Notice includes contact information of the county Dispute Resolution Center (DRC), rental assistance resources and legal aid information.

Step 2
When the DRC contacts you, participate in negotiation and access to resources to resolve the unpaid rent. If the landlord and the tenant are able to resolve the issues with DRC services and/or rental assistance, congratulations! You will have solved the problem and will receive a copy of the agreement. 

If you don't reach an agreement, or the tenant refuses to participate in ERPP, the DRC will generally issue a certificate of ERPP participation to both parties. Check with your local DRC for specific policies and procedures.
 
Step 3
In most counties, a landlord filing an unlawful detainer case for nonpayment of rent must include an ERPP Certificate of Participation issued by the DRC at the time the case is filed. Refer to your county's local standing order for specific information

Click here to find the ERPP contact information for your local Dispute Resolution Center.
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Additional Landlord Information Resource Links
Washington Multi Family Housing Association Provider Directory

Rental Housing Association of Washington Vendor Directory

Washington Landlord Association