If you accept payments that are less than the full amount of rent (including any applicable late fees) than your timeframes start over for dealing with an eviction. In Washington State, you have to first issue a 3 day pay or vacate notice once the tenants default. If they do not pay by the date, then you have to schedule a hearing to obtain a writ of restitution and a judgment for back rent, late charges, costs, and attorney fees.
I used to allow my tenants to deposit their rent checks directly into my account. However I found at that if I accept less than the total amount I am owed, I have to start back at the 3 day pay or vacate notice point. My attorney shared with me a horror story about a tenant who was familiar with the law. They waited until the day they were scheduled to go to court and they deposited $1 in the account of the Landlord. The judge threw the case out and told the Landlord he would have to reissue a pay or vacate notice and reschedule a court date (which can take 15-60 days).

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