Washington Landlord Entry Notice Law
Washington landlords must give at least 48 hours' notice before entering a rented home.
Last verified: · Researched and cited by MakeLease · not yet attorney-reviewed
Washington landlord entry notice rules at a glance
| Notice before entry | 48 hours' noticeRCW 59.18.150(5)-(6) |
|---|---|
| Conditions | At least 2 days' written notice stating exact date and time (or a window with earliest/latest times) and a phone number for objections; at least 1 day's notice to show the unit to prospective buyers or tenants; reasonable times only; no notice for emergency or abandonment.RCW 59.18.150(5)-(6) |
What Washington law says
How much notice must a Washington landlord give before entering a rental?
Give at least two days' written notice (one day to show the unit to prospective tenants or buyers) stating the date, time window and a phone number for objections, and enter only at reasonable times; no notice is required in an emergency (RCW 59.18.150(5)-(6)).
How Washington compares
7 other verified jurisdictions use 48 hours; 1 requires more.
None of Washington's 2 neighbors follows the same rule.
Local rules in Washington
Several cities add stricter rules on top of state law: Seattle caps the security deposit plus move-in fees at one month's rent (move-in fees ≤10% of first month's rent, pet deposit ≤25%), caps late fees at $10/month (SMC 7.24.034), and requires 180 days' notice of rent increases; Tacoma and Bellingham require 120 days' notice of rent increases. Other cities (e.g., Burien, Federal Way, Kenmore, Redmond, Spokane, King County unincorporated) have their own ordinances — check the city code. State law preempts city rent control (RCW 35.21.830), but the statewide rent-increase cap (RCW 59.18.700) applies everywhere.
Recent changes in Washington
- Smart locks: non-app key option, privacy policy (effective ): Landlords whose buildings use smart access systems (key cards, phone apps or biometric scanners) must, on request, give the tenant an alternative key that does not use biometrics or a phone app (such as a fob, physical key or keypad code), give a written privacy policy at lease signing or within five days of installation, and collect only the minimum user data needed (RCW 59.18.750, .755, .760). RCW 59.18.750–.760 (effective Jan. 1, 2027), SSB 5937 session law (Laws of 2026, ch. 55), SB 5937 bill status (effective 1/1/2027)
Other Washington rules
| Security deposit limit | No state capRCW 59.18.610, RCW 59.18.260 |
|---|---|
| Deposit return deadline | 30 days after move-outRCW 59.18.280(1) |
| Late-fee cap | No state capRCW 59.18.170 |
| Rent-increase notice | 90 days (30 days for subsidized tenancies where rent is based on tenant income. Notice must use the statutory 'Rent and Fee Increase Notice' form (RCW 59.18.720) and cannot take effect before the end of a fixed term. Local: Seattle 180 days; Tacoma and Bellingham 120 days)RCW 59.18.140(3), RCW 59.18.720 |
| Notice for unpaid rent | 14 days (14-day notice to pay rent or vacate the premises)RCW 59.12.030(3), RCW 59.18.057, RCW 59.18.650(2)(a) |
| Month-to-month termination | Landlord 90 days · tenant 20 daysRCW 59.18.650, RCW 59.18.200, RCW 59.12.030(2) |
Read the Washington law
Put the entry-notice terms in writing
Related
- Washington lease agreement
- Washington landlord-tenant law
- Landlord entry notice in every state
- Washington notice to vacate
- Washington late rent notice
- Washington rent increase notice
- Washington security deposit return letter
- Washington notice of entry
- Washington lease termination letter
- Washington lease renewal letter