Washington Landlord-Tenant Law

Maximum deposit

Washington sets no maximum security deposit, but on written request a tenant may pay deposits, nonrefundable fees and last month's rent in installments (unless they total ≤25% of the first month's rent and last month's rent isn't required up front), and holding fees are capped at 25% of the first month's rent (RCW 59.18.610). (RCW 59.18.610, RCW 59.18.260)

Return deadline

Within 30 days after the lease ends and the tenant moves out (or 30 days after learning of abandonment), the landlord must refund the deposit or deliver a full and specific written statement of deductions with supporting estimates, invoices or receipts (RCW 59.18.280(1)). (RCW 59.18.280(1))

• In effect since July 23, 2023.
• Before July 23, 2023: 21 days after termination and vacation (changed to 30 days by SHB 1074, Laws of 2023, ch. 331).

Itemized deductions

Any deduction requires a full and specific written statement plus copies of estimates, invoices or receipts (and time and hourly rate for landlord-performed repairs), and damage deductions are allowed only for conditions documented on the signed move-in checklist (RCW 59.18.280(1); RCW 59.18.260). (RCW 59.18.280(1)(a)-(c), RCW 59.18.260(2)-(3))

Interest on deposits

Landlords do not have to pay tenants interest on deposits (the landlord keeps trust-account interest unless the lease says otherwise), but deposits must be placed in a Washington trust account and the tenant must get a written receipt naming the depository (RCW 59.18.270). (RCW 59.18.270)

Penalty for wrongful withholding

A landlord who fails to deliver the statement, documentation and refund within 30 days owes the full deposit, and a court may award up to twice the deposit for intentional refusal, plus attorneys' fees to the prevailing party (RCW 59.18.280(2)). (RCW 59.18.280(2), RCW 59.18.260(5))

Late-fee limit

Washington's Residential Landlord-Tenant Act sets no dollar or percentage cap on late fees for apartments and rental houses, only a 5-day grace period (RCW 59.18.170). (RCW 59.18.170)

Grace period

Landlords may not charge a late fee for rent paid within five days after its due date; after that, fees may run from the first day after the due date (RCW 59.18.170(2)). (RCW 59.18.170(2))

• In effect since June 11, 2020.
• Before June 11, 2020: No statutory grace period; added by SHB 2535 (Laws of 2020, ch. 177).

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)). (RCW 59.18.150(5)-(6))

A landlord cannot end a month-to-month tenancy without one of the just causes listed in RCW 59.18.650, and the notice depends on the cause (for example 90 days for owner move-in or sale of a single-family home, 120 days for demolition or conversion), while a tenant may end it with 20 days' written notice before the end of a rental period (RCW 59.18.650; RCW 59.18.200(1)). (RCW 59.18.650, RCW 59.18.200, RCW 59.12.030(2))

• In effect since May 10, 2021.

Give at least 90 days' prior written notice of any rent increase on the state form, and the increase cannot take effect before the lease term ends (RCW 59.18.140(3); RCW 59.18.720). (RCW 59.18.140(3), RCW 59.18.720)

• In effect since May 7, 2025.
• Before May 7, 2025: 60 days' written notice (ESHB 1440, Laws of 2019, ch. 105, effective July 28, 2019; 30 days before that). Changed to 90 days by EHB 1217 (Laws of 2025, ch. 209).

Landlords may not raise rent during the first 12 months of a tenancy or by more than 7% plus CPI or 10% (whichever is less; 9.683% for 2026 and 10% for 2027 per Commerce) in any 12-month period unless an exemption such as a building under 12 years old applies, and cities are barred from adopting their own rent control (RCW 59.18.700-.710; RCW 35.21.830). (RCW 59.18.700, RCW 59.18.710, RCW 35.21.830)

• In effect since May 7, 2025.

Washington landlords must disclose their name and address, give signed fire-safety and mold-information notices at signing, provide a written lease and signed move-in checklist before taking a deposit, give screening criteria before screening applicants, and give the federal lead-paint disclosure for pre-1978 housing (RCW 59.18.060, .257, .260, .270). (RCW 59.18.060, RCW 59.18.257, RCW 59.18.260, RCW 59.18.270)

• Name and address of the landlord (and an in-county agent if the landlord lives out of state), on the lease or posted on the premises (At lease signing; changes in writing immediately) — RCW 59.18.060(16)
• Signed fire safety and protection notice (smoke detector; for multifamily: sprinkler, alarm, smoking policy, emergency notification/relocation/evacuation plans and evacuation-route diagram) (At lease signing) — RCW 59.18.060(12)
• Department of Health information on indoor mold hazards (At lease signing (may be posted in a visible public location)) — RCW 59.18.060(14)
• Written lease stating deposit-withholding terms and a signed, dated move-in condition checklist (Before collecting any deposit) — RCW 59.18.260
• Written deposit receipt and name/address/location of the trust-account depository (When a deposit is collected and on any change) — RCW 59.18.270
• Written lease clearly stating any fee is nonrefundable (When charging a nonrefundable fee) — RCW 59.18.285
• Tenant-screening notice (information accessed, denial criteria, consumer reporting agency, reusable-report policy) (Before obtaining any screening information on an applicant) — RCW 59.18.257
• Statutory fee-in-lieu-of-security-deposit disclosure form (If offering a monthly fee instead of a deposit, with every lease and renewal) — RCW 59.18.670
• Statutory 'Rent and Fee Increase Notice' form, with facts supporting any claimed exemption (With every rent increase notice (90 days ahead)) — RCW 59.18.720
• Lease notice of tenant rights and any landlord restrictions on window-mounted portable cooling devices (If the landlord restricts or prohibits window-mounted AC/heat pump units (effective June 11, 2026)) — RCW 59.18.740(8)
• Federal lead-based paint disclosure and EPA pamphlet (Housing built before 1978) — 42 U.S.C. § 4852d; 40 CFR Part 745 Subpart F

Unpaid rent

For unpaid rent, serve the statutory 14-day notice to pay or vacate (using the RCW 59.18.057 form) and wait 14 days after service before filing for eviction (RCW 59.12.030(3); RCW 59.18.057). (RCW 59.12.030(3), RCW 59.18.057, RCW 59.18.650(2)(a))

• In effect since July 28, 2019.
• Before July 28, 2019: 3-day notice to pay rent or vacate (changed to 14 days by ESSB 5600, Laws of 2019, ch. 356).

Lease violations

For a lease violation other than rent, serve a written 10-day notice to comply or vacate specifying the breach, and the tenancy can be ended only if the breach is not cured within that time (RCW 59.12.030(4); RCW 59.18.650(2)(b)). (RCW 59.12.030(4), RCW 59.18.650(2)(b))