Washington Residential Lease Agreement
Washington sets no statewide ceiling on security deposits, but the landlord must refund it within 30 days after move-out.
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Last verified: · Researched and cited by MakeLease · not yet attorney-reviewed
Upcoming change
- SSB 6237 took effect June 11, 2026, but its disclosures apply only to leases entered into after December 31, 2026: landlords must disclose that the property may be in a special flood hazard area or area of potential flooding, that the landlord's insurance does not cover the tenant's belongings (suggesting renter's and flood insurance), and that county hazard/flood information is available (RCW 59.18.060(13)). Effective (SSB 6237 (Laws of 2026, ch. 234)).
Washington lease rules at a glance
| Rule | What the law says |
|---|---|
| Security deposit cap | No state capRCW 59.18.610, RCW 59.18.260 |
| Deposit return deadline | 30 days after move-outRCW 59.18.280(1) |
| Late fees | No state cap · grace period: 5 daysRCW 59.18.170, RCW 59.18.170(2) |
| Landlord entry notice | 48 hours' noticeRCW 59.18.150(5)-(6) |
| Ending a month-to-month lease | Landlord 90 days · tenant 20 daysRCW 59.18.650, RCW 59.18.200, RCW 59.12.030(2) |
| 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 |
| Rent control | Statewide limitRCW 59.18.700, RCW 59.18.710, RCW 35.21.830 |
| Eviction 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) |
Washington lease disclosures checklist
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 immediatelyRCW 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 signingRCW 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 depositRCW 59.18.260
- Written deposit receipt and name/address/location of the trust-account depository — When a deposit is collected and on any changeRCW 59.18.270
- Written lease clearly stating any fee is nonrefundable — When charging a nonrefundable feeRCW 59.18.285
- Tenant-screening notice (information accessed, denial criteria, consumer reporting agency, reusable-report policy) — Before obtaining any screening information on an applicantRCW 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 renewalRCW 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 197842 U.S.C. § 4852d; 40 CFR Part 745 Subpart F
MakeLease generates a customizable lease; add these Washington disclosures and terms.
Before you sign in Washington
- If a deposit is withheld wrongly
- 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))
- Deductions from the deposit
- 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 the deposit
- 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)
- Rent control and increases
- 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)
Statewide rent-increase cap (EHB 1217, 2025): no increase in the first 12 months of a tenancy, and no more than 7% + CPI or 10% (whichever is less) in any 12 months; Commerce publishes the figure each year: 9.683% for calendar 2026 and 10% for calendar 2027 (the 7% + CPI calculation was 11.53%, so the 10% ceiling applies). Exempt: buildings with first certificate of occupancy ≤12 years old, certain public/nonprofit/LIHTC housing, and some owner-occupied units. Cities may not enact their own rent control (RCW 35.21.830). Cap expires July 1, 2040.
- In effect since .
- If rent goes unpaid
- 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 .
- Before : 3-day notice to pay rent or vacate (changed to 14 days by ESSB 5600, Laws of 2019, ch. 356).
Washington lease FAQs
How much can a landlord charge for a security deposit in Washington?
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).
How long does a Washington landlord have to return a security deposit?
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)).
Is there a limit on late fees in Washington?
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). 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)).
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 much notice ends a month-to-month tenancy in Washington?
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)).
What disclosures does a Washington lease need?
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). The list covers 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, Signed fire safety and protection notice (smoke detector; for multifamily: sprinkler, alarm, smoking policy, emergency notification/relocation/evacuation plans and evacuation-route diagram), Department of Health information on indoor mold hazards, Written lease stating deposit-withholding terms and a signed, dated move-in condition checklist, Written deposit receipt and name/address/location of the trust-account depository, Written lease clearly stating any fee is nonrefundable, Tenant-screening notice (information accessed, denial criteria, consumer reporting agency, reusable-report policy), Statutory fee-in-lieu-of-security-deposit disclosure form, Statutory 'Rent and Fee Increase Notice' form, with facts supporting any claimed exemption, Lease notice of tenant rights and any landlord restrictions on window-mounted portable cooling devices and Federal lead-based paint disclosure and EPA pamphlet.
More on renting in Washington
- Washington landlord-tenant law — every topic in full, compared with neighbouring states
- Washington security deposit law — limit, return deadline and a deadline calculator
- Idaho residential lease agreement
- Oregon residential lease agreement
- Notice to vacate
- Lead paint disclosure
- Lease agreements for other states
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