Washington landlord-tenant laws are governed by the Residential Landlord-Tenant Act (RCW § 59.18). This legislation outlines the legal obligations of both landlords and tenants and establishes clear standards for rental agreements, property maintenance, deposits, rent collection, and eviction procedures. These laws are designed to promote fairness and transparency, ensuring that tenants have access to safe and habitable housing.
For example, landlords in Washington are required to limit late fees, follow strict disclosure requirements, and handle deposits according to statutory timelines. Tenants, in return, must pay rent on time, maintain the property, and adhere to the lease terms. The law also includes strong protections against housing discrimination, with additional state-level safeguards beyond federal standards.
In this article, we cover the most important landlord-tenant laws for owners to know in the state of Washington. However, remember that landlord-tenant regulations may vary by city, and particularly in places like Seattle, which enforces additional rules around rent increases and legal representation. These laws are subject to change, so it’s important to stay current by reviewing the Revised Code of Washington (RCW) or consulting a qualified attorney.
Disclaimer: Innago does not provide legal advice. The content and materials provided in this article are for general informational purposes only and may not be the most up-to-date information.
NEW! 2025 Washington Rental Laws
The following new rental laws passed in Washington in recent years:
Rent Increase Cap (House Bill 1217): Washington landlords may no longer raise residential rent by more than 10% per year. Rent increases are capped at 7% plus inflation, or 10%—whichever is lower—within any 12-month period.
Washington Quick Facts
Required Disclosures
Lead-based paint Landlord/agent ID Security deposit receipt Copy of rental agreement Move-in/out checklist Fire safety and protection Mold Nonrefundable fees
Rent and Fees
Application Fees: N/A Rent Control: Banned Late Fee Limit: $20 or 20% of monthly rent Grace Period Minimum: 5 days
Security Deposits
Amount Limit: N/A Interest: N/A Return Within: 21 days
Fair Housing Protections
Race Color National origin Religion Sex Familial status Disability Source of Income Citizenship/immigration status Military/veteran status Sexual orientation
Landlord Entry
Notice: 2 days Permitted Times of Entry: Reasonable
Eviction Notices
Rent Demand Notice: 14-day pay-or-quit notice Notice for Lease Violation: 10-day cure-or-quit notice Unconditional Notice to Quit: 3-day quit notice
Rights and Responsibilities of Washington Landlords and Tenants
In Washington, both landlords and tenants have specified rights and responsibilities under the Residential Landlord-Tenant Act (RCW 59.18). These laws are in place to ensure safe, habitable housing and fair rental practices. While lease agreements typically outline these obligations, they must comply with state law to be enforceable.
Below is a brief overview of landlord duties and rights as well as tenant rights and responsibilities in Washington:
Washington landlords have the right to:
Collect rent payments as agreed in the written rental agreement.
Enter the rental unit for inspections, repairs, or showings, provided they give at least two days written notice and enter at reasonable times.
Initiate eviction proceedings for valid reasons, such as non-payment of rent or lease violations, following the legal process.
Washington landlords are responsible for:
Maintaining the property to comply with all applicable codes, statutes, ordinances, and regulations that affect the health and safety of tenants.
Live in a unit that meets health standards and keeps them safe.
Receive proper notice before landlord entry into a unit, typically at least two days written notice.
Be free from discrimination based on many characteristics, such as race, color, sex, and more.
Request repairs for issues that affect health and safety, and under certain conditions, arrange for repairs and deduct the cost from rent if the landlord fails to act.
Receive a written notice of rent increases at least 60 days in advance for month-to-month tenancies.
Washington tenants are responsible for:
Paying rent and any agreed-upon utilities on time.
In Washington, landlords are legally obligated to provide prospective tenants with specific disclosures to promote transparency, protect tenant rights, and ensure compliance with both federal and state housing laws. These disclosures cover situations like property condition, safety standards, deposit handling, and health-related risks. Providing these notices in writing prevents potential legal disputes between landlords and tenants.
Below is a summary of the key disclosures that Washington landlords must provide to tenants:
Lead-based paint (Title X, Section 1018). Landlords in all 50 states must include information about lead-based paint hazards in the rental agreements for most rental properties built before 1978. Sellers and landlords must distribute an EPA-approved information pamphlet called “Protect Your Family from Lead in Your Home” and disclose any known lead hazards in the property. These obligations were established by Section 1018 of the Residential Lead-Based Paint Hazard Reduction Act of 1992.
Landlord/Agent Identification (RCW § 59.18.060(15)). Landlords must disclose to all tenants their names and addresses. If the landlord does not reside in the same state as the dwelling unit(s), the landlord should also designate the local person authorized to act on their behalf and who can receive notices.
Copy of Rental Agreement (RCW § 59.18.065). Landlords must provide a copy of the written rental agreement to each tenant who signs it.
Security Deposit Receipt (RCW § 59.18.270). Landlords must provide tenants with a written receipt for all security deposits. The receipt should include the name, address, and location of the depository where the funds are held.
Move-in Checklist (RCW § 59.18.260). Landlords in Washington may not collect a security deposit unless they provide a written checklist describing the “condition and cleanliness of existing damages to the premises and furnishings.” This checklist should include, but is not limited to, furniture, appliances, walls, carpets, flooring, and countertops. The checklist should be signed and dated by both the landlord and the tenant.
Fire Safety and Protection (RCW § 59.18.060(12)). Landlords in Washington must provide a written notice disclosing fire safety and protection information to all tenants. The notice should include the confirmation that the dwelling unit is equipped with a working smoke detector and inform tenants that it is their responsibility to maintain it in operating condition. For multi-family homes, the notice must also indicate whether the smoke detector is hard-wired or battery-powered and whether the building has a fire sprinkler system, fire alarm system, a smoking policy (and what it is), and an emergency notification/relocation/evacuation plan. The notice should be signed by both the landlord and the tenant when the lease is signed, and each party should keep copies.
Mold (RCW § 59.18.060(13)). Landlords in Washington are required to provide a written disclosure about the health hazards associated with mold exposure. The notice should be provided or approved by the department of health, and it may be either provided to each tenant individually or posed in a public location.
Nonrefundable Fees (RCW § 59.18.285). According to Washington rent laws, landlords must disclose the purpose and amount of all nonrefundable move-in fees in the lease agreement. If the lease neglects to specify that a fee is nonrefundable, it must be treated as a refundable deposit.
Washington landlord-tenant laws allow flexibility in charging rent and fees, but they also establish limits on late fees, grace periods, and tenant remedies. While statewide rent control is banned, local jurisdictions like Seattle may impose other requirements. All rental practices must comply with the Washington Residential Landlord-Tenant Act.
Rent Payments
Due Date: There is no statute in Washington specifying when rent should be due.
Rent Increases: Rent control is banned in Washington (RCW § 35.21.830). In Seattle, landlords are required to send 180 days’ notice before increasing rent and provide a notice of renters’ right to free legal assistance in an eviction lawsuit. If the increase is 10% or more, the notice must include a packet about the city’s economic displacement relocation assistance program (Seattle Municipal Code § 22.212.010).
Application Fees: Are rental application fees legal in Washington State? Rental application fees are not regulated in Washington.
Late Fees: Landlords may charge a reasonable late fee of less than $20 or 20% of the rent, whichever is greater (RCW § 19.150.150).
NSF/Bounced Check Fee Maximum: If the tenant’s rent check bounces, the landlord may charge a fee of 12% interest plus the cost of collection (up to $40 or the amount of the check, whichever is less) (RCW § 62A.3-515).
Tenant Remedies
Repair and Deduct: If the landlord fails to carry out their maintenance obligations, the tenant may send a good faith estimate of the repair cost to the landlord. If the landlord fails to remedy the condition within the applicable period, the tenant may arrange for the repair with a licensed contractor. Upon its completion, the tenant may then deduct the cost of repair from rent, up to two months’ rent per repair (RCW § 59.18.100).
Washington Security Deposits
Security deposits in Washington are governed by the Residential Landlord-Tenant Act (RCW 59.18) and serve to protect landlords from financial losses due to unpaid rent or tenant-caused damage. While Washington does not impose a limit on deposit amounts, the law requires landlords to follow specific rules regarding how deposits are held, returned, and itemized.
Below is an overview of Washington’s security deposit regulations:
Deposit Limit: There is no limit on security deposits in Washington.
Interest: Landlords are not required to pay tenants interest on security deposits. The landlord may keep any interest garnered from a deposit unless the rental agreement says otherwise (RCW § 59.18.270).
Deposit Location: Landlords must deposit all security funds in a trust account or other financial institution as defined by RCW 30.22.041, maintained only for the purpose of holding such deposits (RCW § 59.18.270).
Withholding: Landlords may not withhold funds from the security deposit for normal wear and tear resulting from ordinary use of the property. Upon returning the remainder of the security deposit, the landlord must include a “full and specific” statement of the reasons for any withholdings (RCW 59.18.280).
Washington Tenant Screening and Fair Housing Protections
Landlords in Washington must comply with fair housing laws when screening potential tenants. These rental laws are designed to prevent discrimination and ensure equal access to housing to all people regardless of personal characteristics or background. From advertising a property to reviewing applications, landlords are prohibited from making rental decisions based on any protected class.
The sections below explain what constitutes housing discrimination and outline the protected classes recognized under federal and Washington law.
What actions are considered housing discrimination?
Tenants in Washington are protected under the Federal Fair Housing Act (Title 24 USC § 3601–3607) and Washington state law. Discrimination occurs when a landlord considers a tenant’s protected characteristics in any part of the rental process, including:
Accepting or denying rental applications
Choosing screening criteria
Advertising or listing available units
Setting rent, fees, or lease terms
Offering credits, incentives, or promotions
Responding to maintenance or repair requests
Enforcing lease terms unevenly
Serving eviction or non-renewal notices
Communicating with tenants in a biased manner
What are the protected classes
Federal law prohibits discrimination in housing based on:
Washington landlords are subject to the federal Fair Credit Reporting Act (FCRA) (15 USC § 1681), which outlines the responsibilities of landlords to protect tenant credit information. According to the Act, landlords may not share tenant credit information with anyone without a legal reason to view it. They must also investigate disputed information, dispose of credit reports after use in tenant screening, and notify applicants when their credit score or history was the reason for their denial.
Use of Criminal Histories
Criminal background checks may be used during tenant screening in Washington, but Washington landlords should follow RCW 59.18.257 for using criminal background checks fairly. This includes avoiding blanket policies for denying applicants with criminal convictions, assessing applicants and their criminal histories on a case-by-case basis, and only denying an applicant when they demonstrate a risk to the safety of other residents or the property.
Washington law outlines specific rules regarding when and how landlords can enter a rental unit. These laws are designed to protect tenants’ privacy while allowing landlords to fulfill their maintenance and inspection responsibilities.
Below is a summary of Washington’s landlord entry requirements:
Advanced Notice: 2 days’ notice. Landlords must also get consent to enter a tenant’s unit, and the tenant, in turn, must not unreasonably withhold consent to do so, so long as the landlord gave at least one day’s notice of intent to enter (RCW § 59.18.150(6)).
Permitted Times: Landlords may only enter at reasonable times (RCW § 59.18.150(6)). Landlords may enter to inspect the premises; make repairs, alterations, or improvements; supply necessary or agreed-to services; or show the unit to prospective buyers or renters (RCW § 59.18.150(1)).
Emergency Entry: In case of an emergency or abandonment, the landlord may enter a unit without consent or advanced notice (RCW § 59.18.150(5)).
Washington Eviction Notices
Evictions are complex legal processes often poorly understood by both parties. Before pursuing eviction in Washington, consider hiring an experienced real estate attorney and be sure to review the Washington eviction process in more detail.
Notice for Lease Violation: 10 days to cure or quit (RCW § 59.12.030(4)). According to eviction laws in Washington state, this notice of lease termination applies when a tenant fails to perform any condition under the lease agreement other than nonpayment of rent, including an agreement not to sublet the property.
Unconditional Notice to Quit: 3 days to quit (RCW § 59.12.030(5)). This notice applies when a tenant conducts unlawful business on the premises.
Squatters are individuals who occupy property without the owner’s permission. In Washington state, squatters may, under specific conditions, claim legal ownership of a property that they occupy for a very long time through a legal process called adverse possession. The occupation period required by Washington law to file for adverse possession is 10 continuous years (or 7, if the squatter also pays all property taxes during that period and has color of title). However, these claims are rare and require strict adherence to legal criteria. In the vast majority of cases, property owners dealing with a squatter can follow lawful procedures to remove them. Note that resorting to self-help measures like changing locks or shutting off utilities is illegal.
For a squatter to succeed in gaining legal ownership of a property, they must:
Continuously and physically occupy the property without interruption for a statutory period (10 or 7 years in Washington).
Possess the property alone, and not share control with others.
Occupy the property in an obvious manner to anyone, including the legal owner.
Possess the property without permission from the legal owner.
Pay all taxeslegally assessed on the property during the statutory period (if the squatter in Washington wants to file for adverse possession after 7 years rather than 10).
These cases are uncommon and require judicial approval. Before attempting to remove a squatter, landlords should consult a qualified Washington real estate attorney and follow the legal eviction procedures under the the Residential Landlord-Tenant Act (RCW § 59.18).
The average rent rate in Washington according to Zillow is $1,750 per month.
The average rent rate in Seattle according to Zillow is $1,806 per month.
Landlords who rent and manage mobile homes are subject to Washington's Mobile Home Landlord-Tenant Act (RCW § 59.20).
Conclusion
Washington landlord-tenant laws promote fair and safe rental practices through clear rules on disclosures, deposits, entry, and eviction. While the state allows flexibility in lease terms, landlords and tenants should review RCW § 59.18 and local ordinances to stay compliant with the law.
FAQs
When must a landlord return the security deposit in Washington?
Washington landlords must return the security deposit within 21 days after the tenancy ends, along with a detailed statement of any deductions (RCW § 59.18.280).
What is the eviction process in Washington?
The eviction process in Washington, as in most states, is very complex. Before pursuing eviction, review your local court's process and relevant laws in more detail, and consider hiring an experienced eviction attorney to assist in the process. In general, landlords must first provide proper notice, which is typically 14 days to pay or vacate for nonpayment of rent. If the issue isn’t resolved, the landlord must file an eviction lawsuit. Self-help evictions involving changing locks or shutting off utilities are illegal.
Can a landlord charge late fees in Washington?
Yes. Late fees are allowed but must be less than $20 or 20% of monthly rent, whichever is greater (RCW § 19.150.150). The lease must also clearly outline these fees.
Is there a grace period for rent payments in Washington?
Yes. Tenants have a minimum 5-day grace periodbefore landlords can issue a notice for nonpayment of rent (RCW § 59.18.170).
Can tenants withhold rent for repairs in Washington?
Yes. Tenants may use the repair and deduct remedy if the landlord fails to make necessary repairs after notice. The tenant may hire a licensed contractor and deduct the cost from rent up to two months’ rent per repair(RCW § 59.18.100).
