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State Reference Guide · West

Washington
Tenant Rights.

This guide provides a comprehensive overview of the Washington Residential Landlord-Tenant Act (RLTA), codified as Chapter 59.18 of the Revised Code of Washington (RCW).

Disclaimer: Information provided is for general educational purposes only and does not constitute legal advice. Laws vary by jurisdiction and are subject to change. Consult a qualified attorney for advice specific to your situation.

What rights do tenants have in Washington?

Tenants in Washington are protected by state law that governs security deposit limits, the notice a landlord must give before eviction, basic habitability standards (heat, water, electrical, locks), and the deadline for returning your deposit after move-out. Local cities in Washington sometimes add stronger protections on top of these state-wide rules.

01
MONEY

Security Deposits

Washington law strictly regulates how landlords handle deposits. If a landlord fails to follow these steps, they may be barred from keeping any portion of the deposit.

Maximum Amount
There is no state-wide cap on the amount a landlord can charge, but all deposits must be refundable unless clearly labeled otherwise.
The Checklist Requirement (RCW 59.18.260)
A landlord cannot collect a deposit unless there is a written rental agreement and a written move-in checklist describing the condition of the unit. Both parties must sign this checklist.
Holding the Deposit (RCW 59.18.270)
The money must be kept in a trust account in Washington state. The landlord must provide the tenant with a receipt and the name/address of the financial institution.
Return Deadline (RCW 59.18.280)
Landlords have 30 days after the tenant moves out to return the full deposit or provide a specific, itemized statement explaining why any portion is being withheld. (Note: This was increased from 21 days in 2023).
Penalties for Non-Compliance
If the landlord fails to provide the statement or refund within 30 days, they may be liable for the full amount of the deposit plus double damages and attorney’s fees in court.
02
NOTICE

Eviction Notices & "Just Cause"

Washington recently shifted to a "Just Cause" state, meaning a landlord cannot simply end a month-to-month lease for no reason.

Just Cause Eviction (RCW 59.18.650)
Landlords must have a legal reason to end a tenancy. Valid reasons include: - Nonpayment of rent.Substantial breach of lease terms.The owner or their immediate family wants to move into the unit.The owner intends to sell a single-family residence.The owner intends to demolish or substantially remodel the unit.
Nonpayment of Rent
Requires a 14-day "Pay or Vacate" notice (RCW 59.12.030(3)).
Lease Violation
Requires a 10-day "Comply or Vacate" notice.
Nuisance or Waste
Requires a 3-day "Quit" notice (no option to fix the behavior).
Terminating a Month-to-Month Lease
If the landlord has a "just cause" reason (like selling the property), they must typically give 60 or 90 days' notice, depending on the reason.
03
NOTICE

Landlord Entry (RCW 59.18.150)

Tenants have a right to privacy. Landlords cannot enter a unit whenever they wish.

Notice Period
2 days' notice for general maintenance, repairs, or inspections.1 day's notice to show the unit to prospective tenants or buyers.
Requirements
The notice must state the specific time and date of entry and a phone number to contact the landlord.
Emergency Exception
No notice is required in cases of fire, flood, or other emergencies.
Penalty
If a landlord violates these rules, a tenant can recover a penalty of up to $100 per violation through legal action.
04
MONEY

Rent Control & Increases

Rent Stabilization (HB 1217, effective May 7, 2025)
Washington enacted statewide rent stabilization. Rent increases are capped at 7% + CPI or 10%, whichever is lower, for most residential tenancies. No rent increases are permitted during the first 12 months of any tenancy. Exemptions include new construction (12 years from certificate of occupancy), certain affordable housing, and owner-occupied duplexes/triplexes/fourplexes. (Note: Prior to May 2025, state law prohibited local rent control under RCW 35.21.830. HB 1217 supersedes this preemption with statewide caps.)
Rent Increase Notice (RCW 59.18.140, as amended by HB 1217)
A landlord must provide at least 90 days' written notice before increasing the rent (increased from 60 days effective May 2025). - Note: Increases cannot occur during a fixed-term lease unless the lease specifically allows for it.
Tenant Remedies
If a landlord increases rent above the legal cap, tenants may terminate the lease with 20 days' notice without penalty, or seek damages up to three months' rent plus attorney's fees.
Late Fees
Late fees must be specified in the written lease and cannot exceed 10% of the monthly rent (RCW 59.18.170).
05
SAFETY

Habitability & Repairs

Washington requires landlords to keep premises in "fit" condition. This is known as the Warranty of Habitability.

Landlord Duties (RCW 59.18.060)
Landlords must maintain common areas, keep the roof and walls waterproof, and ensure heat, water, and electricity are in good working order.
Mandatory Repair Timelines (RCW 59.18.070)
After receiving written notice from the tenant, the landlord must begin repairs within: - 24 hours: For loss of hot or cold water, heat, or electricity, or a condition imminently hazardous to life.72 hours: For major plumbing fixtures or appliances supplied by the landlord.10 days: For all other repairs.
Repair and Deduct (RCW 59.18.100)
If a landlord fails to repair within the required time, a tenant may perform the repair themselves (or hire someone) and deduct the cost from the rent. Warning: This process is highly technical. Per RCW 59.18.100(2), the deduction cannot exceed one month's rent for any single repair, and the total of all deductions cannot exceed two months' rent in any 12-month period. The tenant must also provide specific estimates and notices as required by law.
06
SAFETY

Retaliation Protections (RCW 59.18.240 & .250)

Landlords are prohibited from retaliating against tenants who exercise their legal rights.

Protected Activities
Reporting code violations, joining a tenant union, or filing a formal complaint against the landlord.
Presumption of Retaliation
If a landlord takes an "adverse action" (eviction notice, rent increase, reduction in services) within 90 days of a tenant exercising their rights, the law presumes the landlord is retaliating. The landlord must then prove in court that the action was for a legitimate, non-retaliatory reason.
07
LEASE

Lease Requirements & Disclosures

Every Washington lease should include:

Identification
Name and address of the landlord or manager (RCW 59.18.060).
Fire Safety
A notice regarding smoke detectors and fire safety/evacuation plans (RCW 59.18.060(12)).
Mold Disclosure
Information about the health hazards of mold (RCW 59.18.060(13)).
Voter Registration
Many jurisdictions (like Seattle) require landlords to provide voter registration information to new tenants.
Unique To Washington

Protections you won't find everywhere else.

01
Resources
Disclaimer: This guide is for informational purposes and does not constitute legal advice. Laws are subject to change, and local municipal codes (especially in Seattle) may provide additional protections.
Cities with local protections

These Washington cities layer extra tenant protections on top of state law: Auburn, Battle Ground, Bellevue, Bellingham, Bothell, Bremerton, Centralia, Cheney, Clarkston, Des Moines, Edmonds, Ellensburg, Everett, Kennewick, Kent, Kirkland, Lakewood, Lynnwood, Marysville, Moses Lake, Olympia, Pasco, Pullman, Puyallup, Redmond, Renton, Richland, Ridgefield, Seattle, Shoreline, Silverdale, Spokane, Steilacoom, Tacoma, Tumwater, University Place, Vancouver, Walla Walla, Woodinville, Yakima.

Common Questions

Frequently Asked

Security deposit limits in Washington are set by state law and typically apply per lease, not per tenant. The exact cap, allowed deductions, and the deadline for returning the deposit are defined in the Washington statutes section above; deadlines vary by state, so check that section for the specific rule that applies to your lease. Always document the unit's condition with photos at move-in and move-out so you can dispute improper deductions.

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Disclaimer: Information provided is for general educational purposes only and does not constitute legal advice. Laws vary by jurisdiction and are subject to change. Consult a qualified attorney for advice specific to your situation.

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