Washington Landlord-Tenant Laws: Key Rental Rules (2026)
Security deposits, notice periods, landlord entry, and other key rental rules in Washington, each linked to the state law it comes from.
By the ListMyHomes.com™ Editorial TeamPublished Last reviewed
This page summarizes the main landlord-tenant rules in Washington. Each rule in the table below links to the law it comes from.
Key rules at a glance
| Rule | Washington |
|---|---|
| Where these laws apply | RCW chapter 59.18 holds Washington's Residential Landlord-Tenant Act of 1973. Chapter 59.18 does not govern (unless the arrangement is set up mainly to avoid it) residence at institutions such as nursing homes and hospitals, hotels, motels and other transient lodging, housing for seasonal farmworkers provided with the job, or occupancy by a landlord's employee that depends on working at the property, among other listed arrangements. The older tenancy rules of RCW chapter 59.04 do not apply to rental agreements under chapter 59.18. RCW 59.18.010, 59.18.040, 59.04.900 |
| Security deposit limit | No limit set by RCW chapters 59.18 and 59.04. A fee or deposit to hold a unit may not be more than 25% of the first month's rent. On the tenant's written request, deposits, nonrefundable fees and last month's rent may be paid in installments: three equal monthly installments when the unit is rented for a set term of three months or longer, otherwise two. Installments need not be allowed when deposits and nonrefundable fees total no more than 25% of the first full month's rent and last month's rent is not required at the start. RCW 59.18.610(1), (2), (4)(b); RCW chs. 59.18 and 59.04 (no deposit limit) |
| Where deposits are held | Deposits must promptly be placed in a trust account for tenants' deposits, at a financial institution or licensed escrow agent located in Washington. The landlord must give a written receipt and written notice of the depository's name, address and location, and of any later change. A deposit may be collected only under a written rental agreement that states when it may be kept, and with a move-in checklist describing the unit's condition, signed and dated by both, with a copy to the tenant. RCW 59.18.270; 59.18.260(1)-(3) |
| Returning the deposit | Within 30 days after the rental agreement ends and the tenant moves out (or after the landlord learns the tenant abandoned the unit), the landlord must give a full and specific statement of the basis for keeping any of the deposit, with any refund due. Delivering it in person, or mailing it first class to the tenant's last known address within the 30 days, complies. A landlord who misses the deadline is liable for the full deposit; a court may also award up to twice the deposit for an intentional refusal to give the statement or refund, unless the landlord shows circumstances beyond its control prevented it or the tenant abandoned the unit. RCW 59.18.280(1)(a), (2) |
| Deposit deductions | The written rental agreement must state the terms under which the deposit may be kept, and must say so if it may cover damage the tenant is responsible for. Nothing may be kept for wear from ordinary use, for carpet cleaning unless wear beyond ordinary use is documented, for items whose condition was not reasonably documented on the move-in checklist, or, when the damage does not cover the whole item, beyond the cost of repairing or replacing the damaged portion. Damage charges must be backed by copies of estimates or paid invoices sent with the statement. RCW 59.18.260(1), (4); 59.18.280(1)(b)-(c) |
| Interest on deposits | Unless otherwise agreed in writing, the landlord is entitled to the interest paid on the deposit trust account. RCW 59.18.270 |
| Landlord entry notice | At least two days' written notice of intent to enter, except in an emergency or where that is impracticable; entry only at reasonable times. The notice must state the date or dates and the exact time, or a window with the earliest and latest times, and a phone number for objections or rescheduling. To show the unit to prospective or actual buyers or tenants, the tenant may not unreasonably refuse entry at a set time after at least one day's notice. In an emergency or after abandonment, the landlord may enter without the tenant's consent. RCW 59.18.150(1), (5), (6) |
| Notice to end a month-to-month lease | A tenant ends a month-to-month or other periodic tenancy with written notice of 20 days or more before the end of a month or rental period. A landlord may not end a month-to-month or periodic tenancy except for a cause listed in RCW 59.18.650(2); for example, the owner or immediate family moving in, or the owner selling a single-family residence, each with at least 90 days' advance written notice. RCW 59.18.200(1)(a); 59.18.650(1)(d), (2)(d)-(e) |
| Rent-increase notice | At least 90 days' prior written notice, and an increase may not take effect before the end of the rental agreement's term. Subsidized tenancies with rent based on the tenant's income or household circumstances: at least 30 days. Except for subsidized tenancies with rent based on income or household circumstances, the notice must be substantially in the form set out in RCW 59.18.720. RCW 59.18.140(3)(a)-(b); 59.18.720(1)(a), (2) |
| Late fees | No late fee for rent paid within five days after its due date; after that, late fees may run from the first day after the due date. A tenant who can show that their main income is a regular monthly government payment arriving after the due date may propose in writing a due date up to five days later, and the landlord must agree. Payments go to rent first, before late payments or other fees. In an eviction case for unpaid rent, the judgment may include late fees only if they are due under the lease and do not exceed $75 in total. No other limit on the amount in RCW chapters 59.18 and 59.04. RCW 59.18.170(2)-(3), 59.18.283(1), 59.18.410(1); RCW chs. 59.18 and 59.04 (no other limit) |
| Notice for unpaid rent | Written notice to pay the rent or leave, giving 14 days after service for tenancies under RCW chapter 59.18; it may be served any time after the rent is due. The notice must be substantially in the state form, titled "Fourteen-Day Notice to Pay Rent or Vacate the Premises". RCW 59.12.030(3); 59.18.057(1) |
| Rent control | Cities, towns and counties may not regulate the amount of rent, except for property in public ownership or under public management and low-income housing under joint public-private agreements. State law limits increases: none during the first 12 months of a tenancy, and in any 12-month period no more than 7% plus the consumer price index, or 10%, whichever is less. Rent may be reset by any amount after a tenant moves out and the tenancy ends. The Department of Commerce calculates and publishes the maximum each year. Exempt tenancies include units whose first certificate of occupancy was issued 12 or fewer years before the increase notice, certain public, nonprofit and tax-credit housing, and some owner-occupied rentals (not when the owner is a real estate investment trust, a corporation, or an LLC with a corporate member). The limit expires July 1, 2040. RCW 35.21.830; 36.01.130; 59.18.700(1); 59.18.710 |
| Required landlord disclosures | When the lease is signed, a written fire-safety notice, signed by landlord and tenant, that the unit has a smoke detection device and of the tenant's duty to maintain it; outside single-family homes it must also say whether the detector is hard-wired or battery operated and whether the building has a fire sprinkler system, a fire alarm system, a smoking policy and emergency notification, relocation and evacuation plans. Department of Health information on indoor mold, given to new tenants when the lease is signed. The name and address of the landlord, on the rental agreement or posted on the premises, and, if that person lives out of state, an agent who lives in the county. For leases entered into after December 31, 2026: that the property may be in a special flood hazard area or an area of potential flooding, that the landlord's insurance does not cover the tenant's belongings, and that hazard information is available from the county. Before screening an applicant, notice in writing or by posting of what information will be checked and what criteria may lead to denial. The deposit receipt, depository notice and move-in checklist are also required (see above). RCW 59.18.060(12)-(14), (16); 59.18.257(1)(a); 59.18.270; 59.18.260(2) Federal law: For housing built before 1978 (with limited exceptions): before the tenant is bound by the lease, the landlord must give the EPA lead-hazard pamphlet and disclose any known lead-based paint or hazards and any available reports. 42 U.S.C. § 4852d; 40 CFR 745.107 |
| Fair housing protected classes | Sex, marital status, sexual orientation (which includes gender expression or identity), race, creed, color, national origin, citizenship or immigration status, families with children status, honorably discharged veteran or military status, sensory, mental or physical disability, and use of a trained dog guide or service animal by a person with a disability. These protections cover renting and leasing real property. RCW 49.60.222(1); 49.60.040(22), (29) |
What this means for renters
Before you sign, compare the lease's deposit amount, rent due date, and late-fee terms with the rules above. At move-in, record the unit's condition with dated photos. When you move out, give the written notice your lease and the rules above call for, leave a forwarding address, and keep copies of everything you send and receive.
What this means for landlords who manage their own rental
List the unit with its rent, deposit, and lease terms. Screen every applicant by the same written criteria, within fair-housing law. Collect the deposit and give notices following the rules above, and keep records of the unit's condition at move-in and move-out.
List your rental on ListMyHomes.com for one flat fee, or browse rentals in Washington listed directly by owners.
Frequently asked questions
How much can a landlord charge for a security deposit in Washington?
No limit set by RCW chapters 59.18 and 59.04. A fee or deposit to hold a unit may not be more than 25% of the first month's rent. On the tenant's written request, deposits, nonrefundable fees and last month's rent may be paid in installments: three equal monthly installments when the unit is rented for a set term of three months or longer, otherwise two. Installments need not be allowed when deposits and nonrefundable fees total no more than 25% of the first full month's rent and last month's rent is not required at the start. See the source in the table above.
How long does a Washington landlord have to return a security deposit?
Within 30 days after the rental agreement ends and the tenant moves out (or after the landlord learns the tenant abandoned the unit), the landlord must give a full and specific statement of the basis for keeping any of the deposit, with any refund due. Delivering it in person, or mailing it first class to the tenant's last known address within the 30 days, complies. A landlord who misses the deadline is liable for the full deposit; a court may also award up to twice the deposit for an intentional refusal to give the statement or refund, unless the landlord shows circumstances beyond its control prevented it or the tenant abandoned the unit. See the source in the table above.
How much notice must a Washington landlord give before entering?
At least two days' written notice of intent to enter, except in an emergency or where that is impracticable; entry only at reasonable times. The notice must state the date or dates and the exact time, or a window with the earliest and latest times, and a phone number for objections or rescheduling. To show the unit to prospective or actual buyers or tenants, the tenant may not unreasonably refuse entry at a set time after at least one day's notice. In an emergency or after abandonment, the landlord may enter without the tenant's consent. See the source in the table above.
How much notice ends a month-to-month lease in Washington?
A tenant ends a month-to-month or other periodic tenancy with written notice of 20 days or more before the end of a month or rental period. A landlord may not end a month-to-month or periodic tenancy except for a cause listed in RCW 59.18.650(2); for example, the owner or immediate family moving in, or the owner selling a single-family residence, each with at least 90 days' advance written notice. See the source in the table above.
How much notice is required for a rent increase in Washington?
At least 90 days' prior written notice, and an increase may not take effect before the end of the rental agreement's term. Subsidized tenancies with rent based on the tenant's income or household circumstances: at least 30 days. Except for subsidized tenancies with rent based on income or household circumstances, the notice must be substantially in the form set out in RCW 59.18.720. See the source in the table above.
How much can a Washington landlord charge for late rent?
No late fee for rent paid within five days after its due date; after that, late fees may run from the first day after the due date. A tenant who can show that their main income is a regular monthly government payment arriving after the due date may propose in writing a due date up to five days later, and the landlord must agree. Payments go to rent first, before late payments or other fees. In an eviction case for unpaid rent, the judgment may include late fees only if they are due under the lease and do not exceed $75 in total. No other limit on the amount in RCW chapters 59.18 and 59.04. See the source in the table above.
How much notice must a Washington landlord give when rent is unpaid?
Written notice to pay the rent or leave, giving 14 days after service for tenancies under RCW chapter 59.18; it may be served any time after the rent is due. The notice must be substantially in the state form, titled "Fourteen-Day Notice to Pay Rent or Vacate the Premises". See the source in the table above.
Does Washington have rent control?
Cities, towns and counties may not regulate the amount of rent, except for property in public ownership or under public management and low-income housing under joint public-private agreements. State law limits increases: none during the first 12 months of a tenancy, and in any 12-month period no more than 7% plus the consumer price index, or 10%, whichever is less. Rent may be reset by any amount after a tenant moves out and the tenancy ends. The Department of Commerce calculates and publishes the maximum each year. Exempt tenancies include units whose first certificate of occupancy was issued 12 or fewer years before the increase notice, certain public, nonprofit and tax-credit housing, and some owner-occupied rentals (not when the owner is a real estate investment trust, a corporation, or an LLC with a corporate member). The limit expires July 1, 2040. See the source in the table above.
Rentals in Washington listed by owners
There are no owner-listed rentals in Washington on ListMyHomes.com right now. New listings appear here as landlords list.
Browse rentals in Washington · List your rental for one flat fee