Landlord Guide to Renting in Washington

Washington permits both oral and written rental agreements. Written leases are strongly recommended to clearly document the terms of the tenancy. Any lease for a term of one year or longer must be in writing. Month-to-month tenancies are established when no fixed term is specified or when a fixed-term lease expires and the tenant continues to occupy the unit.

• Written and oral leases are both enforceable; leases of one year or longer must be in writing
• The lease should state rent amount, due date, term, and responsibilities of each party
• Landlords must provide tenants with a copy of the lease and a checklist describing the unit's condition (RCW 59.18.260)
• Any lease provision that waives the tenant's rights under RCW 59.18 is void

Washington does not impose a statutory maximum on security deposits, though the deposit amount must be reasonable. Under RCW 59.18.260, the landlord must provide a written checklist describing the condition and cleanliness of the unit at move-in. The deposit must be held in a trust account at a Washington financial institution, and the landlord must provide the tenant with a written receipt.

• No statutory maximum, but the deposit must be reasonable
• Must be deposited in a trust account at a Washington-based bank or escrow agent (RCW 59.18.270)
• Landlord must provide a written receipt and disclose the account name and address
• A written move-in condition checklist is required (RCW 59.18.260)

Washington landlords must provide several disclosures before or at the start of a tenancy, as outlined in the Residential Landlord-Tenant Act and other state laws.

• Move-in condition checklist signed by both parties (RCW 59.18.260)
• Lead-based paint disclosure for pre-1978 properties (federal, 42 U.S.C. § 4852d)
• Information about the Landlord-Tenant Act provided to the tenant (RCW 59.18.260)
• Fire safety and protection information including smoke detector compliance
• Disclosure of any known mold conditions (RCW 59.18.060)
• Contact information for the landlord or property manager authorized to receive service of process (RCW 59.18.060)

Rent is due on the date specified in the lease agreement. Washington does not require a statutory grace period or cap on late fees at the state level, but local jurisdictions may impose their own rules. Landlords must provide tenants with a receipt for cash payments.

• Rent is due on the date stated in the lease
• No statewide mandatory grace period, though local ordinances may apply
• Late fees must be stated in the lease and be reasonable
• Landlords may not charge a late fee if the tenant's rent is subsidized and the subsidizing agency is responsible for the late portion (RCW 59.18.170)

Under RCW 59.18.060, landlords must maintain the rental property in a habitable condition. This includes compliance with applicable building and housing codes, structural maintenance, pest control, and ensuring all supplied systems and appliances are in working order.

• Maintain the property in compliance with building and housing codes (RCW 59.18.060)
• Keep common areas clean and safe
• Provide adequate weatherproofing, plumbing, heating, and hot water
• Maintain all landlord-supplied appliances in working order

Washington Code RCW 59.18.150 requires landlords to provide at least two days' notice before entering a rental unit, except in cases of emergency. Entry must be at reasonable times and for legitimate purposes such as inspections, repairs, or showing the unit.

• Minimum two days' notice required for non-emergency entry (RCW 59.18.150)
• Entry must be at reasonable times
• No notice required for genuine emergencies or when the tenant has abandoned the property
• Tenant consent should be documented when possible

Washington does not have statewide rent control, though some local jurisdictions may have additional regulations. Landlords must provide at least 60 days' written notice before a rent increase takes effect for month-to-month tenancies (RCW 59.18.140). Rent cannot be increased during a fixed-term lease unless the lease expressly permits it.

• No statewide rent control, but local ordinances may apply
• 60 days' written notice required for any rent increase on month-to-month tenancies (RCW 59.18.140)
• Rent increases cannot be retaliatory (RCW 59.18.250)
• Fixed-term leases: rent may only be increased if the lease allows it

Notice requirements in Washington depend on the tenancy type and the reason for termination. Fixed-term leases end at the expiration of the lease term without notice unless otherwise stated.

• Month-to-month tenancy: 20 days' written notice (RCW 59.18.200)
• Fixed-term lease: terminates automatically at expiration
• Nonpayment of rent: 14-day pay-or-vacate notice (RCW 59.18.057)
• Lease violation (curable): 10-day notice to comply or vacate (RCW 59.18.180)
• Nuisance or illegal activity: 3-day notice to vacate (RCW 59.18.180)

Evictions in Washington are governed by the Unlawful Detainer Act (RCW 59.12) and must follow specific notice and filing procedures. The landlord must serve the appropriate notice and wait for it to expire before filing an unlawful detainer action in superior court.

• Serve the required notice (14 days for nonpayment, 10 days for curable violations, 3 days for nuisance)
• File an unlawful detainer action in superior court after the notice period expires
• The tenant is served with a summons and has the right to respond
• If the court rules for the landlord, a writ of restitution is issued

Under RCW 59.18.280, the landlord must return the security deposit within 21 days after the tenancy ends and the tenant provides a forwarding address. The landlord must provide a full and specific statement of the basis for retaining any portion of the deposit, along with documentation of costs.

• Return deadline: 21 days after the tenancy ends and a forwarding address is provided (RCW 59.18.280)
• A full, specific, itemized statement of deductions is required
• Permissible deductions: unpaid rent, damages beyond normal wear and tear, cleaning costs if specified in lease
• Failure to return the deposit or provide a statement within 21 days may result in up to double the deposit as a penalty