Washington Landlord-Tenant Laws

• 30 days after termination of rental agreement AND vacation of premises
• 30 days after landlord learns of abandonment
• Must be postmarked by the 30th day — first-class mail to tenant's forwarding address or last known address

• Landlord has 30 days after lease termination AND tenant vacates to return deposit or provide a full and specific written statement of deductions
• Statement must itemize the basis for retaining any portion of the deposit — general 'no refund' statements are insufficient
• Must include documentation such as receipts, invoices, or estimates for claimed damages (for tenancies initiated on or after July 23, 2023)
• Cannot retain for normal wear and tear (wear resulting from ordinary use of the premises)
• Cannot retain for costs of repair/replacement of fixtures if their condition was not documented in the written move-in checklist (RCW 59.18.260)
• +5 more requirements

Within 30-day return window

• PERMITTED deductions: unpaid rent, late charges (subject to caps), damages beyond normal wear and tear, unpaid utilities, and other charges due under the rental agreement
• CANNOT deduct for normal wear and tear (wear resulting from ordinary use of the premises)
• CANNOT deduct for conditions not documented on the move-in checklist (RCW 59.18.260)
• CANNOT deduct for entire item when only a portion is damaged — only the cost of repair/replacement of the damaged portion (RCW 59.18.280(1)(a)(iv))
• CANNOT charge tenant for normal cleaning if tenant has paid a nonrefundable cleaning fee (RCW 59.18.130(10))
• +3 more requirements

• 5 days — landlord cannot charge late fees until rent is more than 5 days past due (RCW 59.18.170(2))
• 14-day written pay or vacate notice (RCW 59.18.057, 59.12.030(3))
• Must use the specific statutory notice form prescribed by RCW 59.18.057
• Landlord must also provide notice to dispute resolution center serving the county

• Mandatory 5-day grace period before late fees can be charged (RCW 59.18.170(2))
• 14-day written pay or vacate notice required — must use the exact statutory form (RCW 59.18.057)
• Notice must state the total financial obligation alleged by the landlord
• 'Rent' includes recurring periodic charges for use and occupancy plus utilities, but NOT late fees, damages, deposits, legal costs, or attorneys' fees (RCW 59.18.030)
• Notice must be served in person, by posting and mailing, or by other service method under RCW 59.12.040
• +6 more requirements

• 10-day comply or vacate notice
• 3-day notice to quit (no cure period)
• 90-day notice
• 120-day notice (RCW 59.18.200)
• 60-day notice
• 60-day notice before end of specified period (if conditions met)

• Material lease violation: 10-day notice specifying acts/omissions constituting breach — tenant has 10 days to cure or vacate
• Nuisance, waste, or criminal activity: 3-day notice to quit — no right to cure
• Gang-related activity: 3-day notice (RCW 59.18.500-510)
• Owner or immediate family member intends to occupy: 90-day notice required
• Demolition or substantial rehabilitation: 120-day notice (RCW 59.18.200)
• +8 more requirements

• Defendant must appear within the time specified in summons
• Court schedules show cause hearing
• Issued after judgment — tenant typically has 3 days to vacate after writ served
• If personal service fails after due diligence, summons may be posted conspicuously on premises not less than 9 days before return date, plus mailing

• Self-help eviction is ILLEGAL — landlord cannot change locks, shut off utilities, remove belongings, or physically remove tenant (RCW 59.18.290)
• Landlord must first serve proper statutory notice (14-day, 10-day, 3-day, etc., depending on cause)
• After notice period expires without cure or vacate, landlord may file unlawful detainer complaint in district or superior court
• Summons and complaint must be personally served on tenant; if personal service fails after due diligence, may post and mail
• Tenant may file a written answer asserting defenses (e.g., retaliation, habitability, improper notice)
• +6 more requirements

• May 7, 2025 (HB 1217, signed by Governor Ferguson)
• July 1, 2040
• 90 days' written advance notice of any rent increase (RCW 59.18.140)
• 10% maximum through December 31, 2025
• 9.683% maximum (January 1 – December 31, 2026)
• Department of Commerce publishes maximum annually on or after June 1

• Rent cannot be increased at all during the first 12 months of any tenancy
• After the first 12 months, maximum increase is 7% + CPI or 10%, whichever is LESS, in any 12-month period
• 2025 cap: 10% (CPI established at 3.3%); 2026 cap: 9.683%
• CPI used: June 12-month percent change in CPI for All Urban Consumers, Seattle-Tacoma-Bellevue area
• Department of Commerce publishes the cap annually on its website
• +10 more requirements

• Landlord must commence within 24 hours of notice (RCW 59.18.070(1))
• Landlord must commence within 10 days of notice (RCW 59.18.070(3))
• 72 hours for conditions involving loss of hot water, heat, or other essential service in winter months (RCW 59.18.070(2))

• Tenant must give landlord written notice describing the defect and needed repairs (RCW 59.18.070)
• Emergency conditions (no hot water, heat, electricity, or conditions imminently hazardous to life): landlord must commence repairs within 24 hours
• Intermediate conditions (loss of certain services during heating season): landlord must commence within 72 hours
• Standard conditions: landlord must commence within 10 days of notice
• REPAIR AND DEDUCT: If landlord fails to commence repair, tenant may hire a licensed/registered contractor, have repairs done, and deduct cost from rent — up to 2 months' rent per repair, and up to 2 months' rent total in any 12-month period (RCW 59.18.100)
• +6 more requirements

• At least 2 days (48 hours) written notice
• At least 1 day (24 hours) written notice
• No notice required
• No notice required

• Standard entry (inspections, repairs, improvements, services): minimum 2 days (48 hours) written notice (RCW 59.18.150(6))
• Showing property to prospective/actual tenants, purchasers, mortgagees, workers, contractors: minimum 1 day (24 hours) written notice
• Notice must be in writing and must specify: date, time (or time range with earliest and latest times), purpose, and a telephone number for tenant to call to reschedule
• Entry must be at reasonable times only
• Landlord may enter WITHOUT notice only in case of emergency or abandonment (RCW 59.18.150(5))
• +5 more requirements

Throughout the tenancy

• Landlord is PROHIBITED from retaliating against a tenant for exercising any lawful right under the RLTA
• Protected tenant activities include: reporting code violations, complaining about habitability, requesting repairs, organizing with other tenants, exercising repair remedies, filing lawsuits or complaints
• Prohibited retaliatory actions include: rent increases, service reductions, eviction, harassment, threats
• Retaliation is presumed if landlord takes adverse action within a reasonable time after tenant exercises a protected right
• Retaliation is a defense to an eviction action — if tenant proves eviction is retaliatory, the eviction may be dismissed
• +4 more requirements

At lease execution

• Written rental agreement REQUIRED if landlord collects a security deposit (RCW 59.18.260)
• Any provision waiving tenant rights under the RLTA is void and unenforceable (RCW 59.18.230)
• Prohibited lease provisions include: waiver of habitability duties, waiver of deposit return requirements, waiver of entry notice requirements
• Distress for rent is ABOLISHED — landlord cannot seize tenant's personal property for unpaid rent (RCW 59.18.230)
• Landlord must provide tenant with a copy of the rental agreement
• +6 more requirements

Notice effective upon delivery or a date specified in the notice

• Tenant who is a victim of domestic violence, sexual assault, unlawful harassment, or stalking may terminate the lease early (RCW 59.18.575)
• Tenant must provide: written notice to landlord AND documentation (protection order, police report, or statement from qualified third party)
• Landlord must keep all information about the DV situation confidential
• Tenant terminating under this provision is not liable for early termination penalties
• Tenant is responsible for rent through the month of vacating, plus an additional month's rent as the maximum penalty
• +5 more requirements

At all times — advertising, application, tenancy, and termination

• Federal Fair Housing Act protects: race, color, national origin, religion, sex (including gender identity and sexual orientation per Bostock), familial status, disability
• Washington Law Against Discrimination (RCW 49.60) adds protections for: creed, citizenship/immigration status, marital status, sexual orientation, gender identity, age, veteran/military status, sensory/mental/physical disability, use of service/guide animals
• Source of income discrimination is PROHIBITED statewide — landlords cannot refuse tenants who use housing vouchers, government subsidies, or similar benefits (RCW 59.18.255, effective 2018)
• Discrimination prohibited in: advertising, application screening, rental terms, conditions of tenancy, eviction decisions, and provision of services
• Reasonable accommodations must be provided for tenants with disabilities (modifications to rules, policies, practices)
• +3 more requirements

Various effective dates

• Seattle Just Cause Eviction Ordinance (SMC 7.24) — precedes and supplements state just cause law
• First-in-time rule: landlord must offer tenancy to the first qualified applicant
• Winter eviction protection: it is a defense to certain evictions if the tenant would have to vacate between December 1 and March 1 (SMC 22.205.080)
• Landlord must offer lease renewal 60-90 days before expiration unless just cause not to (SMC 7.24.030.J)
• Move-in cost limits: security deposits plus nonrefundable fees capped — tenants may pay in installments
• +6 more requirements