Landlord laws
Washington landlord-tenant law
Revised Code of Washington ch. 59.18 (Residential Landlord-Tenant Act), RCW 59.12.030, 35.21.830, 49.60.222 (official text, app.leg.wa.gov)
Last verified Oct 2026
General information only. Not legal advice. RentToolkit is not a law firm. Laws and local ordinances change, so check the statute and consult a licensed attorney in your state before acting.
| Topic | Rule (plain English) | Statute | Status |
|---|---|---|---|
| Security deposit cap | Not specified in state statute. No statewide dollar cap. We checked all of RCW 59.18. You may collect a deposit only with a written lease and a signed move-in condition checklist (59.18.260). If deposits and fees total more than 25% of the first month's rent, or you require last month's rent up front, the tenant may pay them in 2–3 monthly installments on written request (59.18.610). | RCW 59.18.260, 59.18.610 | Not in statute |
| Deposit return deadline | Within 30 days after the lease ends and the tenant moves out, deliver or mail a full, specific statement of any deductions with estimates, invoices or receipts, plus any refund. No deductions for ordinary wear, and none for carpet cleaning unless wear beyond ordinary use is documented. | RCW 59.18.280 | Verified |
| Deposit holding and interest | Put deposits promptly in a trust account at a Washington financial institution or licensed escrow agent. Give the tenant a written receipt and the depository's name, address and location. Unless you agree otherwise in writing, the landlord keeps the interest. | RCW 59.18.270 | Verified |
| Late fee cap and grace period | No late fee for rent paid within 5 days after the due date. After that, fees may run from the day after the due date. Tenants whose main income is monthly government assistance may ask to move the due date up to 5 days later. No dollar cap appears in the statute. | RCW 59.18.170(2)–(3) | Verified |
| Landlord entry notice | Give at least 2 days' written notice, stating the date and time (or window) and a phone number for objections, and enter only at reasonable times. To show the unit to buyers or renters, 1 day's notice. No notice is needed in an emergency. | RCW 59.18.150(6) | Verified |
| Rent increase notice | Give at least 90 days' written notice of any rent increase (30 days for income-based subsidized tenancies). An increase can't take effect before a fixed-term lease ends. | RCW 59.18.140(3) | Verified |
| Rent control status | A statewide cap applies (May 7, 2025 – July 1, 2040). No increase in the first 12 months of a tenancy, and no more than 7% plus CPI or 10%, whichever is less, in any 12 months. The Department of Commerce publishes the yearly limit. Units whose first certificate of occupancy is 12 years old or newer are exempt, among other exemptions (59.18.710). Cities may not adopt their own rent control (35.21.830). | RCW 59.18.700, 59.18.710, 35.21.830 | Verified |
| Eviction notice: nonpayment | Serve a written 14-day notice to pay or vacate. You can serve it any time after rent is due. | RCW 59.12.030(3) | Verified |
| Eviction notice: lease violation | Serve a written 10-day notice to comply or vacate that names the breach. Washington requires just cause to end most tenancies. | RCW 59.12.030(4), 59.18.650(2)(b) | Verified |
| Required disclosures | State the landlord's name and address in the lease or post it (59.18.060(16)). Give fire-safety and smoke-detector information (59.18.060(12)) and DOH information about mold (59.18.060(14)). Give a signed move-in checklist before collecting any deposit (59.18.260). Give a deposit receipt and depository notice (59.18.270). For pre-1978 housing, give the federal lead-paint disclosure (40 CFR 745.113). | RCW 59.18.060, 59.18.260, 59.18.270; 40 CFR 745.113 | Verified |
| Fair housing beyond federal law | Washington adds marital status, sexual orientation, creed, citizenship or immigration status, honorably discharged veteran or military status, and use of a trained dog guide or service animal. | RCW 49.60.222 | Verified |
Last verified Oct 2026 · Sources are official state legislature sites. Federal rules also apply.
Tools for Washington landlords
Late fee calculator
Model grace periods and fees.
Open →Prorated rent calculator
Mid-month move-ins.
Open →Rent increase calculator
New rent and annual impact.
Open →General information only. Not legal advice. RentToolkit is not a law firm. Laws and local ordinances change, so check the statute and consult a licensed attorney in your state before acting.