Washington Landlord-Tenant Laws: A Complete Guide for Renters and Landlords

Washington's 2025 landlord-tenant laws focus on strengthening tenant protections, clarifying landlord obligations, and implementing statewide rent stabilization. This guide provides a current, detailed overview of the state's regulations

Washington Rules on Tenant Screening and Rental Applications

Washington state law doesn't limit the amount landlords may charge for rental applications, but city ordinances might. Any fees collected must be used to cover actual costs, such as credit or background checks, and landlords are required to provide tenants with a receipt detailing how the funds were used. While the law doesn't require any specific language in applications, it's a best practice for landlords to be transparent about any fees up front.

Screening Rental Applicants

Landlords may charge for tenant screening and can require credit, rental, and criminal history checks. Washington doesn't require landlords to allow "reusable" tenant screening reports, though new legislation is under discussion.

Before screening a tenant or accepting a screening fee, landlords must provide written notice to the applicant detailing:

• the types of information will be used to conduct the screening
• the reasons an application might be rejected
• contact information for the consumer reporting agency conducting the screening (if any), and
• whether the landlord will accept a reusable tenant screening report.

(Wash. Rev. Code § 59.18.257 (2025).)

Discrimination in screening is prohibited.

Rental Deposits

Washington landlords can't charge a fee or deposit to put an applicant on a rental waitlist. They can, however, charge a deposit to hold a rental, but not until the landlord has offered the rental to the tenant. The deposit can't exceed 25% of the first month's rent, and the landlord must provide a receipt. (Wash. Rev. Code § 59.18.253 (2025).)

Fair Housing Laws

All landlords must comply with federal and state antidiscrimination laws when screening applicants. Federal fair housing laws prohibit landlords from discriminating on the basis of:

• race or color
• religion
• national origin
• familial status or age (includes families with children under the age of 18 and pregnant women)
• disability or handicap, and
• sex (includes gender identity and sexual orientation).

Washington law also prohibits discrimination on the basis of citizenship and immigration status, military or veteran status, and source of income. (Wash. Rev. Code §§ 49.60.222, 59.18.255 (2025).)

Security Deposit Laws

There is no statewide limit on security deposits in Washington, though cities may impose limits. To legally collect a security deposit, landlords must provide the tenant with a written checklist describing the condition of the rental, including details about the walls, flooring, furniture, and appliances. (Wash. Rev. Code § 59.18.260 (2025).)

Landlords must hold deposits in a trust account. Landlords can keep any interest earned by the security deposit unless the lease or rental agreement says otherwise. (Wash. Rev. Code § 59.18.270 (2025).)

Payment of Security Deposit in Installments

Washington has a somewhat unusual law: When a tenant requests permission in writing, landlords must allow tenants to pay security deposits (as well as any nonrefundable fees or the last month's rent) in installments. This requirement applies only if the total amount of deposits and nonrefundable fees doesn't exceed 25% of the first full month's rent and the landlord doesn't require payment of the last month's rent up front. (Wash. Rev. Code § 59.18.610 (2025).)

Return of Security Deposit

Security deposits can be used to cover only unpaid rent and damage to the rental that goes beyond normal wear and tear. When the tenant moves out, the landlord has 30 days to return the remaining security deposit and provide a written statement outlining the reasons for any deductions. (Wash. Rev. Code § 59.18.280 (2025).)

Late Fees, Disclosures, and Other Rent Rules

Rent in Washington is due on the date agreed upon by the landlord and tenant.

Grace Periods and Late Fees

Washington law provides tenants with a mandatory 5-day grace period for rent payments. Even though late fees can't be charged until after the 5-day grace period, they can be calculated retroactively from the first day after the original due date.

Example: If rent is due on the 1st and paid on the 8th:

• No late fees can be charged for payment on days 2-6 (the grace period).
• Late fees can be charged starting day 7, but the fees are calculated from day 2 through day 8 (7 total days of late fees).

Washington lets landlords charge late fees, but these must be described clearly in the lease—they can't just decide to add fees later on. Some local laws set a cap on how much can be charged, so check your city's rules. (Wash. Rev. Code § 59.18.170 (2025).)

Required Landlord Disclosures in Washington

In many states, landlords must disclose specific information to tenants and potential tenants. Washington landlords must disclose information about:

• Fire protection: At the time the lease is signed, the landlord must provide fire protection and safety information, including whether the building has a smoking policy, an emergency notification plan, or an evacuation plan. (Wash. Rev. Code § 59.18.060(12)(a) (2025).)
• Owner or agent identity: Landlords must let tenants know the name and address of the person who is the landlord, either by putting the information in the lease or rental agreement or by posting it at the rental. (Wash. Rev. Code § 59.18.060(15) (2025).)
• Mold: At the time the lease is signed, landlords must provide tenants with information provided or approved by the department of health about the health hazards associated with exposure to indoor mold. (Wash. Rev. Code § 59.18.060(13) (2025).)

Rent Increases

Washington has recently passed a statewide rent control law: For most properties, landlords can't increase the rent more than once a year, and the increase can't be more than 10% or 7% plus inflation—whichever is less. Rent can't be increased by any amount during the first 12 months of the tenancy, regardless of whether a lease or a month-to-month rental agreement is in place.

Landlords must give tenants at least 90 days' notice, in writing, before raising the rent.

For more information about this new rent stabilization law, check out the state attorney general's website.

Washington Landlords Must Provide Habitable Rentals

Like landlords in all states, Washington landlords must provide rentals that are safe and fit for human habitation. Landlords must ensure that structural components like roofs, floors, walls, and foundations are in good repair. All electrical, plumbing, and heating systems must work properly, and the unit must be weathertight. The property must also have adequate heat, water, and hot water. (Wash. Rev. Code § 59.18.060 (2025).)

Tenant Rights to Withhold Rent in Washington

If a problem affects the unit's habitability, health, or safety, the tenant must notify the landlord in writing and allow a reasonable amount of time for the landlord to correct the condition. What's considered "reasonable" depends on the situation:

• 24 hours: to fix a condition that's imminently hazardous to life and to fix a lack of hot or cold water, heat, or electricity
• Not more than 72 hours: to fix a condition that deprives the tenant of a refrigerator, range and over, or a major plumbing fixture supplied by the landlord; and
• Not more than 10 days: all other situations.

(Wash. Rev. Code § 59.18.070 (2025).)

If the landlord doesn't make the repairs, the tenant has several options:

• terminate the tenancy by giving the landlord written notice—and be free of any further requirement to pay rent
• sue the landlord for repairs or a rent reduction
• request that the local government inspect the premises; or
• make the repairs and deduct the costs from rent (see below).

(Wash. Rev. Code §§ 59.18.090, 59.18.110, 59.18.115 (2025).)

Repair and Deduct Remedy

Washington law gives tenants the right to fix problems themselves and deduct the cost from their rent when landlords fail to address habitability issues after proper notice. There are two main options:

• For repairs that require licensed professionals or cost more than one month's rent: Tenants must first submit a good-faith cost estimate to the landlord and wait the required time. They can then hire contractors and deduct up to two months' rent per repair, with an annual limit of two months' rent.
• For simpler repairs that don't require licensing and cost less than one month's rent: Tenants can do the work themselves without first providing an estimate, but can only deduct up to one month's rent per repair, with a total annual limit of one month's rent.

All repair work must be done in a "workmanlike manner" and comply with local codes and regulations. The tenant is responsible for any damage caused by negligent repairs. (Wash. Rev. Code § 59.18.100 (2025).)

Termination and Eviction Rules

Washington landlords must follow specific rules and procedures to terminate a tenancy and then, if necessary, file an eviction lawsuit.

The most common reasons landlords need to evict a tenant include failure to pay rent, violating the lease or rental agreement (such as by having a pet despite a no-pets policy), or causing serious damage. The type of notice the landlord must give depends on the situation.

• 14-Day Notice to Pay Rent or Quit: If the tenant fails to pay rent on the due date, the landlord can give the tenant a 14-day notice to pay rent or quit (move out). This notice must inform the tenant that the tenant has 14 days to either pay rent or move out of the rental unit. If the tenant doesn't do either, the landlord can file an eviction lawsuit at the end of the 14 days. (Wash. Rev. Code § 59.12.030(3) (2025).)
• 10-Day Notice to Cure or Quit: If the tenant violates the lease or rental agreement, the landlord can give the tenant a 10-day notice to cure (fix the problem) or quit. The notice must inform the tenant that they have 10 days to remedy the violation or move out. If the tenant doesn't do either, the landlord can file an eviction lawsuit at the end of the 10 days. (Wash. Rev. Code § 59.12.030(4) (2025).)
• 3-Day Unconditional Quit Notice: If the tenant does serious damage to the rental, commits an illegal act on the premises, or causes a nuisance on the rental premises, the landlord can give the tenant a three-day unconditional quit notice. This notice must inform the tenant that the tenant has three days to move out of the rental unit—with no opportunity to remedy the bad behavior. If the tenant doesn't move out by the end of the three days, the landlord can file an eviction lawsuit. (Wash. Rev. Code § 59.12.030(5) (2025).)

Nonrenewal of Lease or Removing a Tenant for Reasons Other Than a Tenant's Behavior

Washington law requires landlords to have legal cause to end most tenancies, even when the term of the written lease or rental agreement is over. This means that landlords can't simply refuse to renew a lease or rental agreement; they can refuse to renew only in certain situations.

For more details about the Washington eviction process, please see The Eviction Process in Washington.

Illegal Evictions

The only way that a landlord in Washington can remove a tenant before the lease is up is to go through the judicial eviction process. Self-help measures are illegal. For example, it's illegal for a landlord to threaten or take possession of the rental by locking the tenant out or intentionally interrupting heat, running water, hot water, electricity, or gas services.

Washington's Right to Counsel in Certain Eviction Cases

Washington was the first state to guarantee attorney representation for qualifying low-income tenants in eviction cases. More information is available on the Washington State Office of Civil Legal Aid's website.

Washington Rules About Landlords' Access to Property

It's always okay for a landlord to enter a rental without the tenant's consent when there's a reasonable belief that there's imminent danger to lives or property, or when the landlord reasonably believes that the tenant has abandoned the property.

Otherwise, in the absence of an emergency or abandonment, Washington landlords must give tenants at least two days' written notice of their intent to enter. Entry is allowed only at reasonable times, and the notice must state the exact time and date of entry or a period of time in which the landlord might enter. The notice must also give the tenant a phone number to call to object to the proposed entry.

Landlords can give only one day's notice if the entry is to show the property to potential purchasers or tenants.

(Wash. Rev. Code § 59.18.150 (2025).)

Washington Landlord-Tenant Statutes

If you'd like to read the text of a statute itself, you can find the most recent versions on the Washington State Legislature's website.

Local Ordinances Affecting Washington Landlords and Tenants

Cities and counties often pass local ordinances, such as health and safety standards, noise and nuisance regulations, and anti-discrimination rules that affect landlords and tenants. You can often find these local laws on city websites.

Municode is a good source for finding local governments online. Also, your public library or the office of the city attorney, mayor, or city or county manager can provide information on local ordinances that affect landlords and tenants in Washington.

Federal Landlord-Tenant Laws and Regulations

Congress and federal agencies, such as the U.S. Department of Housing and Urban Development (HUD) and the U.S. Environmental Protection Agency (EPA), have enacted laws and regulations that apply to the landlord-tenant relationship in Washington. These laws and regulations address topics such as discrimination and landlord responsibilities to disclose environmental health hazards, such as lead-based paint.

The U.S. Code is the starting place for most federal statutory research. It consists of 53 separate numbered titles, each covering a specific subject matter. Most federal regulations are published in the Code of Federal Regulations ("CFR"). To access the U.S. Code and Code of Federal Regulations online, see the federal section of the Library of Congress's legal research site.

Nolo Resources on Legal Research and Landlord-Tenant Law

For more information on legal research, check out Legal Research: How to Find & Understand the Law (Nolo). This nontechnical book gives easy-to-use, step-by-step instructions on how to find legal information.