Washington landlord-tenant law.

Security deposits

Deposit limit. No statutory cap on the deposit amount for standard residential tenancies; the rental agreement must specify the terms for retention and a written move in checklist documenting the unit's condition is required (RCW 59.18.260), and the deposit must be held in a trust account with a written receipt to the tenant (RCW 59.18.270).

Getting it back. Landlord must give a full, itemized statement of any deductions and refund the balance within 30 days after the tenancy ends and the unit is vacated, or within 30 days of learning of abandonment (RCW 59.18.280, as amended by 2023 c 331 s 4, replacing the older 14/21 day rule).

Late fees and rent

No late fee may be charged if rent is paid within 5 days of the due date, after that the landlord may charge late fees starting the day after the due date, with no statutory percentage cap for standard chapter 59.18 rentals (RCW 59.18.170). HB 1217 added a separate tiered late fee cap (2 percent, then 3 percent, then 5 percent of rent per month) but only for manufactured or mobile home lot tenancies under chapter 59.20, not ordinary residential leases.

Ending a tenancy

Nonpayment of rent. 14 day pay or vacate notice for tenancies under chapter 59.18 RCW (3 days for tenancies outside that chapter) before an unlawful detainer action for nonpayment (RCW 59.12.030).

Month-to-month termination. At least 20 days' written notice before the end of the rental period to terminate a month to month tenancy (RCW 59.18.200), with a shortened notice option for service members with permanent change of station or deployment orders.

Landlord entry

Landlord must give at least 2 days' written notice of intent to enter (1 day's notice to show the unit to prospective buyers or tenants), entry only at reasonable times, never between 7:00 p.m. and 8:00 a.m. or on weekends and legal holidays, absent tenant consent (RCW 59.18.150).

Required disclosures

• Federal lead based paint disclosure for housing built before 1978 (42 U.S.C. 4852d, 24 CFR Part 35)
• Mold information pamphlet approved by the Department of Health, given at lease signing (RCW 59.18.060)
• Written, signed fire safety disclosure covering smoke detectors, sprinkler and alarm systems, smoking policy, and evacuation plan (RCW 59.18.060)
• Flood hazard disclosure for leases entered on or after December 31, 2026 (RCW 59.18.060)

Lease clauses that do not hold up

• Waiver of any tenant right or remedy under chapter 59.18 RCW, including the right to sue the landlord (RCW 59.18.230)
• Confession of judgment clauses (RCW 59.18.230)
• Exculpatory clauses limiting the landlord's liability or requiring the tenant to indemnify the landlord (RCW 59.18.230)
• Mandatory arbitration clauses unless the landlord pays the full arbitration cost and the agreement is notarized (RCW 59.18.230)

Notes for landlords

HB 1217 is a major 2025 change: besides the rent cap, it raised the standard rent increase notice period from 60 to 90 days (amended RCW 59.18.140) and requires a specific statutory notice form stating the cap and any claimed exemption. Exemptions include units with a certificate of occupancy issued 12 or fewer years before the increase, public, nonprofit, or LIHTC housing, and certain owner occupied properties, but not if the owner is a REIT, corporation, or LLC with a corporate member. The rent cap sunsets July 1, 2040.

Sources

• https://app.leg.wa.gov/billsummary/?BillNumber=1217&Year=2025
• https://lawfilesext.leg.wa.gov/biennium/2025-26/Pdf/Bills/Session%20Laws/House/1217.SL.pdf
• https://app.leg.wa.gov/rcw/default.aspx?cite=59.18.170
• https://app.leg.wa.gov/rcw/default.aspx?cite=59.18.150
• https://app.leg.wa.gov/rcw/default.aspx?cite=59.18.260
• https://app.leg.wa.gov/rcw/default.aspx?cite=59.18.270
• https://apps.leg.wa.gov/rcw/default.aspx?cite=59.18.280
• https://app.leg.wa.gov/rcw/default.aspx?cite=59.12.030
• https://app.leg.wa.gov/rcw/default.aspx?cite=59.18.200
• https://app.leg.wa.gov/rcw/default.aspx?cite=59.18.230
• https://app.leg.wa.gov/rcw/default.aspx?cite=59.18.060