Landlord tools · Washington

Washington residential lease agreement.

Everything a Washington lease must get right in 2026 — deposit limits, late fees, notice periods, and required disclosures — plus a free builder that applies each rule for you and outputs a signable PDF.

1 monthSecurity deposit cap

30 daysDeposit return deadline

48 hrsEntry notice required

Just causeTo end month-to-month

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Security deposits in Washington

Washington caps security deposits at 1 month of rent. Move-in fees plus deposits combined capped at one month's rent (HB 1217, 2025) After the tenancy ends, the deposit must be returned within 30 days. Statement plus substantiating invoices/estimates within 30 days or deposit forfeited Returning one now? Use the free Washington deposit return letter generator — it computes the deadline and itemizes deductions for you.

Late fees and grace periods

Washington limits late fees: 1.5% of monthly rent (HB 1217, 2025). Rent must be at least 5 day(s) late before a fee can be charged. No late fee for rent paid within 5 days of due date.

Landlord entry and notices

Landlords must give at least 48 hours' notice before entering, except in emergencies. 2 days' notice; 1 day to show unit to buyers/tenants. Just cause required (RCW 59.18.650); notice varies by cause, e.g. 90 days for sale/owner occupancy. Rent increases require 90 days' advance notice (90 days' written notice; no increase during first year (HB 1217)). Planning an increase? The free Washington rent increase notice generator applies the notice period automatically.

Rent regulation

Statewide cap: lesser of 7% + CPI or 10% per 12 months; new construction exempt 12 years (HB 1217)

Required disclosures in a Washington lease

Lead-based paint (federal). Required for pre-1978 housing (Required when: pre-1978 housing.)
Mold health information. DOH-approved mold hazard information to each tenant or posted (Always required.)
Move-in condition checklist. Signed condition checklist required to collect any deposit (Required when: if deposit collected.)
Deposit receipt and trust location. Written receipt and name/location of depository holding the deposit (Required when: if deposit collected.)
Fire safety and smoke detector notice. Written fire safety/protection information and smoke detector maintenance duties (Always required.)
Owner/agent designation. Name and address of owner or agent authorized for service (Always required.)

Clauses you can’t put in a Washington lease

Waiver of RLTA rights
Confession of judgment
Landlord lien on tenant property
Exculpatory and one-sided fee clauses
Rent/fee increases above the HB 1217 cap

Utilities and pets

Utilities: Landlord may not shut off utilities intentionally; master-meter/third-party billing must be disclosed and allocated fairly. Pets: Pet deposits count toward the one-month combined deposit/fee cap. Assistance animals exempt from pet charges.

Frequently asked questions

How much can a landlord charge for a security deposit in Washington?

Washington caps security deposits at 1 month of rent. Move-in fees plus deposits combined capped at one month's rent (HB 1217, 2025)

How long does a Washington landlord have to return the deposit?

30 days after the tenancy ends. Statement plus substantiating invoices/estimates within 30 days or deposit forfeited

Are late fees limited in Washington?

Yes — 1.5% of monthly rent (HB 1217, 2025). No late fee for rent paid within 5 days of due date A 5-day grace period is required before charging a fee.

How much notice before a landlord can enter the unit in Washington?

At least 48 hours, except in emergencies. 2 days' notice; 1 day to show unit to buyers/tenants

Does Washington have rent control?

Yes. Statewide cap: lesser of 7% + CPI or 10% per 12 months; new construction exempt 12 years (HB 1217)

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Key statutes: RCW 59.18.280 · RCW 59.18.650 · RCW 59.18.170 · HB 1217 (2025) · RCW 59.18.150. Last reviewed 2026-07. This guide summarizes state law for convenience and is not legal advice; cities and counties may add their own rules.