Washington · Renters' rights · Updated Oct 2026
Washington tenant rights
Security deposits, repairs, landlord entry, notices and evictions in Washington, in plain English from official sources, with free tools to get your deposit back and ask for repairs.
Guides for Washington renters
Security deposit
Limit, deadline, deductions, penalty and the calculator.
Repairs
The landlord's duty, repair and deduct, withholding rent and a repair letter.
Eviction
Notice periods, court deadlines, illegal lockouts and a timeline tool.
Security deposit in Washington
- Limit
- No statewide dollar limit. A deposit is allowed only with a written rental agreement and a signed move-in condition checklist. Nonrefundable fees must be clearly labeled in a written lease. Some cities (such as Seattle) set their own limits.
- Deadline to return it
- Within 30 days after the rental agreement ends and you move out (or 30 days after the landlord learns you abandoned the unit), the landlord must give you a full and specific written statement of the reasons for keeping any part of the deposit, with supporting documents, plus any refund. Delivering it personally or mailing it first-class to your last known address counts. Give your forwarding address in writing.
- Itemized list
- Yes, plus proof: copies of estimates or paid invoices for damage; if the landlord did repairs, receipts for materials and a statement of the time spent and the hourly rate.
- What may be deducted
- Unpaid rent and other charges, and damage beyond wear from ordinary use, as allowed by the written lease. Not allowed: ordinary wear; carpet cleaning unless wear beyond ordinary use is documented; repair of items whose condition wasn't documented on the checklist; or replacing a whole item when only part was damaged.
- Interest
- No. Interest on the trust account goes to the landlord unless you agree otherwise in writing.
- Separate account
- Yes. The deposit must be put in a trust account at a Washington financial institution or licensed escrow agent. The landlord must give you a written receipt and tell you in writing the name and address of the bank. RCW 59.18.270.
- Move-in checklist
- Required. No deposit may be collected unless the landlord gives you a written checklist at move-in describing the condition and cleanliness of walls, floors, furniture and appliances, signed and dated by both of you; you get a copy and one free replacement. If the landlord collects a deposit without one, you can recover the whole deposit. RCW 59.18.260.
- If the landlord keeps it wrongly
- If the landlord misses the 30-day deadline, the landlord owes you the full deposit and can't raise any reason to keep it (unless circumstances were beyond the landlord's control). For an intentional refusal, the court may award up to twice the deposit. The winner gets court costs and attorney fees.
How to get your deposit back
- Before you move out, clean, take dated photos and video of every room, and return all keys.
- Give your landlord your new address in writing. In Washington: Delivering it personally or mailing it first-class to your last known address counts.
- Wait for the deadline: Within 30 days after the rental agreement ends and you move out (or 30 days after the landlord learns you abandoned the unit), the landlord must give you a full and specific written statement of the reasons for keeping any part of the deposit, with supporting documents, plus any refund.
- If the money or an itemized list doesn't come, or the deductions are wrong, send a demand letter (below). Keep proof of mailing.
- If that doesn't work, sue in small claims court. Limit: $10,000 for individuals; $5,000 for businesses. Small claims court in Washington on Small Claims Map
Repairs in Washington
- The landlord's duty
- The landlord must keep the home fit to live in: follow codes, keep the structure, roof, floors and walls in repair, keep it weathertight, keep common areas safe and clean, control pests, provide adequate locks and keys, keep electrical, plumbing, heating and supplied appliances working, provide heat, water and hot water, and provide garbage containers (except single-family homes). RCW 59.18.060.
- How to ask for repairs
- Give written notice to the landlord or the person who collects rent, describing the problem. The landlord must start repairs within 24 hours (no heat, hot or cold water, electricity, or an imminent danger), 72 hours (no refrigerator, stove/oven, or major plumbing fixture), or 10 days (everything else). RCW 59.18.070.
- Repair and deduct
- Allowed, after written notice and the landlord's time to start repairs runs out. (1) With a good-faith estimate and a licensed or qualified contractor: up to two months' rent per repair and two months' rent total in any 12 months. (2) Doing it yourself (work that doesn't need a license, inside your unit): up to one month's rent per repair and one month's rent total in 12 months. The landlord must get a chance to inspect before you deduct. RCW 59.18.100.
- Withholding rent
- No general right to stop paying rent. Other remedies: end the lease with written notice if the landlord doesn't fix the problem in a reasonable time (RCW 59.18.090), go to court or arbitration, or, where a local government has certified the unit as violating codes, ask to pay rent into an escrow account (RCW 59.18.115, not reviewed in detail).
- Law
- RCW 59.18.060, 59.18.070, 59.18.090, 59.18.100, 59.18.115
Landlord entry in Washington
At least 2 days' written notice, entry only at reasonable times. The notice must give the date and exact time or a time window, and a phone number to object or reschedule. To show the unit to buyers or renters: 1 day's notice. No notice in an emergency or if you abandoned the unit. A landlord who keeps violating these rules after one written notice can owe up to $100 per violation. RCW 59.18.150.
Eviction in Washington
- Notice for unpaid rent
- 14-day written notice to pay rent or vacate, served as RCW 59.12.040 requires. The landlord can't make your right to stay depend on paying anything other than rent, and payments go to rent first.
- Notice for a lease violation
- 10-day notice to comply or vacate for a breach of a material lease term or legal duty. Waste, nuisance or unlawful activity: 3-day notice to quit.
- Ending a month-to-month tenancy
- Tenant: at least 20 days' written notice before the end of the rental period. Landlord: Washington requires just cause to end a tenancy (RCW 59.18.650). The landlord can't end a month-to-month tenancy without one of the listed reasons, such as unpaid rent, an uncured violation, owner or family moving in (90 days' notice), sale of a single-family home (90 days), or other legitimate business reason (60 days). Limited exceptions apply at the end of some fixed-term leases (60 days' notice).
- Time to respond to an eviction lawsuit
- You must respond in writing by the deadline written on the eviction summons, or you can lose by default. Low-income tenants have a right to a free appointed lawyer; call the Eviction Defense Screening Line at 855-657-8387.
- Lockouts and utility shutoffs
- Yes. The landlord may not remove or lock you out without a court order. You can get back in or end the lease and recover actual damages, costs and attorney fees (RCW 59.18.290). Intentionally cutting off water, heat, electricity or gas is illegal: actual damages plus up to $100 for each day without service (RCW 59.18.300).
- Court self-help
- The court's eviction self-help page
- Law
- RCW 59.12.030, 59.18.200, 59.18.290, 59.18.300, 59.18.365, 59.18.650
Rent increases and rent control in Washington
- Notice of a rent increase
- At least 90 days' written notice before any rent increase, and the increase can't take effect before your lease term ends. Subsidized income-based rent: 30 days. No increase at all during the first 12 months of a tenancy. RCW 59.18.140, 59.18.700.
- Rent control
- Yes, statewide rent stabilization since May 7, 2025 (HB 1217). No increase in the first 12 months of a tenancy, and total increases in any 12-month period can't exceed 7% plus inflation or 10%, whichever is less. The cap for 2026 is 9.683% (Department of Commerce). Manufactured home lot rent: 5%. Exempt: buildings with a first certificate of occupancy 12 years old or less, many nonprofit and public housing units, and some owner-occupied homes and small multiplexes. If the landlord overcharges, you can demand a fix in writing, end the lease, and sue for the excess plus up to three months of the unlawful rent and attorney fees. RCW 59.18.700, 59.18.710. Expires July 1, 2040.
Late fees in Washington
No late fee if rent is paid within 5 days after the due date. After that, late fees may start from the first day after the due date. No percentage cap was found in RCW 59.18. If your main income is a monthly government benefit that arrives after rent is due, you can ask in writing to move your due date up to 5 days later. RCW 59.18.170.
Retaliation in Washington
The landlord may not evict you, raise rent, cut services or increase your obligations because you made a good-faith complaint to a government agency about code violations or used your rights under the landlord-tenant act. If the landlord acts within 90 days after your complaint or a resulting inspection, retaliation is presumed (but not if you are behind on rent or in breach of the lease). RCW 59.18.240, 59.18.250.
Small claims court in Washington
Deposit disputes usually go to small claims court, where you don't need a lawyer.
Limit: $10,000 for individuals; $5,000 for businesses.
Where to get free help in Washington
- Washington Attorney General: Landlord-Tenant
- Washington Department of Commerce: HB 1217 rent stabilization resource center
- WashingtonLawHelp.org (Northwest Justice Project; CLEAR hotline outside King County, listed in RCW 59.18.365) · 888-201-1014
- Eviction Defense Screening Line (free lawyer for eligible tenants, listed in RCW 59.18.365) · 855-657-8387
Good to know in Washington
- Statewide rent cap: 9.683% for 2026, with 90 days' notice and no increase in your first year.
- Washington requires 'just cause' to evict or to end a month-to-month tenancy.
- If you face eviction and are low-income, you have a right to a free lawyer; call 855-657-8387.
Recent law changes
HB 1217 (Laws 2025 ch. 209, effective May 7, 2025): statewide rent cap (7% + CPI, max 10%; 2026: 9.683%), no increases in the first 12 months, 90-day notice for all increases, 5% cap for manufactured home lots, and limits on rent differences between lease types. 2026 c 234 amended RCW 59.18.060 (landlord duties); new sections on portable cooling devices and smart-lock access systems (RCW 59.18.740-.760) are in the current chapter.
Free tools for Washington renters
Pre-set for Washington. They run in your browser and send nothing.
Deposit return calculator for Washington
Find your state's deadline for returning a security deposit, whether your landlord is late and what you may be owed. Nothing you type here is sent anywhere.
Security deposit demand letter for Washington
A short, firm and polite letter asking your landlord to return your deposit by a date. It cites your state's deposit law. Many landlords pay at this step, and the letter is proof that you asked. Fill this in, download the letter as PDF or Word (or copy it), sign it, keep a copy and send it in a way you can prove, such as certified mail with a return receipt.
Repair request letter for Washington
Ask your landlord in writing to fix the problem by a date. A written, dated request is the first step in almost every state, and it is proof that the landlord knew. Check the problems, add dates, then download the letter as PDF or Word (or copy it). Sign it, keep a copy and photos, and send it in a way you can prove.
Eviction notice timeline for Washington
Got a notice from your landlord? Enter the kind of notice and the day you got it to see the dates that follow from your state's rule, what your landlord may not do, and where to get free help fast.
This is not legal advice. Eviction deadlines are short and missing one can cost you your home. Read your notice carefully and contact legal aid or your court's self-help center right away.
Questions about renters' rights in Washington
How much can a landlord charge for a security deposit in Washington?
No statewide dollar limit. A deposit is allowed only with a written rental agreement and a signed move-in condition checklist. Nonrefundable fees must be clearly labeled in a written lease. Some cities (such as Seattle) set their own limits.
How long does a landlord have to return a security deposit in Washington?
Within 30 days after the rental agreement ends and you move out (or 30 days after the landlord learns you abandoned the unit), the landlord must give you a full and specific written statement of the reasons for keeping any part of the deposit, with supporting documents, plus any refund. Delivering it personally or mailing it first-class to your last known address counts. Give your forwarding address in writing.
What can I do if my landlord won't return my deposit in Washington?
If the landlord misses the 30-day deadline, the landlord owes you the full deposit and can't raise any reason to keep it (unless circumstances were beyond the landlord's control). For an intentional refusal, the court may award up to twice the deposit. The winner gets court costs and attorney fees.
What can a landlord deduct from a security deposit in Washington?
Unpaid rent and other charges, and damage beyond wear from ordinary use, as allowed by the written lease. Not allowed: ordinary wear; carpet cleaning unless wear beyond ordinary use is documented; repair of items whose condition wasn't documented on the checklist; or replacing a whole item when only part was damaged.
Does a landlord have to pay interest on a security deposit in Washington?
No. Interest on the trust account goes to the landlord unless you agree otherwise in writing.
How do I ask my landlord for repairs in Washington?
Give written notice to the landlord or the person who collects rent, describing the problem. The landlord must start repairs within 24 hours (no heat, hot or cold water, electricity, or an imminent danger), 72 hours (no refrigerator, stove/oven, or major plumbing fixture), or 10 days (everything else). RCW 59.18.070.
Can I repair and deduct the cost from rent in Washington?
Allowed, after written notice and the landlord's time to start repairs runs out. (1) With a good-faith estimate and a licensed or qualified contractor: up to two months' rent per repair and two months' rent total in any 12 months. (2) Doing it yourself (work that doesn't need a license, inside your unit): up to one month's rent per repair and one month's rent total in 12 months. The landlord must get a chance to inspect before you deduct. RCW 59.18.100.
Can I withhold rent for repairs in Washington?
No general right to stop paying rent. Other remedies: end the lease with written notice if the landlord doesn't fix the problem in a reasonable time (RCW 59.18.090), go to court or arbitration, or, where a local government has certified the unit as violating codes, ask to pay rent into an escrow account (RCW 59.18.115, not reviewed in detail).
How much notice does a landlord need to enter in Washington?
At least 2 days' written notice, entry only at reasonable times. The notice must give the date and exact time or a time window, and a phone number to object or reschedule. To show the unit to buyers or renters: 1 day's notice. No notice in an emergency or if you abandoned the unit. A landlord who keeps violating these rules after one written notice can owe up to $100 per violation. RCW 59.18.150.
How much notice does a landlord have to give for unpaid rent in Washington?
14-day written notice to pay rent or vacate, served as RCW 59.12.040 requires. The landlord can't make your right to stay depend on paying anything other than rent, and payments go to rent first.
How much notice for a lease violation in Washington?
10-day notice to comply or vacate for a breach of a material lease term or legal duty. Waste, nuisance or unlawful activity: 3-day notice to quit.
How much notice is needed to end a month-to-month lease in Washington?
Tenant: at least 20 days' written notice before the end of the rental period. Landlord: Washington requires just cause to end a tenancy (RCW 59.18.650). The landlord can't end a month-to-month tenancy without one of the listed reasons, such as unpaid rent, an uncured violation, owner or family moving in (90 days' notice), sale of a single-family home (90 days), or other legitimate business reason (60 days). Limited exceptions apply at the end of some fixed-term leases (60 days' notice).
How long do I have to respond to an eviction lawsuit in Washington?
You must respond in writing by the deadline written on the eviction summons, or you can lose by default. Low-income tenants have a right to a free appointed lawyer; call the Eviction Defense Screening Line at 855-657-8387.
Can my landlord lock me out or shut off utilities in Washington?
Yes. The landlord may not remove or lock you out without a court order. You can get back in or end the lease and recover actual damages, costs and attorney fees (RCW 59.18.290). Intentionally cutting off water, heat, electricity or gas is illegal: actual damages plus up to $100 for each day without service (RCW 59.18.300).
How much notice is needed for a rent increase in Washington?
At least 90 days' written notice before any rent increase, and the increase can't take effect before your lease term ends. Subsidized income-based rent: 30 days. No increase at all during the first 12 months of a tenancy. RCW 59.18.140, 59.18.700.
Is there rent control in Washington?
Yes, statewide rent stabilization since May 7, 2025 (HB 1217). No increase in the first 12 months of a tenancy, and total increases in any 12-month period can't exceed 7% plus inflation or 10%, whichever is less. The cap for 2026 is 9.683% (Department of Commerce). Manufactured home lot rent: 5%. Exempt: buildings with a first certificate of occupancy 12 years old or less, many nonprofit and public housing units, and some owner-occupied homes and small multiplexes. If the landlord overcharges, you can demand a fix in writing, end the lease, and sue for the excess plus up to three months of the unlawful rent and attorney fees. RCW 59.18.700, 59.18.710. Expires July 1, 2040.
Is there a limit on late fees in Washington?
No late fee if rent is paid within 5 days after the due date. After that, late fees may start from the first day after the due date. No percentage cap was found in RCW 59.18. If your main income is a monthly government benefit that arrives after rent is due, you can ask in writing to move your due date up to 5 days later. RCW 59.18.170.
Can my landlord retaliate if I complain in Washington?
The landlord may not evict you, raise rent, cut services or increase your obligations because you made a good-faith complaint to a government agency about code violations or used your rights under the landlord-tenant act. If the landlord acts within 90 days after your complaint or a resulting inspection, retaliation is presumed (but not if you are behind on rent or in breach of the lease). RCW 59.18.240, 59.18.250.
What is the small claims limit in Washington?
$10,000 for individuals; $5,000 for businesses.