Washington · Repairs · Updated Oct 2026

Washington tenant repair rights

What a landlord in Washington must keep in repair, how to ask for repairs, whether you can repair and deduct or withhold rent, and the protection against retaliation.

Short answer

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).

Repair and deduct
Allowed (with conditions)
Withholding rent
Not allowed
Notice before entry
2 days

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.

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.

Get repairs made, step by step

  1. Write down the problem and take dated photos or video.
  2. Ask in writing and keep a copy. In Washington: Give written notice to the landlord or the person who collects rent, describing the problem.
  3. Give the landlord the time the rule allows, and let them in to do the work with proper notice.
  4. If nothing happens, call your local housing or code inspector and talk to legal aid before you stop paying any rent.
  5. Keep paying rent unless the rule above lets you withhold it and you follow its steps exactly.

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.

Your letter is made in your browser. Nothing you type is sent to us or anyone else.

The name on your lease or rent receipts.

What needs repair? (required)

Your state's rule on repair requests is shown below the form.

Washington's rule on asking 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.

Dates, rooms and how the problem affects you. This text goes into the letter as written.

Where to get free help in Washington

Questions about repairs in Washington

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.

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.

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Sources

Last checked: Oct 2026.