Washington State Landlord Tenant Law and Regulations

The state of Washington has detailed landlord-tenant laws created to balance the rights of property owners and tenants. From tenant screening and move-in to evictions and move-out, there are specific requirements that landlords need to be familiar with when managing a rental unit. 

Washington is also expanding tenant protection and adding increased landlord responsibilities for evictions, rent increases, and disclosures.  Landlords need to stay up to date on current landlord-tenant laws to ensure they’re legally compliant and fully protected. 

Here’s a current guide to key areas of Washington landlord-tenant laws to help landlords stay protected, comply with their responsibilities, and ensure smooth property management routines. 

State of Washington Tenant Screening and Rental Application Requirements

The state of Washington has some detailed tenant screening and rental application requirements that landlords need to be familiar with BEFORE starting the screening process. 

1. Screening disclosures: Before beginning the screening process, landlords must disclose to applicants what type of information will be reviewed, all screening fees, the criteria for denying an applicant, and the applicant’s right to obtain a copy of consumer reports if an applicant is denied or an adverse action is taken. Landlords also must disclose their policy on accepting reusable tenant screening reports. Note: Landlords are not required to accept reusable screening reports.  
2. Limits on screening fees: Landlords must disclose screening fees before accepting an application. There is no set limit on application fees; however, they cannot exceed the landlord’s actual cost of screening. 
3. When selecting tenants, landlords must comply with all Fair Housing Laws. In addition to federal fair housing requirements, the state of Washington prohibits landlords from discriminating against applicants based on the applicant’s source of income (for example, social security or Section 8). 

If a Landlord fails to comply with Washington tenant screening laws, the landlord may be liable to applicants for damages, plus costs and attorneys’ fees. 

Washington Residential Lease Agreement Laws & Required Disclosures 

Landlords must use written lease agreements for fixed-term leases. If a lease is for longer than one year, it must be notarized. In addition to the basic terms of the rental agreement, landlords must provide tenants with the following required disclosures: 

• Owner/Agent Identity: The landlord must provide tenants with the name of any person authorized to enter the property. Property owners who do not live in the state of Washington must name an agent who lives in the county where the rental property is located. The owner must also specify an address for all legal notices. 
• Washington Fire & Safety Disclosure: Landlords must provide tenants with a copy of fire protection and safety information, including an evacuation plan (for buildings with 2 or more units). This disclosure should state whether the property has a smoking policy, any emergency notification plans, and routes to exit the property in the event of a fire. 
• Washington Mold Pamphlet: Landlords must provide tenants with the Washington Department of Health mold pamphlet, outlining the dangers of mold. 
• Lead-Based Paint Disclosure: For rental units built before 1978, landlords must provide tenants with a lead-based paint disclosure. 
• Move-in Checklist: If the Landlord collects a security deposit, the Landlord must provide the Tenant with a move-in checklist.
• Non-refundable fees: Any nonrefundable fees must be clearly labeled, in writing, as “nonrefundable.” If they aren’t, they will be treated as refundable deposits. 
• Utilities: If utilities are shared, submetered, or billed through the landlord, the rental agreement must disclose how utilities are calculated. 

Security Deposit Regulations in the State of Washington

There is no statewide limit on security deposits in the state of Washington, although 1-2 months’ rent is standard. Landlords who collect a security deposit must: 

1. Provide the tenant with a written Move-In Checklist documenting property condition, including the condition of flooring, walls, furniture, and appliances. 
2. Hold the security deposit in a trust account. 
3. Allow installment payments if the tenant requests them in writing.

The security deposit may be used to cover unpaid rent and damage beyond normal wear and tear. Landlords have 30 days from move-out to return the security deposit and an itemized list of any deductions. 

Washington Rent Payment Laws, Grace Period, Late Fees, and Rent Increase Notice Requirements

In Washington, rent is due on the day specified in the lease agreement. There is a statewide mandatory 5-day grace period. Late fees may not be assessed until rent is at least 5 days late. While late fees may not be charged until the 5-day grace period has passed, late fees may be calculated from the first day rent was late. 

Any late fees must be clearly stated in the lease agreement, including the amount and how fees are calculated. There is no limit on the amount of late fees, but they should be reasonable. 

Washington Rent Increase Laws

As of May 2025, Washington has statewide rent increase laws. Rent increases are limited to: 7% plus inflation or 10%, whichever is lower. Landlords must give 90 days’ notice before increasing rent. 

Landlords may only increase rent once a year, and rent may not be increased in the first 12 months of a tenancy. 

Washington Landlord Rights, Duties, and Repair Obligations 

Washington landlords must comply with the warranty of habitability. This means providing all tenants with a safe and habitable unit. Providing a habitable unit includes ensuring: 

• Roofs, floors, walls, and foundations are in good condition 
• All electrical, plumbing, and heating systems are working properly 
• There is adequate heat, hot water, and water

Landlords must make repairs in a timely manner. Landlords should deal with urgent issues within 24 hours, major plumbing or appliance issues within 72 hours, and all other repairs within 10 days. 

In addition to their responsibilities, Washington landlords have some distinct rights. Landlords have a right to collect rent, collect a security deposit, increase rent in compliance with applicable laws, enter the property after giving adequate notice, set lease laws, and evict tenants in compliance with state laws. 

Washington Eviction Laws and Notice Requirements 

If a Tenant fails to pay rent or comply with the lease agreement, landlords may initiate eviction proceedings. However, it’s key to comply with all procedural requirements and state laws to ensure the eviction process is legal and goes smoothly. 

Before filing for an eviction, landlords must give the tenant adequate notice. The required notice periods are: 

• 14-day notice for unpaid rent: If a tenant fails to pay rent, landlords may issue a Washington 14-day notice to pay rent or vacate, giving the tenant 14 days to pay all outstanding balances or vacate the property. If the tenant does not comply with the notice, the landlord may initiate eviction proceedings. 
• 10-days for lease violations: For lease violations, landlords should issue a Washington 10-day notice to cure or vacate. This gives the tenant 10 days to fix the violation or move out. If the tenant does neither, the landlord may file a complaint for eviction. 
• 3-days for serious damage, illegal activity, or nuisances: Landlords should use a Washington 3-day unconditional notice to quit when a tenant does serious damage to a rental, commits an illegal act on the property, or causes a nuisance. This notice requires the tenant to move out within 3 days or face an eviction lawsuit. 

Washington Landlord-Tenant Law FAQs and Common Legal Questions for 2026

Is there a set timeline for repairs in the state of Washington? 

Yes, the state of Washington has specific guidelines for how long a landlord has to make repairs. Once the landlord receives written notice of a needed repair, the landlord must begin repairs of emergency issues within 24 hours. Examples of emergencies include no hot or cold water, no heat, and anything that creates a safety threat. 

For repairs that involve major appliances or plumbing, landlords must begin repairs within 72 hours. For all other repairs, landlords must begin repairs within 10 days. 

It’s important to note that Washington law requires landlords to begin repairs within the set time period. Then, repairs must be completed within a reasonable period.  

Can tenants repair and deduct in Washington state? 

If a landlord fails to make repairs in the required time period, tenants may make repairs and deduct the expense from their rent payment. In addition, tenants have the right to move out without penalties if the landlord does not complete needed repairs or maintenance. 

How much notice do Washington landlords need to provide before entering a rental unit? 

To enter a rental unit for non-emergencies, landlords must give at least 48 hours’ notice to enter. Some common reasons landlords need to enter are: repairs, maintenance, inspections, or showings. 

Note: landlords do not have to provide notice to enter the unit for an emergency – for example, a fire, flood, or dangerous electrical issue. 

How much notice is required before increasing rent in Washington?

Washington recently passed new legislation on increasing rent. As of May of 2025, landlords must give 90 days’ written notice before increasing rent. This notice requirement applies to both month-to-month tenancies and increases at the end of a fixed-term lease. 

Landlords may not increase rent in the first 12 months of a tenancy. Rent may only be increased once during 12 months.