Washington tenant rights

Guides for Washington renters

Cities in Washington with their own rules

These cities add rules on top of Washington law, such as rent control or relocation payments.

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

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

Interest on the trust account goes to the landlord unless you agree otherwise in writing.

Separate account

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.

Law

RCW 59.18.260, 59.18.270, 59.18.280, 59.18.285

How to get your deposit back

1. Before you move out, clean, take dated photos and video of every room, and return all keys.
2. Give your landlord your new address in writing. In Washington: Delivering it personally or mailing it first-class to your last known address counts.
3. 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.
4. If the money or an itemized list doesn't come, or the deductions are wrong, send a demand letter (below). Keep proof of mailing.
5. 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 RobinClaim

Full Washington security deposit guide

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

Full Washington repair rights guide

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

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

Full Washington eviction guide

Rent increase calculator for Washington

Enter your monthly rent to see the most your landlord may raise it under the cap, and check a proposed new rent.

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.

Free tools for Washington renters

Pre-set for Washington. Free, no account needed.

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.

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.

Other states