Washington Standard Residential Lease Agreement

Introduction

Washington residential lease agreements are governed by the Washington Residential Landlord-Tenant Act (RCW Chapter 59.18). This comprehensive guide consolidates all statutory requirements, required disclosures, and legal obligations for both landlords and tenants, including the 2025 Rent Stabilization Law (HB 1217) effective May 7, 2025.

Required Disclosures

Washington law requires landlords to provide the following disclosures to tenants:

Fire Safety Information

Landlords must provide written notice disclosing all fire safety and protection information, including the availability of fire extinguishers, sprinkler systems, fire alarms, and the smoking policy for the premises.^[1]

Landlord/agent Identification

The landlord must designate their name and address, or the name and address of any person authorized to manage the premises or act as an agent, either by statement on the rental agreement or by conspicuous posting on the premises.^[2]

Lead-Based Paint Disclosure (pre-1978 Properties)

Federal law requires landlords of properties built before 1978 to disclose known information about lead-based paint hazards and provide the EPA pamphlet "Protect Your Family from Lead in Your Home." Tenants must be given 10 days to conduct a risk assessment or inspection.^[3]

Mold Information

The landlord must provide Washington State Department of Health information describing the health hazards associated with mold exposure, practical tips for controlling mold growth, and a summary of tenant obligations. This disclosure must be provided at lease signing.^[4]

Smoke Detection Device Notice

The landlord must provide written notice that the unit is equipped with a smoke detection device(s) and inform the tenant of their responsibility to maintain it in proper operating condition.^[5]

Move-In Checklist (if Security Deposit Collected)

If a security deposit is collected, the landlord must provide a written checklist or statement describing the cleanliness, condition, and existing damages or defects of the rental unit at the start of tenancy. This protects both parties during the security deposit return process.^[6]

Nonrefundable Fees Disclosure

Any fees charged to the tenant that are nonrefundable must be clearly identified as such in the written rental agreement.^[7]

Security Deposit Receipt

The landlord must provide a written receipt for any security deposit, which must include the name and address of the banking institution where the security deposit is held.^[8]

Fee in Lieu of Security Deposit Option (hb 2064)

Landlords who require security deposits must offer tenants the option to pay a fee in lieu of a security deposit through a certified vendor, unless the landlord does not require any deposit. This disclosure must explain the option and the tenant's right to choose.^[9]

Voter Registration Packet (seattle Only)

In Seattle only, landlords must provide a voter registration packet to prospective tenants at or before the time of signing the rental agreement.^[10]

Security Deposits

Maximum Amount

State Law: There is NO statewide maximum on traditional security deposit amounts in Washington State.*

Important Distinction: RCW 59.18.253 limits HOLDING deposits (pre-move-in reservation fees to secure occupancy) to 25% of first month's rent. This does NOT apply to traditional security deposits collected at move-in.^[11]

Trust Account Requirement

Security deposits must be held in a trust account established at a bank, savings and loan association, mutual savings bank, or licensed escrow agent located in Washington State. The account must be maintained solely for holding tenant security deposits.^[12]

Interest on Security Deposit

Unless otherwise agreed upon in writing, the landlord is entitled to any interest earned from the security deposit trust account.^[12]

Returning Security Deposit

The landlord must return the security deposit, minus any lawfully withheld amounts, within 30 days after the tenancy terminates and the tenant has vacated the premises, or within 30 days of abandonment.^[13]

Itemized Statement Required

If the landlord withholds any portion of the security deposit, they must provide a full written statement of the basis for withholding along with copies of all estimates, invoices, or receipts supporting the deductions. This must be delivered within the 30-day return period.^[14]

Rent Payment Requirements

Grace Period

Rent is not considered "late" and no late fees may be charged until 5 days after the due date. This grace period is mandatory and cannot be waived by lease terms.^[15]

Late Fees

State Law: Washington does NOT specify a maximum late fee amount for residential rentals. Late fees must be "reasonable" as determined by the courts.

Seattle/Tacoma: Local ordinances in Seattle and Tacoma cap late fees at $10 per month.

NSF (bounced Check) Fees

Initial Fee: A reasonable handling fee may be charged for a bounced check.

After 15-Day Written Notice: The payee may recover the lesser of $40 or the face amount of the check, plus 12% interest per annum from the date of dishonor.^[17]

In Court: If the matter goes to court, the payee may recover the face amount plus the lesser of triple the check amount or $300, plus reasonable attorney's fees.^[17]

14-Day Notice for Non-Payment

After the 5-day grace period expires, if rent remains unpaid, the landlord may serve a 14-day notice to pay rent or vacate the premises.^[18]

Rent Stabilization (2025 Law - Hb 1217)

Effective May 7, 2025, Washington's new rent stabilization law (HB 1217) establishes the following requirements:

Maximum Annual Rent Increase

Landlords may not increase rent by more than the lesser of:

(a) 10%, or

(b) 7% plus the Consumer Price Index (CPI)

For 2025, the maximum increase is 10%. For 2026, the maximum is 9.683% (7% + 2.683% CPI).^[19]

Notice Requirements for Rent Increases

Landlords must provide 90 days' written advance notice before any rent increase takes effect. This notice must clearly state the new rent amount and the effective date.^[20]

First Year Protection

Landlords may not increase rent during the first 12 months of the initial lease term. This protects new tenants from immediate rent increases after signing a lease.^[19]

Exemptions

The following are exempt from rent stabilization requirements:

• Units built within the last 12 years (rolling exemption)
• Single-family homes where owner owns 4 or fewer
• Subsidized housing with income-based rent^[19]

Landlord's Right to Enter

General Access (2-Day Notice)

The landlord may access the rental property by giving at least 2 days' written notice for maintenance, repairs, inspections, or other legitimate purposes.^[21]

Showing Property (1-Day Notice)

When showing the property to prospective tenants or buyers, at least 1 day's notice is required.^[22]

Emergency Access

The landlord may enter without notice in case of emergency or if the tenant has abandoned the premises.^[23]

Lease Termination

Month-To-Month Termination

Either party may terminate a month-to-month tenancy by providing at least 20 days' written notice before the end of the rental period.^[24]

Military Service Early Termination

Military personnel who receive orders for permanent change of station or deployment orders for 90 days or more may terminate their lease early by providing written notice and a copy of the orders.^[25]

Domestic Violence Early Termination

Victims of domestic violence, sexual assault, unlawful harassment, or stalking may terminate a rental agreement early by providing written notice and documentation of the situation.^[26]

Landlord Breach

If the landlord materially breaches their obligations (failure to maintain habitability, illegal entry, harassment, etc.), the tenant may terminate the lease after proper notice.^[27]

Prohibited Landlord Practices

Lockouts

A landlord may NEVER change locks or otherwise deny a tenant access to the rental unit except through proper legal eviction proceedings.^[28]

Utility Shutoffs

A landlord may NEVER intentionally shut off utilities (water, heat, electricity) to force a tenant to vacate.^[29]

Retaliatory Actions

Landlords may not retaliate against tenants who complain about habitability issues, organize with other tenants, or exercise any legal rights.^[30]

Resources

Washington State Statutes (Rcw)

**[1] **RCW 59.18.060(12)(a) - Fire Safety Information Disclosure

**[2] **RCW 59.18.060(15) - Landlord/Agent Identification Requirement

**[3] **42 U.S.C. Section 4852d - Residential Lead-Based Paint Hazard Reduction Act

**[4] **RCW 59.18.060(13) - Mold Information Disclosure

**[5] **RCW 59.18.060(12) - Smoke Detection Device Notice

**[6] **RCW 59.18.260 - Move-In Checklist Requirement

**[7] **RCW 59.18.285 - Nonrefundable Fees Disclosure

**[8] **RCW 59.18.270 - Security Deposit Receipt Requirements

**[9] **RCW 59.18.610 - Fee in Lieu of Security Deposit (HB 2064)

**[10] **Seattle Municipal Code 7.24.080 - Voter Registration Disclosure

**[11] **RCW 59.18.253 - Holding Deposit Limitations (NOT Security Deposits)

**[12] **RCW 59.18.270 - Security Deposit Trust Account Requirements

**[13] **RCW 59.18.280(1)(a) - 30-Day Security Deposit Return Timeline

**[14] **RCW 59.18.280(1)(b) - Itemized Statement of Deductions

**[15] **RCW 59.18.170(2) - 5-Day Grace Period for Rent

**[16] **RCW 19.150.150 - Late Fees (Self-Storage ONLY, Not Residential)

**[17] **RCW 62A.3-515 - Dishonored Check (NSF) Penalties

**[18] **RCW 59.12.030(4) - 14-Day Notice to Pay Rent or Vacate

**[19] **HB 1217 (2025) - Rent Stabilization Act

**[20] **RCW 59.18.140 - 90-Day Notice for Rent Increase

**[21] **RCW 59.18.150(6) - 2-Day Notice for Landlord Entry

**[22] **RCW 59.18.150(5) - 1-Day Notice for Showing Property

**[23] **RCW 59.18.150 - Emergency Entry Without Notice

**[24] **RCW 59.18.200 - Month-to-Month Termination (20-Day Notice)

**[25] **RCW 59.18.220 - Military Service Early Termination

**[26] **RCW 59.18.575 - Domestic Violence Early Termination

**[27] **RCW 59.18.090 - Landlord Breach and Tenant Remedies

**[28] **RCW 59.18.290 - Unlawful Lockout Prohibition

**[29] **RCW 59.18.300 - Unlawful Utility Shutoff Prohibition

**[30] **RCW 59.18.250 - Retaliatory Action Prohibition

Federal Resources

• EPA Lead-Based Paint Disclosure: www.epa.gov/lead
• HUD Fair Housing: www.hud.gov/program_offices/fair_housing_equal_opp