Washington Residential Lease Agreement

Required Disclosures

Washington law mandates several disclosures that landlords must provide to tenants as part of the rental agreement. These disclosures include:

1. Fire Protection & Evacuation: Landlords must inform tenants about fire safety measures, including the building’s smoking policy and the operation of fire alarms and sprinklers.
2. Landlord/Agent Identification: The lease must include the names and addresses of individuals authorized to enter the premises, such as property managers.
3. Lead-Based Paint Disclosure: For properties constructed before 1978, landlords must notify tenants of the potential presence of lead-based paint and provide an EPA pamphlet on its hazards.
4. Mold Disclosure: Tenants must be informed about the dangers of mold and how to control it.
5. Move-In Checklist: If a security deposit is collected, both parties must sign a checklist documenting the property’s condition at move-in.
6. Non-Refundable Fees: Any non-refundable fees, such as application fees, must be explicitly stated in the lease.
7. Security Deposit Receipt: Landlords must provide a receipt that identifies the account in which the security deposit is held.
8. Voter Registration Packet: In Seattle, landlords must provide tenants with a voter registration packet.

Security Deposit Regulations

Landlords in Washington may charge a security deposit of up to 25% of the first month’s rent. The following regulations apply to security deposits:

• Returning Requirements: Security deposits must be returned within 30 days of lease termination.
• Itemized List Required: Landlords must provide an itemized list of reasons for any deductions from the security deposit, along with copies of bills or receipts for repairs.
• Separate Bank Account: Security deposits must be held in a trust account maintained by the landlord specifically for this purpose.

Rent Payment Laws

Rent payment regulations in Washington include:

• Grace Period: Landlords must provide a grace period of five days before late fees can be charged.
• Maximum Late Fee: The maximum late fee is either $20 or 20% of the monthly rent, whichever is greater.
• NSF Fee: For a bounced check, landlords may charge up to $40 or the face value of the check, whichever is less.
• Withholding Rent: If a landlord fails to make necessary repairs after being notified, tenants may use up to two months’ rent to pay for repairs themselves.

Landlord Right of Entry

Landlords are required to provide 48 hours’ written notice before entering a rental property, except in emergencies where no notice is necessary.

Lease Termination

To terminate a month-to-month lease, landlords must provide tenants with a 20-day notice to quit. If a tenant leaves personal property after abandoning the rental unit, the landlord must store the belongings and notify the tenant that they will be sold unless claimed within 45 days of the notice.

Statutes

• Washington RCW §§ 59.18.060 – Landlord-Duties
• Washington RCW §§ 59.18.130 – Duties of tenant
• RCW §§ 59.18.280 – Moneys paid as deposit or security for performance by tenant-Statement and notice of basis for retention-Remedies for landlord’s failure to make refund-Exception
• Wash. Rev. Code § 59.18.270 – Moneys paid as deposit or security for performance by tenant-Deposit by landlord in trust account-Receipt-Remedies under foreclosure-Claims
• Wash. Rev. Code § 59.18.285 – Nonrefundable fees not to be designated as deposit-Written rental agreement required-Remedies
• Wash. Rev. Code § 59.18.260 – Moneys paid as deposit or security for performance by tenant-Written rental agreement to specify terms and conditions for retention by landlord-Written checklist required
• Wash. Rev. Code § 59.18.063 – Landlord-Written receipts for payments made by tenant
• Wash. Rev. Code § 62A.3-515 – Checks dishonored by nonacceptance or nonpayment; liability for interest; rate; collection costs and attorneys’ fees; satisfaction of claim
• Wash. Rev. Code § 59.18.115 – Substandard and dangerous conditions-Notice to landlord-Government certification-Escrow account
• Wash. Rev. Code § 59.18.100 – Landlord’s failure to carry out duties-Repairs effected by tenant-Procedure-Deduction of cost from rent-Limitations
• Wash. Rev. Code § 59.18.310 – Default in rent-Abandonment-Liability of tenant-Landlord’s remedies-Sale of tenant’s property by landlord, deceased tenant exception
• Wash. Rev. Code §59.04.030 – Tenancy for specified time-Termination
• Wash. Rev. Code § 59.18.200(1a-b) – [Effective 1/1/2028] Tenancy from month to month or for rental period-End of tenancy-Armed forces exception-Exclusion of children-Conversion to condominium-Demolition, substantial rehabilitation of the premises-Notice
• Wash. Rev. Code § 59.04.050 – Tenancy by sufferance-Termination
• Wash. Rev. Code § 59.12.030(3) – Unlawful detainer defined
• Wash. Rev. Code § 59.12.030(4) – Unlawful detainer defined
• Wash. Rev. Code § 59.12.030(5) – Unlawful detainer defined
• Wash. Rev. Code § 59.18.150(6) – Landlord’s right of entry-Purposes-Searches by fire officials-Searches by code enforcement officials for inspection purposes-Conditions
• Wash. Rev. Code § 59.18.150(5) – Landlord’s right of entry-Purposes-Searches by fire officials-Searches by code enforcement officials for inspection purposes-Conditions
• Wash. Rev. Code § 59.18.290 – Removal or exclusion of tenant from premises-Holding over or excluding landlord from premises after termination date-Attorneys’ fees
• Wash. Rev. Code § 59.18.300 – Termination of tenant’s utility services-Tenant causing loss of landlord provided utility services
• Wash. Rev. Code § 59.18.060 – Landlord-Duties
• Wash. Rev. Code § 59.18.130 – Duties of tenant
• Wash. Rev. Code § 59.18.065 – Landlord-Copy of written rental agreement to tenant
• Wash. Rev. Code § 59.18.257 – Screening of prospective tenants-Notice to prospective tenant-Costs-Adverse action notice-Violation
• Wash. Rev. Code § 59.18.575(1b) – Victim protection-Notice to landlord-Termination of rental agreement-Procedures
• Wash. Rev. Code § 59.18.575(2-3) – Victim protection-Notice to landlord-Termination of rental agreement-Procedures
• Wash. Rev. Code § 59.18.575(4) – Victim protection-Notice to landlord-Termination of rental agreement-Procedures
• Wash. Rev. Code § 59.18.580 – Victim protection-Limitation on tenant screening service provider disclosures and landlord’s rental decisions
• Wash. Rev. Code § 59.18.240 – Reprisals or retaliatory actions by landlord-Prohibited
• Wash. Rev. Code § 59.18.250 – Reprisals or retaliatory actions by landlord-Presumptions-Rebuttal-Costs