Washington

Washington Simple (Basic) Lease Agreement

Washington law mandates specific disclosures that landlords must provide to tenants in their rental agreements. These requirements appear in the Revised Code of Washington (RCW) Chapter 59.18 and affect all rental contracts.

Safety Disclosures for Rental Properties

Disclosure of Lead-Based Hazards: Rental contracts must include lead hazard information for buildings constructed before 1978. Moreover, landlords must inform tenants about potential lead-based hazards in their properties.

Fire & Life Safety Disclosure: Landlords must provide tenants with fire safety information and evacuation plans in their rental agreements. Additionally, this disclosure ensures tenant safety in rental properties.

Property Management Disclosures

Identification of Landlord or Authorized Agents: Rental contracts must disclose names and addresses of persons authorized to enter properties. Therefore, this information helps tenants identify legitimate property representatives.

Disclosure of Mold: Landlords must inform tenants about known mold contamination in their contracts. Furthermore, Washington requires landlords to provide educational materials from the Washington State Department of Health regarding mold control and health risks.

Administrative Disclosures for Rentals

Rental Inspection Checklist: Both parties must acknowledge and agree on rental unit conditions before moving in and out according to their agreements. Moreover, this checklist protects both landlords and tenants.

Notice of Non-Refundable Deposit: Rental contracts must clearly state any non-refundable fees. Consequently, this transparency prevents disputes about deposit expectations.

Security Deposit Rules

Washington establishes specific security deposit requirements that affect all rental agreements in the state.

Maximum Security Deposit Amounts

Maximum Amount: Washington limits security deposits to 25% of the first month’s rent. Therefore, landlords cannot exceed this amount in their rental contracts.

Security Deposit Management Requirements

Receipts: Landlords must provide written receipts and disclose where they hold security deposits according to state law. Additionally, this requirement ensures transparency in deposit handling.

Interest Payments: Landlords keep any interest earned on trust account deposits unless contracts specify otherwise in writing. However, tenants can negotiate different arrangements in their rental agreements.

Bank Account Requirements: State law requires landlords to place security deposits in trust accounts at financial institutions or with licensed escrow agents.

Security Deposit Return Process

Returning Requirements: Landlords must return security deposits to tenants within 30 days after tenancy ends under Washington law. Moreover, this timeline protects tenant rights.

Withholding Rules: Rental contracts require landlords to provide copies of estimates or invoices to justify any damage charges. Therefore, tenants receive transparent explanations for deposit deductions.

Rent Payment Terms in Washington

Washington establishes specific rent payment rules that affect all rental agreements throughout the state.

Payment Timing and Control

Payment Timing: Rent typically comes due by the first of the month according to most rental contracts. Furthermore, this standard timing helps establish consistent payment expectations.

Rent Control: Washington maintains no rent control laws, which allows landlords to set their own rent amounts in contracts. Consequently, rental prices can fluctuate based on market conditions.

Late Fee Regulations

Late Fees and Grace Period: State law limits late fees to the greater of $20 or 20% of monthly rent. Additionally, landlords must provide 5-day grace periods for late payments. After this period, landlords can issue 14-day notices to quit for non-payment.

Tenant Rent Withholding Rights

Withholding Rent: Washington law allows tenants to use up to two months’ rent to pay for repairs if landlords neglect necessary maintenance. However, tenants must follow proper procedures before withholding rent.

Landlord Entry Rights

Washington establishes specific entry requirements that affect all rental agreements in the state.

Notice Requirements for Property Entry

Notice Requirements: State law requires landlords to provide 48 hours’ notice before entering premises, except during emergencies. Therefore, this requirement protects tenant privacy rights.

Keys, Locks, and Security: Tenants may add or change locks at their own expense according to their rental contracts. Moreover, this flexibility allows tenants to enhance their security.

Property Maintenance Responsibilities

Washington establishes specific maintenance responsibilities that affect all rental agreements throughout the state.

Landlord Maintenance Responsibilities

Landlord Responsibilities: State law requires landlords to maintain premises in habitable conditions. Furthermore, landlords must ensure compliance with applicable regulations and keep shared areas clean and safe.

Tenant Maintenance Obligations

Tenant Responsibilities: Rental contracts require tenants to properly use fixtures and appliances. Additionally, tenants must dispose of waste appropriately and maintain cleanliness in their areas.

Property Abandonment Rules

Abandonment: While no specific period defines abandonment, state law allows landlords to charge tenants for the lesser of remaining rent or accumulated rent from abandonment dates until new contracts begin.

Seattle-Specific Requirements

Seattle establishes additional requirements that affect rental agreements within the city limits.

In Seattle, landlords must include the Washington Statute and Seattle Laws on Property Owner and Tenant Rights and Responsibilities as addendums to their contracts. Therefore, Seattle tenants receive additional protections beyond state requirements.

Terminating Rental Agreements

Washington establishes specific termination procedures that affect all rental contracts in the state.

Notice Requirements for Termination

Month-to-Month Tenancy: State law requires landlords to provide 20-day notices to quit to terminate month-to-month tenancies. Moreover, this notice period protects tenant rights during tenancy termination.

Unclaimed Property Procedures

Unclaimed Property: Washington law requires landlords to store abandoned property and notify tenants about disposal timelines. Additionally, landlords must wait seven days for items worth less than $250 or 45 days for items worth more than $250.

Washington Lease Agreement Legal 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
• Wash. Rev. Code § 59.18.140 – Reasonable obligations or restrictions—Tenant’s duty to conform—Landlord’s duty to provide written notice in increase of rent

Understanding rental requirements helps landlords and tenants navigate rental relationships successfully while complying with state regulations and protecting their respective rights.