Washington Landlord-Tenant Laws: Rights and Duties for Both Sides

Washington's Residential Landlord Tenant Act gives tenants detailed repair rights, requires two days of written notice before entry and sets a five day window before any late fee. Most terminations also require a listed cause.

Washington landlord-tenant rights at a glance

Rule	Washington	Law
Notice before entry	The landlord generally gives at least two days of written notice before entering, stating the date and time and a phone number, and one day to show the unit to buyers or renters.	RCW 59.18.150
Tenant repair remedies	After written notice and the response time the statute sets for the type of problem, a tenant may use remedies such as repair and deduct within limits, or end the tenancy.	RCW 59.18.070 and RCW 59.18.100
Retaliation protection	A landlord may not raise rent, reduce services or start an eviction in retaliation for a tenant's good faith complaint or use of legal rights, and action soon after a complaint is presumed retaliatory.	RCW 59.18.240 and RCW 59.18.250
Late fees	Late fees are allowed only if rent is more than five days past due; once it is, fees can run from the day after the due date.	RCW 59.18.170
Grace period	Rent paid within five days after the due date cannot be charged a late fee.	RCW 59.18.170
Deadline to return the deposit	The landlord has 30 days after the tenancy ends and the tenant moves out to return the deposit or send a full and specific statement of the reasons for keeping any part.	RCW 59.18.280

Repairs and habitability

Every residential tenancy comes with a duty to keep the home safe and livable. Put repair requests in writing and keep a dated record of each step.

Tenant repair remedies. After written notice and the response time the statute sets for the type of problem, a tenant may use remedies such as repair and deduct within limits, or end the tenancy. (RCW 59.18.070 and RCW 59.18.100)

Entry and privacy

Notice before entry. The landlord generally gives at least two days of written notice before entering, stating the date and time and a phone number, and one day to show the unit to buyers or renters. (RCW 59.18.150)

Retaliation

Retaliation protection. A landlord may not raise rent, reduce services or start an eviction in retaliation for a tenant's good faith complaint or use of legal rights, and action soon after a complaint is presumed retaliatory. (RCW 59.18.240 and RCW 59.18.250)

Rent, late fees and grace periods

Late fees. Late fees are allowed only if rent is more than five days past due; once it is, fees can run from the day after the due date. (RCW 59.18.170)

Grace period. Rent paid within five days after the due date cannot be charged a late fee. (RCW 59.18.170)

Applications and screening

Federal fair housing law applies everywhere: apply the same written criteria to every applicant, and never screen on a protected characteristic.

Application fees. A screening fee may cover only the actual cost of obtaining the background information, and the landlord must first tell the applicant what the screening will cover. (Residential Landlord Tenant Act (RCW 59.18))

Screening rules. Before screening, landlords generally must give applicants written notice of the criteria they use and the types of information they will check, and explain any adverse decision. (Residential Landlord Tenant Act (RCW 59.18))

Disclosures to include with the lease

Disclosures are easiest to get right at lease signing. Other disclosures may also be required by your city or by the property itself, so check before you sign.

Required disclosures. Homes built before 1978 need the federal lead-based paint disclosure and the EPA pamphlet. (Residential Lead-Based Paint Hazard Reduction Act (42 U.S.C. 4852d))

Required disclosures. Before collecting a deposit, the landlord must give the tenant a written checklist describing the unit's condition, signed and dated by both sides. (RCW 59.18.260)

Required disclosures. Generally, landlords give tenants written information on fire safety and protection, including smoke detection devices. (Residential Landlord Tenant Act (RCW 59.18))

Security deposits in brief

Deposit limit. State law generally does not set a dollar or months limit on security deposits. (Residential Landlord Tenant Act (RCW 59.18))

Deadline to return the deposit. The landlord has 30 days after the tenancy ends and the tenant moves out to return the deposit or send a full and specific statement of the reasons for keeping any part. (RCW 59.18.280)

Mistakes to avoid

• Entering a unit without the notice the lease or the law requires.
• Letting a written repair request sit without a reply or a plan.
• Leaving required disclosures out of the lease packet.
• Applying screening criteria differently from one applicant to the next.
• Raising rent or ending a tenancy soon after a complaint without a documented, unrelated reason.