Know your rights as a renter in Washington. This guide covers security deposits, landlord entry, rent increases, eviction protections, and more under Washington law.
Legal basis: Washington landlord-tenant law — Revised Code of Washington
Penalties, interest & late-fee rules under Washington law
Security deposit protections
If your deposit is wrongfully or late returned
A landlord who misses the 30-day deadline to give a full written statement of the basis for keeping any of the deposit, with documentation, and any refund is liable for the full amount of the deposit and cannot raise any claim or defense for keeping any of it. Two exceptions apply to that bar and to the double award: circumstances beyond the landlord's control prevented a timely statement, or the tenant abandoned the premises. A court may in its discretion award up to two times the deposit for the landlord's intentional refusal to give the statement, documentation or refund, and the prevailing party recovers costs and reasonable attorney's fees (RCW 59.18.280(2)).
Interest on your deposit is not required
Late-fee rules
Grace period
No late fee if rent is paid within 5 days after the due date. After that, fees can be counted from the day after the due date.
Must be in the lease
Yes — a late fee is only enforceable if it is written into your lease
Governing statute: Wash. Rev. Code § 59.18.170
Landlord Entry Rights
Your privacy protections
Required Notice Period
2 days
written; one day to show the home to buyers or renters (RCW 59.18.150(6))
In Washington, this notice does not apply to every entry. Washington allows one day's notice to show the home to prospective buyers or renters (RCW 59.18.150(6)). Entry you asked for, such as a repair you requested, is entry with consent and is not held to the figure.
Exceptions: Landlords may enter without notice in cases of emergency (fire, flooding, etc.) or if you've abandoned the property.
More Washington Tenant Protections
How much notice is required to raise rent in Washington?
90 days notice, capped yearly
•At least 90 days' written notice of a rent increase (30 days if rent is based on your income), and no increase before your lease term ends (RCW 59.18.140(3))
•No increase in the first 12 months, then no more than 7% plus inflation or 10%, whichever is less, in any 12 months (RCW 59.18.700)
•Buildings first occupied 12 years or less before the notice, some owner-occupied homes and regulated affordable housing are exempt (RCW 59.18.710)
How long does a landlord have to make repairs in Washington?
24 hours to 10 days, by problem
•Landlord must maintain habitability
•Start repairs within 24 hours for no hot or cold water, heat or electricity, or an imminent hazard (RCW 59.18.070(1))
•72 hours for a broken refrigerator, range and oven, or major plumbing fixture (RCW 59.18.070(2))
•10 days for other repairs, after written notice (RCW 59.18.070(3))
•Repair and deduct available
Legal basis: RCW § 59.18.070
Can a landlord retaliate against a tenant in Washington?
90-day presumption
•So long as you are in compliance with the Act, your landlord may not retaliate against you by evicting you, raising your rent, cutting services or adding to your obligations because of your good-faith complaint to a government agency about conditions that may endanger your health or safety, or because you asserted your rights under the Act (RCW 59.18.240)
•If the landlord does one of those things within 90 days after your complaint or a related government inspection, it is presumed to be retaliation, but the landlord can rebut the presumption (RCW 59.18.250)
•The presumption reverses if you are behind on rent or in breach of the lease when the landlord gives notice of termination (RCW 59.18.250)
•The winning side recovers costs and reasonable attorney's fees (RCW 59.18.250)
Legal basis: RCW § 59.18.250
Can a domestic violence survivor break a lease in Washington?
No notice period
•A victim of domestic violence, sexual assault, unlawful harassment or stalking (you or a household member) may end the lease
•Notify the landlord in writing within 90 days of the act, with a protection order or a qualified third party's signed record
•Rent is owed for the month you leave; the deposit comes back subject to ordinary deductions
Legal basis: RCW § 59.18.575
Can a landlord lock you out or shut off utilities in Washington?
Self-help illegal
•Self-help evictions illegal
•Court process required
•Strong protections
Legal basis: RCW § 59.18.290
Did You Know?
Important facts about Washington rental law
1
Washington has no statewide limit on security deposits.
2
Washington landlords must return deposits within 30 days of move-out.
3
Washington landlords who collect a deposit must give the tenant a written move-in checklist signed by both sides; without one the landlord owes the tenant the whole deposit (RCW 59.18.260).
4
Seattle tenants have additional protections including 'just cause' eviction rules.
Washington does not have a statutory limit on security deposits.
How long does a landlord have to return a security deposit in Washington?
Washington landlords must return security deposits within 30 days after you move out.
How much notice must a landlord give before entering in Washington?
In Washington, landlords must give 2 days' notice before entering your rental unit (written; one day to show the home to buyers or renters (RCW 59.18.150(6))).
How much can a landlord charge for a late fee in Washington?
Late fees in Washington: No statutory cap. State law provides a 5-day grace period before a late fee can apply.
How much notice is required to raise rent in Washington?
90 days notice, capped yearly. At least 90 days' written notice of a rent increase (30 days if rent is based on your income), and no increase before your lease term ends (RCW 59.18.140(3)). No increase in the first 12 months, then no more than 7% plus inflation or 10%, whichever is less, in any 12 months (RCW 59.18.700). Buildings first occupied 12 years or less before the notice, some owner-occupied homes and regulated affordable housing are exempt (RCW 59.18.710). Just cause eviction required. Source: RCW 59.18.140(3); RCW 59.18.700, 59.18.710.
How long does a landlord have to make repairs in Washington?
24 hours to 10 days, by problem. Landlord must maintain habitability. Start repairs within 24 hours for no hot or cold water, heat or electricity, or an imminent hazard (RCW 59.18.070(1)). 72 hours for a broken refrigerator, range and oven, or major plumbing fixture (RCW 59.18.070(2)). 10 days for other repairs, after written notice (RCW 59.18.070(3)). Repair and deduct available. Source: RCW § 59.18.070.
Can a landlord retaliate against a tenant in Washington?
90-day presumption. So long as you are in compliance with the Act, your landlord may not retaliate against you by evicting you, raising your rent, cutting services or adding to your obligations because of your good-faith complaint to a government agency about conditions that may endanger your health or safety, or because you asserted your rights under the Act (RCW 59.18.240). If the landlord does one of those things within 90 days after your complaint or a related government inspection, it is presumed to be retaliation, but the landlord can rebut the presumption (RCW 59.18.250). The presumption reverses if you are behind on rent or in breach of the lease when the landlord gives notice of termination (RCW 59.18.250). The winning side recovers costs and reasonable attorney's fees (RCW 59.18.250). Source: RCW § 59.18.250.
Can a domestic violence survivor break a lease in Washington?
No notice period. A victim of domestic violence, sexual assault, unlawful harassment or stalking (you or a household member) may end the lease. Notify the landlord in writing within 90 days of the act, with a protection order or a qualified third party's signed record. Rent is owed for the month you leave; the deposit comes back subject to ordinary deductions. Source: RCW § 59.18.575.
Can a landlord lock you out or shut off utilities in Washington?
Washington tenants have rights including security deposit protections, notice requirements for landlord entry, habitability standards, and protections against retaliation. Use Honestkey to analyze your specific lease against Washington law.
More for Washington renters
Common tenant-rights questions
Plain-language answers that apply in Washington and beyond