Washington Residential Lease Agreement
What Washington law requires in a residential lease — the deposit cap, the return deadline, the notice to end a month-to-month tenancy, and the disclosures you have to give the tenant. Every figure is cited to the statute it comes from and dated. The free Washington lease template is one click away.
Maintained by Rapi Stack · Every state-specific figure on this page is cited to its statute or official agency page · Dataset last verified 2026 · Not legal advice.
Other Washington rules your lease has to live with
Beyond the deposit, Washington law sets rules on entry, late fees, and repairs that apply whether or not the lease mentions them.
- Landlord entry. Washington requires at least 48 hours’ notice before a non-emergency entry. — RCW 59.18.150(6) (last amended 2011 c 132 § 9) ↗
- Late fees. No late fee for rent paid within 5 days after due date; if more than 5 days late, fees may run from the first day after due date — RCW 59.18.170 (amended 2020 c 177 § 1) ↗
- Rent increases. Minimum 90 days' prior written notice (30 days for subsidized tenancies; 60 days transitional for leases entered before May 7, 2025) — RCW 59.18.140 (amended 2025 c 209 § 104) ↗
- Habitability. Washington law implies a warranty of habitability into every residential lease; a clause waiving it is unenforceable. — RCW 59.18.060 (amended 2026 c 234 § 1) ↗
Each point links to the Washington source it was taken from. Rules change; confirm before relying on them.
What Washington law requires · as of 2026
- Max security deposit
- No statutory limit
- Deposit return deadline
- 30 days after move-out
- Notice to end month-to-month
- 20 days
Source: Rev. Code Wash. §59.18.280 (30-day rule eff. 7/23/2023) · verify ↗. Laws change — confirm the current rule before you rely on it.
Deposit still not back 30 days after move-out? Ask for it in writing with a Washington security deposit demand letter; if that doesn’t work, the usual next step is Washington small claims court.
Need the document itself?
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Frequently asked questions
How much security deposit can a landlord charge in Washington?
Washington does not set a statutory cap on the security deposit, so the amount is negotiable — but it must be returned within 30 days after you move out (as of 2026). Source: Rev. Code Wash. §59.18.280 (30-day rule eff. 7/23/2023).
Is this lease valid in Washington?
A written lease that identifies the parties, the property, the term, and the rent is generally enforceable in Washington once both sides sign. What it cannot do is contract around Washington law: the deposit rules, entry notice, and habitability duties below apply whether or not the lease mentions them.
How much notice must a landlord give before entering a rental in Washington?
Washington requires at least 48 hours' notice for a non-emergency entry. Source: RCW 59.18.150(6) (last amended 2011 c 132 § 9).
Can a landlord charge late fees in Washington?
No late fee for rent paid within 5 days after due date; if more than 5 days late, fees may run from the first day after due date Source: RCW 59.18.170 (amended 2020 c 177 § 1).
How does Washington compare? See the security deposit limits in all 50 states, every figure cited to statute.
How Washington compares
Computed from our 51-jurisdiction dataset (as of 2026). Source for Washington: Rev. Code Wash. §59.18.280 (30-day rule eff. 7/23/2023) ↗.
- Washington is one of 22 of 51 jurisdictions that set no statutory cap on the security deposit (29 cap the deposit by statute).
- Deposit return deadline
Deposit return deadline: 30 days, exactly the national median.
This is the most common figure nationally — shared by 26 other states.
Deposit return deadline in neighboring states — Idaho (21 days), Oregon (31 days).
- Notice to end a month-to-month tenancy
Notice to end a month-to-month tenancy: 20 days — below the national median of 30 days across the 49 states with a statutory rule.
Ranked #45 of 49 states — higher means a longer notice period.
No other state uses exactly this figure.
Notice to end a month-to-month tenancy in neighboring states — Idaho (30 days), Oregon (30 days). Washington's 20 days is the shortest among its neighbors.
The rest of what Washington requires
The figures below are Washington's, not national averages — each one is the value we verified for this state, with the statute it comes from. Follow a row to the full Washington page for that document.
- Notice for unpaid rent · as of 2026
- 14 days to pay or quit RCW 59.12.030; RCW 59.18.650 (just-cause) ↗
- Notice to cure a lease violation · as of 2026
- 10 days RCW 59.12.030; RCW 59.18.650 (just-cause) ↗
- Small claims limit · as of 2026
- $10,000 RCW ch. 12.40 (limit at RCW 12.40.010) ↗
- Where you file · as of 2026
- Small Claims Department of the District Court · filing fee $35 plus a dispute-resolution-center surcharge (up to $15) in participating counties, so typically $35-$50 total (RCW 12.40.020; RCW 7.75.035). RCW ch. 12.40 (limit at RCW 12.40.010) ↗
- Rental application fee · as of July 2026
- Limited to the actual cost of screening Washington Legislature ↗
- Bill of sale notarization · as of 2026
- Not required Washington DOL (Form TD-420-065) ↗
- Power of attorney signing · as of 2026
- Notarization required Rev. Code Wash. §11.125.050 ↗
- LLC operating agreement · as of 2026
- Not required by statute, but it controls over the default rules RCW 25.15.006(8); RCW 25.15.018 ↗
- Recording a deed · as of 2026
- County Auditor (the 'recording officer' of the county where the property is situated, RCW 65.08.070; in a few charter counties a separate Recorder's Office) · no witnesses RCW 64.04.020 ↗
Lease agreement in other states
More Washington legal forms
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