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Washington Residential Lease Agreement

Washington sets no statutory deposit cap but requires a 30-day return, move-in checklist, and mold/fire safety disclosures. Create a free lease agreement.

Introduction

A residential lease agreement is a legally binding contract between a landlord and a tenant that sets the terms under which the tenant rents the landlord's property, including the rent amount, the length of the tenancy, the security deposit, each party's responsibilities, and how the tenancy ends. In Washington the lease is governed by the Residential Landlord-Tenant Act (RLTA), Chapter 59.18 RCW. Washington sets no statutory cap on the security deposit itself, though a holding fee charged just to reserve a unit before move-in cannot exceed 25 percent of the first month's rent (RCW 59.18.253). The landlord must hold the deposit in a trust account and, within 30 days after the tenancy ends, give a full and specific written statement of any amount kept, or the landlord becomes liable for the full deposit (RCW 59.18.280). A landlord cannot even collect a deposit without first giving the tenant a written move-in checklist describing the unit's condition (RCW 59.18.260). Washington also requires the landlord to give tenants mold-hazard information and a written fire safety and smoke detector disclosure (RCW 59.18.060). To enter the unit, the landlord must give the tenant at least two days' written notice, or one day's notice to show the unit to a prospective tenant or buyer (RCW 59.18.150). Since 2025, most Washington tenancies are also subject to statewide rent stabilization limiting rent increases and requiring just cause to end a tenancy. Attorney review is available as an option before you sign.

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Key Things to Know

  1. 1

    A residential lease agreement is a binding contract setting the rent, term, deposit, and each party's duties for renting a home, and how the tenancy can end.

  2. 2

    Washington sets no statutory cap on the security deposit amount itself; a holding fee to reserve a unit before move-in is capped at 25 percent of first month's rent (RCW 59.18.253), and the full deposit must be returned, or accounted for in writing, within 30 days after the tenancy ends (RCW 59.18.280).

  3. 3

    The landlord must give the tenant a written move-in checklist describing the unit's condition before collecting any deposit, must hold the deposit in a trust account, and must provide written mold-hazard information and a fire safety and smoke detector disclosure (RCW 59.18.060, 59.18.260, 59.18.270).

  4. 4

    Entry requires at least two days' written notice, or one day's notice to show the unit to a prospective tenant or buyer, and entry must occur at reasonable times (RCW 59.18.150).

  5. 5

    There is no statutory cap on the late fee amount, but a landlord may not charge any late fee at all if rent is paid within five days of its due date, so the effective grace period is five days (RCW 59.18.170).

  6. 6

    A tenant ends a month-to-month tenancy with 20 days' written notice; a landlord must give at least 90 days' written notice of a rent increase (RCW 59.18.140, 59.18.200).

  7. 7

    Washington has statewide rent stabilization since 2025 capping most rent increases at 7 percent plus inflation or 10 percent, whichever is less, with no increase in a tenancy's first 12 months, and a landlord generally needs just cause to end an ongoing tenancy (RCW 59.18.700, 59.18.650).

Key decisions before you file

Before you file a Residential Lease Agreement in Washington, a few decisions shape the document: which option to choose and what each one means. The Residential Lease Agreement guide walks through them.

Open the Residential Lease Agreement guide

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WASHINGTON RESIDENTIAL LEASE AGREEMENT

  1. PARTIES AND PREMISES This Residential Lease Agreement (Agreement) is made on [DATE] between [LANDLORD NAME] (Landlord, also called the lessor) and [TENANT NAME] (Tenant, also called the lessee), for the property located at [RENTAL ADDRESS], Washington (the Premises).

  2. TERM The tenancy begins on [START DATE] and is either a fixed term ending on [END DATE] or a month-to-month tenancy that continues until either party ends it as described in Section 8.

  3. RENT Tenant agrees to pay rent of $[AMOUNT] per month, due on the [DAY] of each month. Under RCW 59.18.170, Landlord may not charge any late fee if rent is paid within five days after its due date; any late fee stated here of $[AMOUNT] applies only after that five-day window and Washington sets no statutory cap on the fee amount itself.

  4. SECURITY DEPOSIT Tenant will pay a security deposit of $[AMOUNT]. Washington sets no statutory cap on this amount (a separate 25-percent-of-first-month's-rent cap applies only to a holding fee charged before move-in, RCW 59.18.253). Landlord will hold the deposit in a trust account (RCW 59.18.270) and, within 30 days after the tenancy ends, will give Tenant a full and specific written statement itemizing any amount kept, or return the deposit in full (RCW 59.18.280). No deposit may be collected until Landlord gives Tenant the written move-in checklist required by Section 5.

  5. DISCLOSURES Landlord provides Tenant, at signing, with: (a) the federal lead-based paint disclosure and pamphlet if the Premises was built before 1978; (b) written information about the health hazards of indoor mold (RCW 59.18.060); (c) a written fire safety and smoke detector notice (RCW 59.18.060, RCW 43.44.110); and (d) a written move-in checklist describing the Premises' condition and any existing damage (RCW 59.18.260).

  6. ENTRY Landlord will give Tenant at least two days' written notice before entering the Premises, or at least one day's notice to show the unit to a prospective tenant or buyer, and will enter only at reasonable times, except in a genuine emergency (RCW 59.18.150).

  7. MAINTENANCE AND USE Tenant will keep the Premises clean and safe and will promptly notify Landlord of needed repairs. Landlord will maintain the Premises in a habitable condition as required by the Residential Landlord-Tenant Act.

  8. TERMINATION For a month-to-month tenancy, Tenant may end the tenancy with 20 days' written notice before the end of a rental period (RCW 59.18.200). Landlord may end an established month-to-month tenancy only for a just cause listed in RCW 59.18.650. Landlord must give at least 90 days' written notice of any rent increase (RCW 59.18.140), and since 2025 most Washington tenancies are subject to statewide rent stabilization limiting increases to 7 percent plus inflation or 10 percent, whichever is less, with no increase in the first 12 months of a tenancy (RCW 59.18.700).

SIGNATURES _____________________________ Date: __________ [LANDLORD NAME], Landlord

_____________________________ Date: __________ [TENANT NAME], Tenant

Note: This Agreement is governed by the Washington Residential Landlord-Tenant Act, Chapter 59.18 RCW. This is a Washington skeleton for a residential lease agreement. For the complete, customizable template, see the full Residential Lease Agreement template.

Washington Requirements for Residential Lease Agreement

Hold the Deposit in a Trust Account With a Move-In Checklist

A landlord may not collect a security deposit unless the rental agreement is in writing and a written checklist describing the condition of the premises is given to the tenant at move-in (RCW 59.18.260). The deposit itself must be held in a trust account, and the landlord keeps any interest unless the parties agree otherwise in writing (RCW 59.18.270).

Return or Account for the Deposit Within 30 Days

Within 30 days after the tenancy ends and the tenant vacates, the landlord must give a full and specific written statement of the basis for keeping any part of the deposit, with supporting documentation, and refund the remainder (RCW 59.18.280). Washington sets no statutory cap on the deposit amount itself for a standard rental.

Provide Mold-Hazard Information

The landlord must give new tenants written information, provided or approved by the Washington Department of Health, about the health hazards associated with exposure to indoor mold, at the time the lease is signed (RCW 59.18.060(13)).

Provide a Fire Safety and Smoke Detector Notice

The landlord must give tenants written notice disclosing fire safety and protection information, including that the unit is equipped with a smoke detection device as required by RCW 43.44.110 (RCW 59.18.060(12)).

Give at Least Two Days' Notice Before Entering

The landlord must give the tenant at least two days' written notice of intent to enter and may enter only at reasonable times. To show the unit to a prospective tenant or buyer, only one day's notice is required, and the tenant may not unreasonably withhold consent (RCW 59.18.150).

No Late Fee Within Five Days of the Due Date

A landlord may not charge a late fee for rent paid within five days following its due date. Washington sets no statutory cap on the amount of a late fee charged after that window (RCW 59.18.170).

Give Proper Notice to End a Month-to-Month Tenancy or Raise Rent

A tenant ends a month-to-month tenancy with 20 days' written notice before the end of a rental period (RCW 59.18.200). A landlord must give at least 90 days' written notice of a rent increase (RCW 59.18.140), and may end an established month-to-month tenancy only for a just cause listed in RCW 59.18.650.

Statewide Rent Stabilization and Just-Cause Eviction Apply

Since 2025, most Washington tenancies are subject to statewide rent stabilization: during any 12-month period a landlord may not raise rent by more than 7 percent plus the consumer price index or 10 percent, whichever is less, and no increase is allowed in the tenancy's first 12 months (RCW 59.18.700). A landlord generally needs a just cause listed in RCW 59.18.650 to end an ongoing tenancy.

Frequently Asked Questions

A Washington lease should name the landlord and tenant, describe the rental address, state the rent amount and due date, the term, and the security deposit amount and how it is held. It should also reflect the disclosures Washington requires: mold-hazard information and a fire safety and smoke detector notice under RCW 59.18.060, plus a written move-in condition checklist under RCW 59.18.260.

Washington's Residential Landlord-Tenant Act sets no statutory cap on the security deposit amount for a standard rental. A separate rule caps a holding fee charged only to reserve a unit before move-in at 25 percent of the first month's rent (RCW 59.18.253). Whatever deposit is charged must be held in a trust account and returned, or accounted for in a written statement, within 30 days after the tenancy ends (RCW 59.18.280).

Yes, you can generate a Washington lease agreement template at no cost. Filling in the parties, rent, term, and Washington-specific disclosures does not require a fee, and attorney review is available afterward as an optional add-on rather than a requirement.

No. A Washington residential lease is a private contract between landlord and tenant and does not need to be notarized or witnessed to be valid and enforceable under the Residential Landlord-Tenant Act, Chapter 59.18 RCW.

No, except in an emergency. A Washington landlord must give the tenant at least two days' written notice before entering, or at least one day's notice to show the unit to a prospective tenant or buyer, and may only enter at reasonable times (RCW 59.18.150).

Washington landlords must give tenants written information about the health hazards of indoor mold and a written fire safety and smoke detector notice, both required by RCW 59.18.060, plus federal lead-based paint disclosures for housing built before 1978. A written move-in checklist describing the unit's condition is also required before any deposit is collected (RCW 59.18.260).

A tenant can end a Washington month-to-month tenancy by giving the landlord 20 days' written notice before the end of a rental period (RCW 59.18.200). A landlord who wants to end an established month-to-month tenancy generally needs one of the just causes listed in RCW 59.18.650, and any rent increase requires at least 90 days' written notice (RCW 59.18.140).

A Washington landlord cannot charge any late fee if the tenant pays rent within five days of its due date (RCW 59.18.170). There is no statutory cap on the amount of a late fee once that five-day window has passed, so the lease should state the fee clearly and keep it reasonable.