Renting Out Your Property in Washington State: A Landlord's Guide

Familiarize yourself with Washington's Residential Landlord-Tenant Act (RCW 59.18). This law governs most residential rental relationships in Washington state and outlines rights and responsibilities for both landlords and tenants. Pay special attention to security deposit rules, notice requirements, and maintenance obligations.

Most cities in Washington require landlords to obtain a business license to legally rent property. Check with your specific city's requirements. For example, Seattle requires a business license for all rental properties. The license may need to be renewed annually.

Create or obtain a rental application form that complies with Washington fair housing laws. You can request information about income, rental history, and references, but be careful not to include discriminatory questions. Washington law prohibits discrimination based on race, color, national origin, religion, sex, familial status, disability, sexual orientation, gender identity, veteran/military status, and source of income.

Draft a comprehensive lease agreement that complies with Washington state law. Include terms regarding rent amount, due date, late fees (which must be reasonable), security deposit, lease term, maintenance responsibilities, and other important provisions. Washington has specific requirements for what must be included in a lease, such as information about landlord's legal address for receiving notices.

Washington law requires landlords to provide a checklist documenting the condition of the rental unit at the beginning of tenancy. Both landlord and tenant must sign this document, and the tenant must receive a copy. This will be essential for determining if any damage occurred during the tenancy that exceeds normal wear and tear.

Federal law requires landlords of properties built before 1978 to disclose known information about lead-based paint and lead-based paint hazards before leases take effect. Provide tenants with an EPA-approved pamphlet on identifying and managing lead-based paint hazards. Even if you don't know of any lead paint in your property, you must still provide this disclosure if your property was built before 1978.

Washington law requires landlords to provide tenants with a receipt for their security deposit that includes the name and location of the financial institution where the deposit is being held. The receipt should also specify conditions under which the deposit may be withheld. Security deposits must be placed in a trust account, not commingled with personal funds.

Create a document outlining house rules that tenants must follow. These might include quiet hours, guest policies, parking rules, pet policies, smoking restrictions, etc. Make sure these rules are reasonable and don't contradict any terms in the lease or violate tenant rights under Washington law.

In Washington, landlords must provide at least 48 hours' written notice before entering a tenant's unit for non-emergency matters. Create a standard form to use when you need to enter the property for inspections, repairs, or showing the unit to prospective tenants. The notice should include the date, approximate time, and purpose of entry.

Many Washington cities have rental inspection programs that require periodic inspections to ensure properties meet health and safety standards. Check if your city has such a program and register your property accordingly. For example, Seattle, Bellingham, and Tacoma all have rental registration and inspection programs.

Establish a clear system for collecting rent, whether through online payments, checks, or other methods. Washington law doesn't specify how rent must be collected, but having a reliable system helps avoid disputes. Be aware that if you accept partial rent payments, it may affect your ability to evict for non-payment.

Obtain appropriate insurance coverage for your rental property. This typically includes property insurance and liability coverage. While not legally required in Washington, landlord insurance is strongly recommended to protect your investment and shield you from potential liability.

Familiarize yourself with Washington's just cause eviction requirements. In many Washington cities (including Seattle), landlords can only terminate month-to-month tenancies for specific reasons listed in local ordinances. Even for fixed-term leases, be aware of the proper notice periods and procedures for non-renewal.

While Washington state prohibits cities from imposing rent control, some localities have enacted tenant protection measures that limit rent increases or require additional notice. Check if your city has any such ordinances. For example, Seattle requires 60 days' notice for rent increases, and 180 days' notice for increases of 10% or more within a 12-month period.

Establish a clear procedure for tenants to submit maintenance requests. Washington landlords have a legal obligation to maintain properties in habitable condition and make repairs within specific timeframes (generally 24-72 hours for essential services like heat and water, depending on the issue).