Washington Tenant Resources
Your comprehensive guide to rental laws, guidelines and advocacy in Washington
What are the late fee regulations in Washington?
In Washington state, late fees are regulated under the Residential Landlord-Tenant Act (RCW 59.18). Late fees must be reasonable and specified in the written rental agreement. While there is no statutory maximum late fee amount, courts generally consider fees exceeding 10% of the monthly rent to be unreasonable. Washington law requires landlords to provide a grace period before assessing late fees, though the specific length is not mandated by state law. The rental agreement must clearly state when late fees will be charged and how they are calculated. Excessive or undisclosed late fees may be challenged in court.
What are the rules for security deposits in Washington?
Under Washington state law (RCW 59.18.260), there is no statutory limit on security deposit amounts, but the amount must be specified in the written rental agreement. Landlords must return the deposit within 21 days after the tenant moves out, along with a detailed statement of any deductions. The deposit can be used for unpaid rent, damage beyond normal wear and tear, and other breaches of the lease agreement. Landlords must provide a move-in checklist and both parties must sign it. The deposit must be held in a trust account at a financial institution or licensed escrow agent. If the landlord fails to return the deposit or provide an itemized list within 21 days, the tenant may be entitled to recover the full deposit amount plus court costs and attorney fees.
What are the eviction rules and tenant protections in Washington?
Washington state law (RCW 59.18.057) requires specific notice periods for evictions: 1) 14-day notice for non-payment of rent, 2) 10-day notice for lease violations, 3) 20-day notice for month-to-month termination. Self-help eviction is illegal - landlords must follow the formal court eviction process. Washington law provides strong protections for victims of domestic violence (RCW 59.18.575). Tenants can defend against eviction if the landlord failed to maintain the property or retaliated against the tenant for exercising legal rights. Tenants have the right to cure lease violations within the notice period. Just cause eviction protections apply in many Washington cities. All notices must be in writing and properly served according to state law.
What are the maintenance requirements for landlords in Washington?
Washington law (RCW 59.18.060) requires landlords to maintain rental properties in a habitable condition. Requirements include: 1) Maintaining essential services including electrical, plumbing, heating and cooling systems, 2) Keeping the property structurally sound and weatherproof, 3) Maintaining common areas in a safe and clean condition, 4) Providing proper waste disposal and pest control, 5) Complying with applicable building, housing, and health codes. Tenants must provide written notice of needed repairs. Landlords must begin repairs within 24 hours for essential services, 72 hours for refrigerator/range/oven repairs, and 10 days for all other repairs. If repairs aren't made, tenants may pursue legal remedies under Washington law, including rent reduction, repair and deduct remedies, or lease termination.
What notice is required for landlord entry in Washington?
Under Washington law (RCW 59.18.150), landlords must provide at least 48 hours written notice before entering a rental unit for non-emergency matters, or 24 hours notice for showing the unit to prospective tenants/buyers. Entry must be at reasonable times (typically 9 AM to 8 PM unless otherwise agreed). The notice must specify the exact date and time or time period of entry. Valid reasons for entry include repairs, inspections, or showing the unit. Tenants cannot unreasonably withhold consent to enter. The law strongly protects tenants' right to quiet enjoyment, and landlords cannot abuse their right of access or use it to harass tenants. Violations may result in penalties of up to $100 per violation under Washington law.
What are the rules for rent increases in Washington?
In Washington state, landlords must provide at least 60 days' written notice before any rent increase (RCW 59.18.140). For fixed-term leases, rent can only be increased at the end of the lease term unless the lease specifically allows for increases during the term. Some cities like Seattle have additional rent control regulations and may require more notice. The notice must be in writing and properly delivered to the tenant. Rent increases cannot be retaliatory or discriminatory. Several Washington cities have additional tenant protections, including 'just cause' eviction laws that prevent landlords from using excessive rent increases to force tenants out. Any rent increase during a fixed-term lease must be explicitly allowed in the original lease agreement.
What are my rights regarding repairs in Washington?
Under Washington law (RCW 59.18.070-100), tenants have the right to: 1) A habitable living space that meets building, housing, and health codes, 2) Written notice to landlord of needed repairs, 3) Specific timeframes for landlord repairs (24 hours for essential services, 72 hours for major appliances, 10 days for other repairs). If the landlord fails to make necessary repairs, tenants may: 1) Make repairs and deduct the cost from rent (up to two months' rent), 2) File a complaint with local housing authorities, 3) Break the lease without penalty, 4) Seek reduced rent through court action. The warranty of habitability is implied in every residential lease. Tenants should document all repair requests with photos and written communications. Washington law provides detailed procedures for repair-and-deduct remedies and rent reduction.
What are Washington's requirements for smoke detectors?
Washington State Building Code and Fire Code (RCW 43.44.110) require working smoke and carbon monoxide detectors in all rental properties. Requirements include: 1) At least one smoke detector in each bedroom, 2) Smoke detectors outside each sleeping area, 3) At least one smoke detector on each floor, 4) Carbon monoxide detectors required in all residential units. Landlords must: 1) Install and maintain working detectors, 2) Ensure detectors are operational at the start of tenancy, 3) Repair or replace non-functioning detectors within 24 hours of notification, 4) Follow manufacturer guidelines for replacement. Tenants are responsible for testing detectors monthly and replacing batteries. Tampering with detectors is prohibited and may result in civil penalties and criminal charges under state law.
What disclosures are required from Washington landlords?
Washington landlords must disclose (RCW 59.18.060 and related statutes): • Lead paint hazards (pre-1978 buildings) with federal forms • Security deposit terms and location • Property owner/manager contact information • Utility arrangements and responsibilities • Known defects or damage • Move-in inspection documentation • Building code violations • Fire safety and protection information • Carbon monoxide and smoke detector locations • Flood hazard areas (if applicable) • Mold information and disclosure • Shared utilities arrangements • Previous methamphetamine contamination • City or county rental registration/licensing status • Emergency/maintenance contact information • Foreclosure status • Tenant relocation assistance rights • Rent control ordinances (if applicable) • Required insurance coverage • Recycling and waste disposal procedures • Any local rental regulations
What are the rules about security deposit deductions in Washington?
Under Washington law (RCW 59.18.280), landlords can deduct from security deposits for: 1) Unpaid rent or utilities, 2) Damage beyond normal wear and tear, 3) Other breaches of the lease agreement. Landlords must provide an itemized statement of deductions within 21 days of move-out and return the remaining deposit. There is no statutory limit on security deposit amounts, but they must be reasonable. Tenants should document the unit's condition at move-in and move-out with photos and a written inventory. If landlords fail to comply with the 21-day requirement, they forfeit their right to make any deductions and must return the full deposit. The landlord must provide a move-in condition report within 30 days of the start of tenancy. Some cities may have additional security deposit regulations.
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Legal Disclaimer: The information provided on this website is for general informational purposes only and should not be considered as legal advice. While we strive to keep the information up-to-date and accurate, laws and regulations can change frequently. Specific situations may vary, and the application of rental laws can depend on numerous factors. We recommend consulting with a qualified legal professional for advice regarding your specific circumstances.
