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Washington residential lease agreement

As of October 26, 2026, a Washington landlord has 30 days after move-out to refund the deposit with a full statement; a month-to-month tenant leaves with 20 days’ written notice.1,2

RCW 59.18.210 makes a Washington lease for a term of one year or less legal and valid without acknowledgment, witnesses or seals.3

A Washington landlord deposits the tenant’s security deposit in a trust account at a Washington financial institution or licensed escrow agent, and gives a written receipt naming the depository.4

Updated Checked against app.leg.wa.gov, atg.wa.govHow we check

Washington at a glance

Month-to-month notice
20 days2
Witnesses
None required3

A dash or a missing box means the official pages we read do not state that rule; we never fill it in from memory.

Preview of the document

Residential Lease Agreement

State of Washington

  1. 1. Parties and property

    This Residential Lease Agreement (the “Lease”) is made on Date between Landlord (the “Landlord”) and Tenant (the “Tenant”). The Landlord rents to the Tenant the home at Address (the “Property”).

  2. 2. Term

    This Lease begins on Start date and ends on End date (the “Term”).

  3. 3. Rent

  4. 4. Security deposit

  5. 5. Utilities and services

  6. 6. Use of the Property

  7. 7. Pets

  8. 8. Smoking

  9. 9. Maintenance and repairs

  10. 10. Entry by the Landlord

  11. 11. Assignment and subletting

  12. 12. Moving out

  13. 13. Default

  14. 14. Notices

  15. 15. General terms

  16. 16. Signatures

Sections 3–16 unlock after purchase. Prepared with SimplePaperwork, which is not a law firm.

Washington’s rules, with sources

State form
  • RCW 59.18.260 requires a Washington lease to be in writing, and to state when the deposit may be withheld, whenever the tenant pays a deposit or security.5
  • A Washington landlord may collect no deposit without a written move-in checklist describing the condition and cleanliness of walls, flooring, furniture and appliances.5
  • A nonrefundable fee in Washington needs a written rental agreement that clearly calls it nonrefundable; otherwise the fee is treated as a refundable deposit.6
  • The Washington Attorney General says a landlord who offers a fee in lieu of a security deposit must give the disclosure form with any lease or renewal that includes that option.7
Signing
  • RCW 59.18.210 makes a Washington lease for a term of one year or less legal and valid without acknowledgment, witnesses or seals.3
  • Both the landlord and the tenant sign and date the Washington move-in checklist, and the tenant gets a copy plus one free replacement copy on request.5
Deadlines
  • RCW 59.18.280 gives a Washington landlord 30 days after the tenancy ends and the tenant vacates to send a full and specific statement of any deposit withheld, with the refund due.1
  • A Washington month-to-month tenancy ends by the tenant’s written notice of at least 20 days before the end of a rental period.2
  • A Washington landlord must give each affected tenant at least 90 days’ written notice of a rent increase, which cannot take effect before the lease term ends.8
  • Washington bars any rent increase during the first 12 months of a tenancy, and caps later increases at 7 percent plus inflation or 10 percent, whichever is less, in any 12 months.9
Where it is filed
  • A Washington landlord deposits the tenant’s security deposit in a trust account at a Washington financial institution or licensed escrow agent, and gives a written receipt naming the depository.4
  • The Washington Attorney General points tenants with landlord-tenant claims under $10,000 to small claims court, where no attorney is necessary.7
Taxes and fees
  • A Washington landlord may not charge a late fee on rent paid within five days after its due date.10
  • The Washington Attorney General reports that the maximum annual rent increase for 2026 is 9.683 percent.7
Law
  • A Washington landlord who misses the 30-day deposit statement owes the full deposit, and a court may award up to twice the deposit for an intentional refusal.1
  • Washington landlords cannot withhold deposit money for ordinary wear, or for carpet cleaning unless wear beyond ordinary use is documented.1
  • A Washington landlord who collects a deposit without giving the written move-in checklist is liable to the tenant for the amount of the deposit.5
  • The Washington Attorney General may seek civil penalties of up to $7,500 per violation of the rent increase limits.9

Questions about a Washington lease

When must a Washington landlord return the security deposit?

Within 30 days after the rental agreement ends and the tenant moves out. The landlord sends a full and specific statement of anything kept, with copies of estimates or invoices, and the refund, delivered in person or mailed first class to the last known address.

Missing that window makes the landlord liable for the whole deposit, and an intentional refusal can cost up to twice the deposit. Ordinary wear is never deductible, and carpet cleaning only when extra wear is documented.1

What paperwork does a Washington lease with a deposit need?

A written lease that spells out when the deposit can be kept, and a move-in checklist describing the condition of walls, flooring, furniture and appliances, signed and dated by both sides. Without the checklist, no deposit may be collected.

The deposit sits in a trust account at a Washington bank or licensed escrow agent, and the tenant gets a written receipt naming it. A nonrefundable fee has to be labeled nonrefundable in the written agreement, or it counts as a deposit.4–6

How much notice ends a Washington month-to-month lease?

From the tenant, written notice of 20 days or more before the end of a rental period. A service member with permanent change of station or deployment orders may give less when the orders do not allow 20 days.

Landlords face longer notice in some cases: 90 days before switching to a policy of excluding children, and 120 days before a condominium conversion, demolition, substantial rehabilitation or change of use.2

How much can a Washington landlord raise the rent?

Not at all during the first 12 months of a tenancy. After that, no more than 7 percent plus the Seattle-area consumer price index, or 10 percent, whichever is less, over any 12 months; the Attorney General lists 9.683 percent for 2026.

Each increase needs at least 90 days’ written notice and cannot start before the lease term ends. Some housing is exempt, such as units whose first certificate of occupancy is 12 years old or newer.7–9,11

What to have at hand

  • Property address and what is included (parking, storage, appliances)
  • Start date, end date or month-to-month term
  • Monthly rent, due date and security deposit amount
  • Rules on pets, smoking, repairs and utilities

It is not a roommate agreement between tenants, and it is not a commercial lease for a store or office.

Frequently asked questions

Does a Washington lease need a notary or witnesses?

Not for a term of one year or less: RCW 59.18.210 makes such a lease legal and valid without acknowledgment, witnesses or seals.3

Can a Washington landlord charge a late fee?

Only once rent is more than five days past due; from then on the fee can run from the first day after the due date. Rent paid within five days of the due date carries no late fee.10

Where can a Washington tenant take a deposit dispute?

The Attorney General points to small claims court for claims under $10,000, where no attorney is necessary. In a lawsuit to recover the deposit, the winning side also recovers court costs and a reasonable attorney fee.1,7

Residential Lease Agreement in other states

More for Washington

Where this information comes from

Washington’s rules above come from the state’s own statutes, agency pages and forms, read on the date shown. A rule that passes its review date without a new check is removed automatically.

  1. RCW 59.18.280, Deposits; statement of basis for retention; remedies app.leg.wa.gov · checked Oct 26, 2026 Open the official page (opens in a new tab) ↩
  2. RCW 59.18.200, Tenancy from month to month or for rental period; end of tenancy app.leg.wa.gov · checked Oct 26, 2026 Open the official page (opens in a new tab) ↩
  3. RCW 59.18.210, Tenancies from year to year except under written contract app.leg.wa.gov · checked Oct 26, 2026 Open the official page (opens in a new tab) ↩
  4. RCW 59.18.270, Deposits held in trust account; receipt app.leg.wa.gov · checked Oct 26, 2026 Open the official page (opens in a new tab) ↩
  5. RCW 59.18.260, Deposits; written rental agreement and written checklist required app.leg.wa.gov · checked Oct 26, 2026 Open the official page (opens in a new tab) ↩
  6. RCW 59.18.285, Nonrefundable fees not to be designated as deposit app.leg.wa.gov · checked Oct 26, 2026 Open the official page (opens in a new tab) ↩
  7. Landlord-Tenant (Washington State Office of the Attorney General) atg.wa.gov · checked Oct 26, 2026 Open the official page (opens in a new tab) ↩
  8. RCW 59.18.140, Reasonable obligations or restrictions; notice of rent increase app.leg.wa.gov · checked Oct 26, 2026 Open the official page (opens in a new tab) ↩
  9. RCW 59.18.700, Prohibition on certain rent increases; notice; penalties app.leg.wa.gov · checked Oct 26, 2026 Open the official page (opens in a new tab) ↩
  10. RCW 59.18.170, Landlord to give notice if tenant fails to carry out duties; late fees app.leg.wa.gov · checked Oct 26, 2026 Open the official page (opens in a new tab) ↩
  11. RCW 59.18.710, Prohibition on certain rent increases; exemptions app.leg.wa.gov · checked Oct 26, 2026 Open the official page (opens in a new tab) ↩

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