Landlord Tenant Laws in Washington (WA)
The information below is for general educational purposes only and does not constitute legal advice. Laws change frequently. Consult a qualified attorney for advice specific to your situation.
Washington's landlord-tenant laws are governed by Wash. Rev. Code § 59.18.010 et seq.. The state receives a tenant-friendliness grade of B (Tenant-Friendly) based on deposit protections, eviction procedures, rent control status, habitability standards, and available tenant remedies. Washington is fairly tenant-friendly. Strong habitability protections and anti-retaliation provisions. Just cause eviction required (2021). Landlords must provide a written checklist at move-in. Rent control is preempted but actively debated in the legislature.
Security Deposit Rules in Washington
Washington does not impose a statutory cap on security deposits, meaning landlords can charge any amount they choose. However, excessively high deposits may discourage prospective tenants and could be challenged in court as unconscionable. Landlords must return the deposit within 21 days after the tenant vacates, typically with an itemized list of any deductions for damages beyond normal wear and tear.
Eviction Process in Washington
In Washington, a landlord must provide 14 days' written notice before filing for eviction based on nonpayment of rent. This is one of the longer notice periods nationally, giving tenants meaningful time to pay overdue rent or find alternative housing. For month-to-month tenancies, 20 days' notice is required to end the tenancy. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal in Washington.
Tenant Rights in Washington
Tenants in Washington have robust remedies when landlords fail to maintain habitable conditions. Both rent withholding and repair-and-deduct are available, giving tenants meaningful leverage to compel necessary repairs. However, tenants must follow the proper legal procedure — typically providing written notice and allowing the landlord a reasonable time to make repairs — before exercising these remedies.
Rent Control in Washington
Washington has preempted local rent control, meaning cities and municipalities within the state are prohibited from enacting their own rent control ordinances. Landlords can raise rent by any amount with proper notice, subject only to anti-discrimination and anti-retaliation laws.
Landlord Obligations in Washington
Landlords in Washington are generally required to:
- Comply with building and housing codes affecting health and safety
- Maintain common areas in a clean and safe condition
- Keep electrical, plumbing, heating, and other systems in good working order
- Provide and maintain appropriate trash receptacles
- Supply running water and reasonable amounts of hot water
- Provide 2 days notice before entering the rental unit (except emergencies)
- Return security deposits within 21 days with an itemized statement of deductions
- Follow proper legal procedures for eviction (no self-help evictions)
City-Specific Landlord-Tenant Information in Washington
Many cities in Washington have additional local ordinances or practices that affect landlord-tenant relationships. Below are notes for 4 major cities.
Seattle
Seattle has extensive local tenant protections: just cause eviction, relocation assistance, screening criteria limitations (first-in-time rule), and a rental registration/inspection program.
Tacoma
Tacoma has a rental housing code and tenant protections program. Follows state just cause eviction law.
Spokane
Follows state law. No additional local tenant protections.
Vancouver
No additional local tenant protections beyond Washington state law.
Tenant-Friendliness Score Breakdown
Our scoring system evaluates each state across six categories of tenant protection. Washington scores 65 out of 100, earning a grade of B (Tenant-Friendly).
How Washington Compares
Below is a comparison of Washington with five states that have similar tenant-friendliness scores. This can help you understand where Washington falls on the spectrum of tenant protections nationwide.
| State | Score | Grade | Deposit Limit | Eviction Notice | Rent Control |
|---|---|---|---|---|---|
| Washington (WA) | 65 | B | No statutory limit | 14 days | Rent Control Preempted |
| Minnesota (MN) | 66 | B | No statutory limit | 14 days | Local Rent Control Allowed |
| Maine (ME) | 67 | B | 2 months' rent | 7 days | Local Rent Control Allowed |
| Rhode Island (RI) | 67 | B | 1 month's rent | 5 days | Rent Control Preempted |
| Alaska (AK) | 61 | B | 2 months' rent | 7 days | Rent Control Preempted |
| Connecticut (CT) | 61 | B | 2 months' rent | 3 days | Local Rent Control Allowed |
Frequently Asked Questions About Washington Landlord-Tenant Laws
How much can a landlord charge for a security deposit in Washington?
In Washington, the security deposit limit is No statutory limit. The landlord must return the deposit within 21 days after the tenant moves out, along with an itemized list of any deductions.
How many days notice before eviction in Washington?
For nonpayment of rent, Washington requires 14 days notice before a landlord can file for eviction. For lease termination without cause, 20 days notice is typically required. The actual court process takes additional time.
Can I withhold rent in Washington if my landlord won't make repairs?
Yes, Washington allows tenants to withhold rent for habitability issues after providing written notice and allowing reasonable time for repairs.
Does Washington have rent control?
No, Washington prohibits local rent control ordinances. Landlords can raise rent by any amount with proper notice.
How much notice must a landlord give before entering in Washington?
Landlords in Washington must give 2 days notice before entering, except in emergencies.
Relevant Statutes
The landlord-tenant laws of Washington are primarily found in Wash. Rev. Code § 59.18.010 et seq.. These statutes cover security deposits, lease requirements, eviction procedures, landlord obligations, and tenant remedies. For the most current version of the law, consult your state legislature's website or a qualified attorney.
Explore More States
Use our landlord-tenant law lookup tool to quickly find laws for any state, or browse all 50 states compared side-by-side. Remember that local city ordinances may provide additional protections beyond what state law requires.
This information is provided for educational purposes only and is not legal advice. Consult a qualified attorney for legal guidance on your specific situation.