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Whether you rent out one or dozens of properties in Washington, knowing how rental laws and regulations apply across the state is essential. After all, you can protect your investment and serve your renters better when you know the law. Learn everything you need to know in our guide to Washington rental laws.
When you rent property in Washington, you can opt to skip the paperwork and settle for a verbal agreement if the lease term is relatively short or if you don’t collect fees. However, you’re required to prepare a written rental agreement if:
In your written lease, you have to clarify the security deposit terms (if applicable) and include a property condition checklist. Your checklist should state the condition of or preexisting damage to elements like:
It’s in your best interest to follow this rule, as renters can sue you for the security deposit and attorney fees if you collect a deposit yet neglect to provide a written lease. Even if you aren’t required to have a written lease, it’s typically in everyone’s best interest to prepare one anyway. When both you and your renters have the terms in writing, it’s easier to uphold them. A written lease should include:
You can also require renters to pay their last month of rent in advance. You typically have to let renters make this advance payment in two or more installments.
If you need to collect late fees from renters, you can do so at your discretion. Washington law doesn’t regulate late fees or mandate grace periods. That means you can start charging a late fee as soon as the rent is late.
If you have long-term renters, you might opt to increase the rent to account for increased costs or taxes. However, you should allow for plenty of advance warning. When issuing a rent increase notice, Washington requires a 30-day written notification for raising the rent by less than 10%. If you plan to raise the rent by more than 10%, you must provide 60 days’ notice.
If you’re like most landlords, you’ll probably collect a security deposit from your renters. Although Washington law doesn’t require you to take a deposit, you must follow regulations if you opt to collect one. The total of the initial fees and security deposit can’t equal more than one month of rent.
If the security deposit and initial fees total more than 25% of a month’s worth of rent, you must allow renters to pay in installments. Renters may make up to six monthly payments if the lease agreement is at least six months long. If it’s less than six months, renters can make up to four payments. If it’s a month-to-month agreement, renters can make two payments.
When you collect a security deposit, you have to give the renter a receipt. The receipt must state the name and address of the financial institution that holds the deposit.
As a landlord, you must create a trust account to hold security deposits. This account can hold security deposits only and must not hold rent payments or other assets. In addition, the account must be held by a financial institution based in Washington.
As the account holder, you can retain any interest that the account generates.
If you withhold any deposit, you have to provide a written account within 21 days of the move-out date. In most cases, you can deduct all or part of a security deposit for property damage, unpaid rent, or unpaid utilities. You can also withhold the security deposit if the renter ends the lease agreement early.
You must return the security deposit to the renter within 21 days of the vacancy.
If you fail to return the security deposit or provide a reason for withholding, you may be liable for as much as two times the deposit amount. You may also have to pay attorney fees.
In addition to a security deposit, you can charge move-in fees. However, these fees can’t equal more than 10% of a month’s rent. In most cases, they can cover essential requirements only, such as the cost of screening renters or performing background checks.
Washington law requires you to give written notice if you plan to enter an occupied unit. Follow these general guidelines:
If you fail to abide by these rules, the renter has the right to take you to court. You could be liable for up to $100 for each instance, along with attorney fees.
You’re required to ensure that occupied units have access to running water and heat at all times. Washington landlord-tenant law prevents you from shutting off utilities. If you do switch off a unit’s utilities for eviction or retaliation purposes, you could be liable for $100 per day in addition to attorney fees.
As a landlord in Washington, you aren’t required to allow pets in most cases. You do have to allow service animals if the renter has requested a waiver for any pet policy you have in place.
If you allow pets, you’re allowed to charge a pet deposit to cover potential damages. This deposit can be in addition to a standard security deposit, yet it can’t equal more than 25% of a month’s rent.
When you rent property in Washington, you have to provide a few standard disclosures. These include:
You have to provide the name and address of the landlord in writing.
You must inform renters about any fire prevention tactics, such as the presence of a fire alarm or sprinkler system and how the smoke alarm works.
If your property was built before 1978, federal law mandates disclosing the presence of lead-based paint. You have to provide renters with a copy of a standard lead-based paint brochure to make sure they understand the potential hazards.
You’re required to warn renters about the dangers of indoor mold exposure. You also have to provide renters with information about mold from the Washington Department of Health.
If you rent property within city limits, you must include the City of Seattle Regulations for Landlords and Renters with your lease agreement.
Landlords must inform renters about any smoking policies for the unit or building.
In Washington, eviction regulations heavily favor landlords. You can begin eviction proceedings the moment a rent payment is overdue, or you can evict renters for a variety of reasons. The most common reasons for evicting renters in Washington include:
To begin the eviction process, provide the renter with a three-day notice that requires them to vacate the property or resolve the issue. If the renter fails to address the issue within three days, you can file for eviction at your local court.
If the lease is ongoing with no end date, you have to give the renter a 20-day notice that you intend to end the lease. After the 20-day period has passed, you can begin the eviction process if necessary.
Before you start renting a property in Washington, there’s a good chance that you need a business license. Washington state requires landlords to have licensure if one or more of these criteria apply to you:
Depending on where you own property, you may also need a local business license. Check with your city or county to confirm any business license requirements.
If you need to pursue legal action against renters for property damage, failure to pay rent, or other issues, you may need to go to court. In Washington, landlords can typically go to small claims courts to pursue $250 to $10,000. Likewise, renters can sue landlords for security deposit issues and other claims. However, small claims court can’t assist with eviction-related issues. Follow these links to learn more about small claims court in Washington:
Washington rental laws apply across the state, no matter where your property is located. You can stay up to date on current regulations and guidelines by checking these statewide resources:
Keep in mind that local regulations can supersede state laws. Always do your due diligence by checking with your city or county, as well.
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Is Washington a landlord- or renter-friendly state?
Renter-friendly. Find more resources about renters’ rights in Washington on the State Attorney General’s website.
Does Washington require a written lease agreement?
Yes, in most cases.
Does Washington have security deposit regulations?
Yes. There are regulations on the amount as well as holding and interest regulations.
Are landlords required to provide receipts for rent payments or deposits?
Yes. A landlord must provide a receipt.
Does Washington place limits on late fees for rent payments?
No. Late fees are up to the landlord.
Does Washington have pet laws for renters?
No. Pets are up to the landlord’s discretion.
Do Washington landlords have to provide notice before entry?
Yes. Between 24 and 48 hours are required, depending on circumstances.
