Washington state has some of the most tenant-protective landlord-tenant laws in the country. Understanding these laws is essential for every property owner operating in the state. Here's what you need to know.
Security Deposits
Washington law limits security deposits and sets strict rules for their handling:
- No statutory limit on the amount, but it must be reasonable
- Deposits must be held in a trust account at a Washington state bank
- You must provide a written checklist of the property's condition at move-in
- Deposits must be returned within 30 days of move-out, with an itemized statement of any deductions
- Failure to comply can result in the landlord owing up to double the deposit amount
Notice Requirements
Different situations require different notice periods:
- Rent increases: 60 days written notice required (180 days in Seattle)
- Month-to-month lease termination: 60 days written notice from landlord
- Pay or vacate: 14 days for non-payment of rent
- Comply or vacate: 10 days for lease violations
Just Cause Eviction
Seattle and several other Washington cities have just-cause eviction ordinances. This means landlords can only terminate a tenancy for specific, listed reasons — such as non-payment, lease violations, owner move-in, or major renovations. You cannot simply choose not to renew a lease without cause.
Habitability Standards
Landlords must maintain properties in habitable condition, including:
- Functioning heating, plumbing, and electrical systems
- Hot and cold running water
- Working smoke and carbon monoxide detectors
- Weathertight structure
- Pest-free environment
- Compliance with building and housing codes
Rent Payment and Late Fees
- Tenants have a right to a grace period before late fees apply
- Late fees must be reasonable and stated in the lease
- Landlords cannot charge interest on late rent
- Tenants can pay rent in any form unless the lease specifies otherwise
Source of Income Discrimination
Washington state prohibits discrimination based on source of income, including Section 8 vouchers, Social Security, disability benefits, and other forms of government assistance. Landlords cannot refuse to rent to someone solely because they use a housing voucher.
Retaliation Protection
Landlords cannot retaliate against tenants for exercising their legal rights — such as requesting repairs, filing complaints, or joining tenant organizations. Retaliatory actions within 90 days of a tenant's protected activity are presumed retaliatory.
Record Keeping
Maintain thorough records of all transactions, communications, and property conditions. In any legal dispute, the party with better documentation typically prevails.
The Importance of Legal Compliance
Non-compliance with landlord-tenant law can result in significant financial penalties, loss of eviction cases, and even tenant lawsuits. If you're unsure about your obligations, consult with a property management professional or real estate attorney.