Washington (WA) lease form

Washington Residential Lease Agreement

Washington's Residential Landlord-Tenant Act (RCW 59.18) sets firm rules on what a lease must contain, what it may not say, and what landlords must disclose before or at signing. Lease provisions that waive tenant rights or remedies are void and unenforceable, and knowingly including prohibited terms can expose a landlord to damages up to two times the monthly rent. Every Washington landlord should build their lease around the statute to avoid costly enforcement actions.

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Required disclosures

Lead-Paint Disclosure (Pre-1978 Housing)

Federal law (42 U.S.C. 4852d) requires landlords of housing built before 1978 to disclose known lead-based paint hazards and provide the EPA-approved pamphlet 'Protect Your Family from Lead in Your Home' before the tenant is obligated under the lease.

Landlord Identity and Contact Information

RCW 59.18.060 requires the landlord's name and address to appear on the rental agreement or be conspicuously posted on the premises so the tenant knows where to send notices and rent.

Mold Health Hazard Notice

Under RCW 59.18.060, landlords must provide tenants with information about health hazards associated with indoor mold exposure at or before the time the lease is signed.

Fire Safety and Smoking Policy

Washington landlords must disclose at lease signing whether the building has a smoking policy, an emergency notification plan, and an evacuation plan (RCW 59.18.060).

Security Deposit Terms in Writing

RCW 59.18.260 requires that if any deposit is collected, the lease must be in writing and must state the specific conditions under which any portion of the deposit may be withheld.

Clauses your lease should include

Rent amount, due date, and acceptable payment methods must be stated explicitly; a landlord may not require electronic payment as the sole payment method (RCW 59.18.230).
The lease must identify the premises by address and describe any included parking, storage, or accessory spaces so there is no dispute over what is covered.
Any late fee provision must comply with the statutory grace period: no late fee may be charged for rent paid within five days of the due date (RCW 59.18.230).
If the landlord offers a fee-in-lieu-of-deposit option, the written terms governing that fee, including any nonrefundable character, must appear in the lease or an attached addendum (RCW 59.18).
The lease must include the lease term (start and end dates) and specify what happens at expiration, such as conversion to month-to-month, so tenants have clear notice of their obligations.
Landlord entry procedures must be addressed; Washington law (RCW 59.18.150) requires at least two days' advance written notice for non-emergency entry, and the lease should restate or reference this right.
Rent increase terms must acknowledge that no increase may occur during the first 12 months of a tenancy and that at least 90 days' written notice is required for any subsequent increase (RCW 59.18.140, HB 1217 effective May 2025).

Clauses to avoid in Washington

A clause in which the tenant waives any right or remedy provided under RCW 59.18 is void and unenforceable, and including it knowingly exposes the landlord to statutory damages (RCW 59.18.230).
Mandatory arbitration clauses are prohibited unless the landlord agrees to pay the entire cost of arbitration and the agreement is notarized; one-sided arbitration requirements are unenforceable (RCW 59.18.230).
A provision requiring the tenant to pay late fees on rent submitted within the statutory five-day grace period after the due date is prohibited and cannot be enforced (RCW 59.18.230).
Requiring electronic payment as the only accepted method of paying rent is expressly prohibited; tenants must have at least one non-electronic option available (RCW 59.18.230).
A nondisclosure or confidentiality clause that prevents the tenant from discussing lease terms or conditions with others is prohibited under Washington law (RCW 59.18.230).
Any clause purporting to waive the landlord's duty to maintain the premises in a habitable condition (RCW 59.18.060) is void; tenants cannot contractually release landlords from statutory maintenance obligations.

Drafting tips

Attach a signed move-in checklist documenting the condition of all rooms and appliances at lease signing, which is required whenever a security deposit is collected and protects both parties at move-out.
Serve rent-increase notices via trackable delivery (certified mail or a method that produces a timestamp) to demonstrate the 90-day notice period was met under RCW 59.18.140.
Include a plain-language addendum summarizing tenant rights under RCW 59.18 so tenants cannot later claim they were unaware of the statute, which reduces disputes and demonstrates good-faith compliance.
Review the lease against current rent-cap percentages each calendar year, since the HB 1217 cap figure resets annually (9.683% through December 31, 2026), and update any rent-increase language accordingly.

General information, not legal advice. Governing statute: Residential Landlord-Tenant Act, RCW Chapter 59.18. Confirm current requirements or consult an attorney before finalizing a lease.

Washington lease FAQ

Common questions

What disclosures are required in a Washington residential lease?

Washington landlords must disclose their name and contact information, mold health hazards, fire safety and smoking policies, and any security deposit conditions in writing. Pre-1978 properties also require the federal lead-paint disclosure.

What lease clauses are unenforceable in Washington state?

Clauses that waive tenant rights under RCW 59.18, require electronic-only rent payments, impose late fees within the five-day grace period, mandate one-sided arbitration, or include nondisclosure requirements are all prohibited and void.

Does Washington require a written lease agreement?

A written lease is required whenever a security deposit or move-in fee is collected. Even without a deposit, a written agreement is strongly recommended because it must be in writing to include enforceable deposit terms and to document required disclosures.

How much notice must a Washington landlord give before raising rent?

Under RCW 59.18.140 and HB 1217 (effective May 2025), landlords must give at least 90 days' written notice before any rent increase, and no increase is permitted during the first 12 months of a tenancy.

All state lease forms

Washington Residential Lease Agreement