Washington (WA) law guide
Quick answer
Washington landlord-tenant law is governed by the Residential Landlord-Tenant Act (RCW 59.18). There is no statewide cap on security deposits, but landlords must return them within 21 days of move-out. Washington enacted statewide rent control in 2025 (HB 1217), capping annual increases at the lower of 7% plus CPI or 10% (the 2026 cap is 9.683%), with 90 days' written notice required. Landlords must give a 14-day pay-or-vacate notice for nonpayment of rent and 48 hours' written notice before entering a unit.
Security deposit limit
No statewide cap (Seattle caps at 1 month's rent)
Deposit return deadline
21 days after move-out (RCW 59.18.280)
Statewide rent control
Yes, HB 1217; 2026 cap is 9.683%
Nonpayment eviction notice
14-day pay-or-vacate notice
Washington rental market snapshot
Population
7.9 million
Renter households
~38% statewide; ~56% in Seattle
Median rent
~$2,158/mo for a 2BR statewide
Largest rental markets
Seattle, Spokane, Tacoma, Bellevue, Olympia
Seattle 2BR rents average $2,862/mo, while Spokane and Tacoma offer more affordable options at $1,446 and $1,931 respectively. HB 1217 rent caps are reshaping landlord strategy in high-cost Western WA markets.
Washington has no statewide dollar cap on security deposits. The amount must be stated in a written rental agreement (RCW 59.18.260), and landlords must hold deposits in a designated trust account.
Landlords must return the deposit or deliver a written itemized deduction statement within 21 days of move-out (RCW 59.18.280). Failure to meet this deadline forfeits the right to any deductions, and landlords may owe the tenant up to twice the deposit plus attorney fees.
Washington enacted statewide rent stabilization under HB 1217 (effective 2025). Annual rent increases for existing tenants are capped at the lesser of 7% plus CPI or 10%. For 2026, the published cap is 9.683%.
Landlords must give 90 days' written notice before any rent increase takes effect. No increase is allowed during the first 12 months of a tenancy. Seattle requires a stricter 180-day notice period.
For nonpayment of rent, landlords must serve a 14-day pay-or-vacate notice using the statutory form (RCW 59.18.057). A tenant can stop the eviction at any point before the court hearing by paying all rent owed plus a $75 filing fee.
Washington requires just cause to evict tenants on month-to-month leases (RCW 59.18.650). Accepted causes include nonpayment, lease violations (after a 10-day cure notice), and owner move-in. Retaliatory eviction is illegal.
Landlords must give 48 hours' written notice before entering a rental unit (RCW 59.18.150). Entry must occur during reasonable hours (generally 8 AM to 7 PM). No notice is required in a genuine emergency such as fire, gas leak, or flooding.
Repair timelines after written notice from the tenant: 24 hours for emergencies affecting health or safety (heat, water, sewage); 72 hours for essential appliances; up to 10 days for other habitability issues (RCW 59.18.070).
Washington landlords must maintain units in compliance with all applicable housing codes, with working heat, plumbing, hot water, and weatherproofing (RCW 59.18.060). This is the implied warranty of habitability and cannot be waived in a lease.
Retaliation by a landlord is illegal. If a landlord raises rent, reduces services, or starts eviction proceedings within 90 days of a tenant exercising a protected right (reporting code violations, joining a tenant union), the action is presumed retaliatory under RCW 59.18.240.
Washington prohibits housing discrimination based on race, color, national origin, sex, religion, disability, familial status, sexual orientation, and source of income under the Washington Law Against Discrimination (RCW 49.60). Seattle and other cities add additional protected classes.
Tenants may break a lease early without penalty for active military deployment (federal SCRA), uninhabitable conditions, or documented domestic violence (RCW 59.18.575). In other cases, the tenant owes rent until the unit is re-rented; Washington landlords have a duty to mitigate.
This guide is general information, not legal advice. Governing statute: Residential Landlord-Tenant Act, RCW 59.18. Laws change; confirm the current statute or consult an attorney before acting. Last reviewed 2026-06-05.
Washington FAQ
Yes. Washington enacted statewide rent stabilization under HB 1217 in 2025. Annual increases for existing tenants are capped at **7% plus CPI or 10%, whichever is lower**. The 2026 cap is 9.683%. Landlords must give 90 days' written notice before any increase takes effect.
**21 days** after the tenant moves out and returns the keys (RCW 59.18.280). The landlord must either return the full deposit or provide a written itemized list of deductions. Missing this deadline forfeits all right to keep any portion of the deposit.
No, except in emergencies. Landlords must give **48 hours' written notice** before entering for repairs, inspections, or showings (RCW 59.18.150). Emergency entry (fire, flooding, gas leak) is permitted without notice.
A landlord must serve a **14-day pay-or-vacate notice** using the official statutory form. The tenant can stop the eviction at any point before a court judgment by paying all unpaid rent plus a **$75 fee**.
There is **no statewide cap** on security deposits in Washington. Landlords can charge any amount, but it must be specified in a written lease and held in a designated trust account. **Seattle** limits deposits to one month's rent under local ordinance.
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