Laws by state / Washington

Washington landlord and tenant rules

The figures that decide most disputes between Washington landlords and tenants, each with a calculator and the statute behind it.

Verified against the statutes 2026-10-22By RentByState Research
RuleWashingtonStatuteTool
Maximum security depositNo statutory limitRCW 59.18.280Deposit rules
Deposit return deadlineFull and specific statement of deductions (with estimates or invoices) and any refund within 30 days after termination of the rental agreement and vacation of the premisesRCW 59.18.280Deposit rules
Interest on the depositNot requiredRCW 59.18.280
Maximum late feeNo statutory cap after a 5-day grace periodRCW 59.18.170(2)Late fee calculator
Landlord notice, month-to-month90 days (just cause required)RCW 59.18.650; RCW 59.18.200; RCW 59.18.140; RCW 59.18.700; RCW 59.12.030(3) / RCW 59.18.057Notice calculator
Tenant notice, month-to-month20 daysRCW 59.18.650; RCW 59.18.200; RCW 59.18.140; RCW 59.18.700; RCW 59.12.030(3) / RCW 59.18.057Notice calculator
Rent increase notice90 daysRCW 59.18.650; RCW 59.18.200; RCW 59.18.140; RCW 59.18.700; RCW 59.12.030(3) / RCW 59.18.057Notice calculator
Pay-or-quit notice14 daysRCW 59.18.650; RCW 59.18.200; RCW 59.18.140; RCW 59.18.700; RCW 59.12.030(3) / RCW 59.18.057Notice calculator
Rent increase capWashington (HB 1217)RCW 59.18.xxx as amended by HB 1217 (2025)Washington (HB 1217) calculator

Security deposits in Washington

Washington sets no statutory limit on the size of a security deposit. The deposit must be returned full and specific statement of deductions (with estimates or invoices) and any refund within 30 days after termination of the rental agreement and vacation of the premises, with an itemised list of any deductions. No interest is owed on the deposit under state law. Deposits must be held in a trust account with a written checklist of the unit's condition (RCW 59.18.260, 59.18.270); no deposit may be collected without a written rental agreement. Tenants may pay deposits and last month's rent in installments on request (RCW 59.18.283). 2025 HB 1217 (c. 209) did not cap deposit amounts. Full deposit rules and move-out checklist.

Late fees in Washington

Washington sets no statutory cap on late fees. The amount is whatever the lease says, subject to the general rule that it must not be an unconscionable penalty. Rent must be at least 5 days late before any fee may be charged. Calculate the maximum fee.

Notice periods in Washington

A Washington landlord must give 90 days’ written notice to end a month-to-month tenancy, and a tenant must give 20 days. The state requires a lawful reason (just cause) to end most tenancies, so notice alone is not enough. A rent increase needs 90 days’ notice. For nonpayment, the landlord must serve a 14-day notice to pay or quit before filing for eviction. Calculate the effective date of a notice.

Rent increase limits in Washington

Sources

Frequently asked questions

How much can a landlord charge for a security deposit in Washington?

There is no statutory cap in Washington; the market and the lease decide. Deposits must be held in a trust account with a written checklist of the unit's condition (RCW 59.18.260, 59.18.270); no deposit may be collected without a written rental agreement. Tenants may pay deposits and last month's rent in installments on request (RCW 59.18.283). 2025 HB 1217 (c. 209) did not cap deposit amounts.

What is the maximum late fee for rent in Washington?

There is no statutory maximum in Washington. No statutory cap on late fees, but no late fee may be charged for rent paid within five days after the due date; if rent is more than five days late, fees may run from the first day after the due date. In an eviction, a tenant may reinstate the tenancy by paying rent plus late fees of no more than $75 total (RCW 59.18.410). The most common lease figure nationally is 5% of monthly rent, and courts in no-cap states generally accept fees in that range while rejecting ones that look like penalties.

How much notice does a landlord have to give a tenant to move out in Washington?

90 days’ written notice for a month-to-month tenancy. Landlord may not end a month-to-month or periodic tenancy without one of the causes listed in RCW 59.18.650; notice depends on the cause: 90 days for owner or family move-in or sale of a single-family home, 120 days for demolition, substantial rehab or change of use (RCW 59.18.200(2)(c)), 60 days for another legitimate business reason, and 60 days to decline renewal at the end of an initial 6-12 month lease. Tenant: at least 20 days before the end of the rental period (RCW 59.18.200). The landlord also needs a lawful reason.

How long is a pay-or-quit notice in Washington?

14 days. The tenant can stop the eviction by paying the full amount within that time.

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