WA · LEASE-AGMT · Updated July 2026 · Free
Washington Lease Agreement PDF
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Washington at a glance: Security Deposit Limit: No statutory cap · Deposit Return Deadline: 30 days after move-out · Notice to Terminate Month-to-Month: 20 days (tenant); just cause required for landlord after 20 days
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Overview
Lease Agreements in Washington
Washington State landlord-tenant law is governed by RCW § 59.18 (Residential Landlord-Tenant Act). Washington has no cap on security deposits, which must be returned within 30 days of move-out.
Washington does not have statewide rent control, though Seattle and other cities have enacted local tenant protections including just-cause eviction requirements. Evictions begin with a 14-day notice for non-payment.
Key Facts
Washington Lease Agreement — Quick Reference
| Requirement | Washington Rule |
|---|---|
| Security Deposit Limit | No statutory cap |
| Deposit Return Deadline | 30 days after move-out |
| Notice to Terminate Month-to-Month | 20 days (tenant); just cause required for landlord after 20 days |
| Eviction Notice (Non-Payment) | 14-Day Pay or Vacate Notice |
| Rent Control | No statewide; Seattle has local tenant protections |
| Governing Law | RCW § 59.18 |
Legal Requirements
Washington Legal Requirements
- Security deposits must be returned within 30 days with itemized deductions.
- Deposits must be held in a trust account.
- Landlords must provide a written checklist of unit condition at move-in.
- Lead paint disclosure required for pre-1978 properties.
- 24 hours' notice required before landlord entry (RCW § 59.18.150).
- Seattle requires just cause for evictions and has additional tenant protections.
Governing Laws
Washington Governing Laws
RCW § 59.18.280
Security Deposits
Requires deposits held in trust accounts and returned within 30 days of move-out with itemized deductions. Landlords must provide a move-in checklist.
RCW § 59.18.057
14-Day Pay or Vacate Notice
Requires 14-day notice to pay rent or vacate before eviction proceedings may begin for non-payment.
RCW § 59.18.650
Just Cause Eviction
Washington requires landlords to have just cause to evict after certain thresholds, including Seattle's local just-cause requirements.
Read the full text of these laws at Cornell Law School's Washington legal resources or your state legislature's official website.
Questions & Answers
Washington Lease Agreement — Frequently Asked Questions
Does Washington State have rent control?
No statewide rent control. Seattle has enacted various tenant protections, but not a blanket rent cap. A 2025 statewide rent cap bill has been discussed in the legislature but not passed as of 2025.
What is Washington's security deposit return deadline?
Washington landlords must return security deposits within 30 days of move-out along with an itemized statement of deductions. Failure to provide the statement within 30 days may forfeit the landlord's right to make deductions.
What notice is required for eviction in Washington?
For non-payment, Washington requires a 14-day pay or vacate notice. If unpaid, the landlord files an unlawful detainer action in Superior Court. Washington courts schedule hearings within 30 days of filing.