Washington Residential Lease Agreement

A complete, state-specific lease for a house, apartment or condo with every disclosure your state requires.

Free to fill & preview · $19 for the clean PDF + Word

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Washington rules that this document follows

Security deposit limitNo statutory limitSource: No statutory limit (RCW 59.18.260; holding fee ≤ 25% of first month's rent per RCW 59.18.253)
Deposit return deadline30 days after move-outSource: RCW 59.18.280(1)(a)
Interest on depositNot requiredSource: RCW 59.18.270 (trust account required; interest belongs to landlord unless agreed)
Late feesMax 1.5% of the tenant's total monthly rent (HB 1217, 2025); no fee if paid within 5 days of due dateSource: RCW 59.18.170(2)
Landlord entry notice48 hoursSource: RCW 59.18.150(6) (2 days; 1 day to show to prospective tenants/buyers)
Notice to end month-to-monthLandlord: see statute / Tenant 20 daysSource: RCW 59.18.650 (landlord may end tenancy only for enumerated cause with 60–120 days' notice); tenant 20 days (RCW 59.18.200)
Rent increase rules7% + CPI or 10%, whichever lower (2026 cap: 9.683%); no increase in first 12 months; 90 days' written notice; exemptions for new construction (<12 yrs), owner-occupied duplex/triplex, etc.Source: RCW 59.18.700–59.18.710 (HB 1217, eff. 5/7/2025); RCW 59.18.140
Required disclosuresLead-Based Paint (pre-1978); Fire Protection and Evacuation Information; Mold Information; Landlord/Agent Identification; Move-In Condition Checklist; Deposit Receipt and Trust Account; Nonrefundable Fees; Flood Risk Disclosure; Seattle Voter Registration and Renter InformationSource: Washington Residential Landlord-Tenant Act, RCW Chapter 59.18

Rules current as of 2026-09-07. Statutes change; verify before relying on them.

How to use this Residential Lease Agreement in Washington

A residential lease in Washington should identify every adult tenant, describe the premises, state the term, the rent and how it is paid, the security deposit and how it will be returned, who pays which utilities, the rules on pets, smoking and subletting, and the disclosures Washington law requires. This generator walks you through each of those items in order and drafts the clauses for you.

Before you start, gather: the legal names and mailing addresses of the landlord and all tenants, the property address, the move-in date, the rent amount and due day, the deposit amount and the bank where it will be held (some states require this), and whether the building was built before 1978 (federal lead-paint rule).

After you preview the document, download the PDF, have every adult tenant and the landlord sign (electronic signatures are valid), give each party a copy, and complete a move-in inspection checklist with photos. Keep the signed lease for at least four years after the tenancy ends.

Frequently asked questions

How much security deposit can a landlord charge in Washington?

Washington has no statutory cap on security deposits (No statutory limit (RCW 59.18.260; holding fee ≤ 25% of first month's rent per RCW 59.18.253)); the amount must be stated in the lease and returned per statute.

When must the deposit be returned in Washington?

Within 30 days after the tenant moves out, with an itemized statement of deductions (RCW 59.18.280(1)(a)).

Does this lease include the disclosures Washington requires?

Yes. Section 14 inserts every statutory disclosure for Washington (9 items, including the federal lead-paint notice for pre-1978 buildings) with its citation.

Is this lease legally binding once signed?

A written lease signed by landlord and all adult tenants is an enforceable contract in Washington. Electronic signatures are valid under the federal ESIGN Act and the state UETA. No notarization is required for a residential lease.

Can I use this for a month-to-month rental?

Yes — choose 'Month-to-month' in the Term step. The notice period is set to Washington's statutory minimum.

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FormsByState provides self-help document templates and general information, not legal advice. We are not a law firm. For advice about your situation consult a licensed attorney in your state.