Washington Residential Sublease Agreement (2026)

Sublet your apartment or a room to a subtenant: master-lease incorporation, landlord consent with your state's rule, rent, deposit and disclosures that follow state law, plus a one-page consent form for the landlord.

Updated September 2026≈ 9 minReviewed against RCW 59.18.280 · RCW 59.18.270 · RCW 59.18.170

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What you'll get

Sample first page of the Residential Sublease Agreement. Your answers fill in the blanks; the clauses required in Washington are added automatically.

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What this document covers

Sublandlord, subtenant, landlord and the master lease
Whole unit or a room, with shared areas
Term that ends before the master lease
Rent, due day and late fee within the state cap
Security deposit cap and return deadline
Utilities included, split, fixed or direct
Landlord consent and the state consent rule
Master-lease incorporation and subtenant duties
Federal lead-paint and state disclosures
Default, termination and no further subletting
One-page Landlord Consent to Sublease form

Washington rules that this document follows

Consent to sublet	Varies — No statute — the lease controlsSource: No statute; RCW ch. 59.18 is silent on subletting — the master lease controls; at common law a tenant may sublet unless the lease restricts it
Security deposit limit	No statutory limitSource: No statutory limit (RCW 59.18.260; holding fee ≤ 25% of first month's rent per RCW 59.18.253)
Deposit return deadline	30 days after move-outSource: RCW 59.18.280(1)(a)
Interest on deposit	Not requiredSource: RCW 59.18.270 (trust account required; interest belongs to landlord unless agreed)
Late fees	Max 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)
Notice to end month-to-month	Landlord: cause required / 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)
Required disclosures	Lead-Based Paint Disclosure (pre-1978 housing); Fire Protection and Evacuation Information; Mold Information; Owner and Agent Identification; Move-In Condition Checklist; Nonrefundable Fees; Flood Risk Disclosure; Seattle Voter Registration and Renter InformationSource: Washington Residential Landlord-Tenant Act, RCW Chapter 59.18

Rules current as of 2026-09-14. Statutes change; verify before relying on them.

How to use this Residential Sublease Agreement in Washington

Start with your own lease: find the subletting clause and get the landlord's written consent on the attached form before anyone moves in. Name the master lease and its end date so the sublease can never outlast it, describe exactly what is sublet (whole unit or a room plus shared areas), and set rent and deposit within Washington's caps — the deposit rules bind you as the subtenant's landlord.

Answer the disclosure questions from your own lease packet (lead paint, flood, bed bugs and the like) and give the subtenant a copy of the master lease, every attachment and a deposit receipt. Remember that you stay liable to the landlord for everything the subtenant does.

Frequently asked questions

Can I sublet my apartment in Washington without my landlord's permission?

No statute — the lease controls (RCW ch. 59.18). Whatever the statute says, read your lease first: almost every residential lease requires the landlord's written consent, and subletting in breach of the lease is grounds for eviction of both you and the subtenant. This agreement records the consent and attaches a one-page form for the landlord to sign.

Who holds the subtenant's security deposit and when must it be returned in Washington?

You do, as the subtenant's landlord. Washington's deposit cap and return deadline apply to you — return it with an itemized statement within 30 days after the subtenant moves out, regardless of whether your own landlord has returned your deposit.

How do I end a month-to-month sublease in Washington?

The subtenant gives you at least 20 days' written notice; you give the subtenant the notice Washington law requires of a landlord (cause and the statutory period). The sublease also ends automatically when your master lease ends.

Other names

sublet agreement
sublet contract
sublease contract
apartment sublease
room sublease
sublet lease
sublessor sublessee agreement
tenant to tenant lease

Other states

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.