Renting in Washington
Your rights as a tenant in Washington
Washington law sets no maximum for the security deposit. What state law says about your deposit, the notices you must get, repairs and eviction. Every rule comes with its citation and the text of the law.
Key numbers in Washington
- Maximum deposit
- No maximum in the law
- RCW 59.18.260(1)
- To return your deposit
- 30 days
- RCW 59.18.280(1)(a)
- Notice for late rent
- 14 days
- RCW 59.12.030(3)
What the law says
The rules, one by one
The basic rules for renting in Washington, answered with state law and its citation.
Tap “What the law says” to read the exact text and see where it comes from.
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How much can they charge for a deposit?
Washington law sets no maximum for the security deposit.
Washington law sets no maximum for the security deposit. RCW 59.18.260 requires the deposit to be in a written agreement that states when it may be withheld, but caps no amount.
What the law says · RCW 59.18.260(1)
“If any moneys are paid to the landlord by the tenant as a deposit or as security for performance of the tenant's obligations in a lease or rental agreement, the lease or rental agreement shall be in writing and shall include the terms and conditions under which the deposit or portion thereof may be withheld by the landlord upon termination of the lease or rental agreement.”
Source: Washington State Legislature (Revised Code of Washington) · Verified on November 5, 2026
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When must they return my deposit?
30 days
Within 30 days after the rental agreement ends and you move out, the landlord must give you a full and specific statement of why any part of the deposit is kept, with copies of estimates or invoices, together with any refund due.
What the law says · RCW 59.18.280(1)(a)
“Within 30 days after the termination of the rental agreement and vacation of the premises or, if the tenant abandons the premises as defined in RCW 59.18.310, within 30 days after the landlord learns of the abandonment, the landlord shall give a full and specific statement of the basis for retaining any of the deposit, and any documentation required by (b) of this subsection, together with the payment of any refund due the tenant under the terms and conditions of the rental agreement.”
Source: Washington State Legislature (Revised Code of Washington) · Verified on October 23, 2026
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If I fall behind on rent, what notice must I get?
14 days
If you owe rent, the landlord must give you a 14-day written notice to pay or vacate before suing. The notice must follow the statutory form, which includes the free legal-help phone numbers.
What the law says · RCW 59.12.030(3)
“When he or she continues in possession in person or by subtenant after a default in the payment of rent, and after notice in writing requiring in the alternative the payment of the rent or the surrender of the detained premises, served (in manner in RCW 59.12.040 provided) on behalf of the person entitled to the rent upon the person owing it, has remained uncomplied with for the period of three days after service, or for the period of 14 days after service for tenancies under chapter 59.18 RCW.”
Source: Washington State Legislature (Revised Code of Washington) · Verified on October 23, 2026
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How much notice ends a month-to-month rental?
20 days
In a month-to-month tenancy, you can end it with written notice of 20 days or more before the end of a month. The landlord may end the tenancy only for one of the causes the law lists, with the notice each cause requires.
What the law says · RCW 59.18.200(1)(a)
“When premises are rented for an indefinite time, with monthly or other periodic rent reserved, such tenancy shall be construed to be a tenancy from month to month, or from period to period on which rent is payable, and shall end by written notice of 20 days or more, preceding the end of any of the months or periods of tenancy, given by the tenant to the landlord.”
Source: Washington State Legislature (Revised Code of Washington) · Verified on October 23, 2026
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Are there limits on late fees?
A landlord may not charge a late fee if you pay rent within 5 days after the due date. If rent is more than 5 days late, the landlord may charge late fees from the first day after the due date.
What the law says · RCW 59.18.170(2)
“The landlord may not charge a late fee for rent that is paid within five days following its due date. If rent is more than five days past due, the landlord may charge late fees commencing from the first day after the due date until paid.”
Source: Washington State Legislature (Revised Code of Washington) · Verified on October 23, 2026
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How much notice before a rent increase?
30 or 90 days, depending on the case
The landlord must give you written notice at least 90 days before raising the rent, and the increase cannot start before your rental agreement's term ends. In subsidized housing where rent is based on your income, the notice is at least 30 days.
What the law says · RCW 59.18.140(3)(a)-(b)
“(3)(a) Except as provided in (b) and (c) of this subsection, a landlord shall provide a minimum of 90 days' prior written notice of an increase in the amount of rent to each affected tenant, and any increase in the amount of rent may not become effective prior to the completion of the term of the rental agreement. (b) If the rental agreement governs a subsidized tenancy where the amount of rent is based on the income of the tenant or circumstances specific to the subsidized household, a landlord shall provide a minimum of 30 days' prior written notice of an increase in the amount of rent to each affected tenant.”
Source: Washington State Legislature (Revised Code of Washington) · Verified on October 31, 2026
Protections
Protections the law gives you
We show only what state law says, with its citation. Your city may give you more protections.
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Only a court order can remove you
Yes: state law says so
It is unlawful for a landlord to remove or lock you out of the home without a court order. If it happens, you may recover possession or end the rental agreement and recover actual damages, plus costs and attorneys' fees.
What the law says · RCW 59.18.290(1)
“It is unlawful for the landlord to remove or exclude from the premises the tenant thereof except under a court order so authorizing. Any tenant so removed or excluded in violation of this section may recover possession of the property or terminate the rental agreement and, in either case, may recover the actual damages sustained.”
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Protection from retaliation
Yes: state law says so
As long as you comply with the law, the landlord may not retaliate (evict you, raise rent, cut services or add obligations) because you complained in good faith to an authority about housing conditions or asserted your rights. Action within 90 days is presumed retaliatory.
What the law says · RCW 59.18.240
“So long as the tenant is in compliance with this chapter, the landlord shall not take or threaten to take reprisals or retaliatory action against the tenant because of any good faith and lawful: (1) Complaints or reports by the tenant to a governmental authority concerning the failure of the landlord to substantially comply with any code, statute, ordinance, or regulation governing the maintenance or operation of the premises, if such condition may endanger or impair the health or safety of the tenant; or (2) Assertions or enforcement by the tenant of his or her rights and remedies under this chapter.”
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Repair and deduct from the rent
Yes: state law says so
If the landlord fails to carry out maintenance duties after your written notice, you may hire a professional and deduct the cost from rent, up to two months' rent per repair (and in total within 12 months). If the repair costs less than one month's rent and needs no license, you may do it yourself.
What the law says · RCW 59.18.100(2)
“Upon the completion of the repair and an opportunity for inspection by the landlord or his or her designated agent, the tenant may deduct the cost of repair from the rent in an amount not to exceed the sum expressed in dollars representing two month's rental of the tenant's unit per repair. … The total costs of repairs deducted in any twelve-month period under this subsection shall not exceed the sum expressed in dollars representing two month's rental of the tenant's unit.”
Eviction
How an eviction works in Washington
Step by step, with the time periods the law sets. No landlord can skip the court.
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14-day notice to pay rent or vacate
at least 14 days
What the law says · RCW 59.18.057(1); RCW 59.12.030(3)
“You must pay the total amount due to your landlord within fourteen (14) days after service of this notice or you must vacate the premises.”
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Complaint and eviction summons; response due 7 to 30 days after service
7 to 30 days
What the law says · RCW 59.12.070
“A summons must be issued as in other cases, returnable at a day designated therein, which shall not be less than seven nor more than thirty days from the date of service”
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Show-cause hearing, 7 to 30 days after service of the order
7 to 30 days
What the law says · RCW 59.18.370
“the judge shall by order fix a time and place for a hearing of the motion, which shall not be less than seven nor more than thirty days from the date of service of the order upon defendant.”
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Judgment; for unpaid rent you have 5 court days to pay and keep the tenancy
up to 5 court days
What the law says · RCW 59.18.410(2)
“When the tenant is liable for unlawful detainer after a default in the payment of rent, execution upon the judgment shall not occur until the expiration of five court days after the entry of the judgment. Before entry of a judgment or until five court days have expired after entry of the judgment … the tenant … may pay into court or to the landlord the amount of the rent due, any court costs incurred at the time of payment, late fees if such fees are due under the lease and do not exceed $75 in total, and attorneys' fees if awarded, in which event any judgment entered shall be satisfied and the tenant restored to his or her tenancy.”
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Sheriff serves the writ of restitution and does not execute it for 3 days
at least 3 days
What the law says · RCW 59.18.390(1)
“The sheriff shall, upon receiving the writ of restitution, forthwith serve a copy thereof upon the tenant, his or her agent, or attorney, or a person in possession of the premises, and shall not execute the same for three days thereafter.”
Free or low-cost legal help
If you get a notice or a court case, look for help early: the deadlines are short. These are official pages or pages the state courts link to.
Housing discrimination complaints to the Washington State Human Rights Commission
The complaint is filed on the Washington State Human Rights Commission (WSHRC) online portal, or with its downloadable forms. It must be filed within twelve (12) months of the date of harm; after that it cannot be accepted. You may also file a complaint with the U.S. Department of Housing and Urban Development (HUD).
Washington State Human Rights Commission (WSHRC)- Northwest Justice Project: Eviction Defense Screening Line (855-657-8387) and online applicationnwjustice.org
- WashingtonLawHelp.org (free legal guides)washingtonlawhelp.org
- Washington Attorney General: landlord-tenant (notices in several languages, rent assistance)atg.wa.gov
- Dispute resolution centers (free or low-cost mediation before court)resolutionwa.org
Frequently asked questions
How much can a landlord charge for a deposit in Washington?
Washington law sets no maximum for the security deposit. RCW 59.18.260 requires the deposit to be in a written agreement that states when it may be withheld, but caps no amount. (RCW 59.18.260(1))
When must a deposit be returned in Washington?
Within 30 days after the rental agreement ends and you move out, the landlord must give you a full and specific statement of why any part of the deposit is kept, with copies of estimates or invoices, together with any refund due. (RCW 59.18.280(1)(a))
What notice is required for late rent in Washington?
If you owe rent, the landlord must give you a 14-day written notice to pay or vacate before suing. The notice must follow the statutory form, which includes the free legal-help phone numbers. (RCW 59.12.030(3))
How much notice ends a month-to-month rental in Washington?
In a month-to-month tenancy, you can end it with written notice of 20 days or more before the end of a month. The landlord may end the tenancy only for one of the causes the law lists, with the notice each cause requires. (RCW 59.18.200(1)(a))
Are there limits on late fees in Washington?
A landlord may not charge a late fee if you pay rent within 5 days after the due date. If rent is more than 5 days late, the landlord may charge late fees from the first day after the due date. (RCW 59.18.170(2))
How much notice before a rent increase in Washington?
The landlord must give you written notice at least 90 days before raising the rent, and the increase cannot start before your rental agreement's term ends. In subsidized housing where rent is based on your income, the notice is at least 30 days. (RCW 59.18.140(3)(a)-(b))
A summary of state law, not legal advice. Cities may have additional rules.
Pending
What is left to verify
We have not yet verified these Washington rules in the law with their citation, so we do not show them. If you need them today, ask for free legal aid.
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