WA · Researched October 7, 2026
Washington has statewide rent stabilization since May 7, 2025: no increase in the first 12 months and a yearly cap of 7% plus CPI or 10%, whichever is less, with 90 days' notice on a state form. Landlords need a listed just cause to end most tenancies, and deposits must sit in a Washington trust account and be returned with documentation within 30 days. Managing rentals for others requires a real estate broker license under a licensed firm.
Real estate brokerage services include leasing, renting, and negotiating leases or rentals for others for compensation. Property managers who do these tasks for clients must be licensed and affiliated with a licensed firm under a designated broker.
Owners acting for their own account and their employees, attorneys, court appointees and trustees, HOA community managers, self-storage operators, and unlicensed assistants limited to delivering and receiving applications and payments, showing units, and clerical or maintenance tasks under direction.
Funds held for clients are trust funds and must be kept separate from the licensee's own money in a recognized Washington depository. The designated broker keeps transaction records open to Department of Licensing inspection.
On written request, tenants can pay deposits, nonrefundable fees, and last month's rent in installments (three monthly payments for terms of 3 months or more) unless the total is 25% of one month's rent or less. A written lease and move-in condition checklist are required to collect a deposit.
Give a full and specific statement with copies of estimates, invoices, or receipts, and the time and rate for in-house work. No deductions for ordinary wear, routine carpet cleaning, or items not documented on the move-in checklist.
Give the tenant a receipt and the name and address of the depository. The landlord keeps any interest unless agreed otherwise in writing. Nonrefundable fees must be labeled nonrefundable in a written lease.
After day 5, fees may run from the day after the due date. Tenants whose main income is monthly government assistance can ask to move the due date up to 5 days.
Before screening, tell applicants what you will check, what can lead to denial, the screening company, and whether you accept a reusable screening report. Give a written adverse action notice with reasons.
Increases cannot take effect before the end of a fixed term. Subsidized tenancies with income-based rent need 30 days. Serve as required by RCW 59.12.040.
The Department of Commerce publishes the yearly maximum. Exempt: buildings with a first certificate of occupancy 12 years old or less, certain nonprofit and public housing, and some owner-occupied units. Tenants can end the lease without penalty if an increase breaks the cap; the AG can seek $7,500 per violation. Expires July 1, 2040.
The notice must follow the statutory form, including attorney general and legal aid information. Payments must be applied first to the amount on the notice.
For breach of a material lease term, the cure date must be at least 10 days after service. Serve notices as required by RCW 59.12.040.
Causes include nonpayment, breach, owner move-in (90 days' notice), and sale of a single-family home (90 days). A fixed term of 6 to 12 months that rolls to month-to-month can be ended at the end of the first term with 60 days' notice.
Unlawful detainer runs in superior court. Indigent tenants get an appointed attorney, subject to funding. In nonpayment cases the court may stay the writ for a payment plan of up to 90 days.
Store the property and send notice to the tenant's last known address. Personal papers, family pictures, and keepsakes need the 45-day period. Hold excess sale proceeds for one year.
The notice must give the date and time window and a phone number for objections. Emergencies are excepted. Enter only at reasonable times.
Timelines run from the tenant's written notice. If the landlord fails, tenants may use a repair and deduct remedy with dollar caps (two months' rent for contractor repairs, one month's rent per year for tenant-performed repairs) or other court remedies.
The written move-in checklist must be signed by both parties to keep any deposit. Rent increase notices need the state form.
Families with children and use of a service animal are also protected. Source of income includes vouchers and other benefits.
No rent increases in the first 12 months, then a cap of 7% plus CPI or 10% per year, 90 days' notice on a state form, and lease type rent parity. Expires July 1, 2040.
Leases entered into or renewed on or after July 27, 2025, may not require tenants to waive class actions or sign nondisclosure agreements about rent, fees, concessions, or lease terms.
Landlords generally may not ban or charge fees for tenant-installed portable cooling devices, with listed exceptions.
Landlords using smart locks must offer a non-biometric alternative key on request and follow privacy and data limits.
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Compare with other states: security deposit limit, deposit return deadline, deposit interest and holding rules, late fees, application and screening fees, rent increase notice, rent control, notice for unpaid rent, notice for lease violations, ending a month-to-month, eviction timeline, abandoned property, landlord entry, repairs and habitability, required disclosures, state fair housing protections.