Washington-Specific Lease Template

Free Washington Lease Template

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Washington Lease Requirements

Key landlord-tenant regulations every Washington lease must address.

Security Deposit

Limit: No limit (Seattle limits to 1 month except for small landlords)

Return deadline: 21 days

Late Fees

Must be reasonable; not specifically capped (Seattle has restrictions)

Required Disclosures

Lead-based paint (pre-1978), mold, bedbugs, fire safety, smoking policy, mold disclosure

Notice to Enter

48 hours (or 24 hours for certain entries)

Notice to Terminate

20 days (month-to-month); 60 days (tenancy > 1 year with 60-day notice)

Governing Statutes

Washington Residential Landlord-Tenant Act (RCW § 59.18)

What to Include in a Washington Lease

A legally binding Washington lease agreement should include these essential clauses:

Parties: Full names of landlord and all adult tenants
Property address: Complete rental unit address
Term: Fixed-term (start and end dates) or month-to-month
Rent amount: Monthly rent, due date, and payment method
Security deposit: Amount collected (within Washington limits) and return conditions
Late fees: Fee structure as permitted by Washington law
Utilities: Which utilities landlord vs. tenant pays
Maintenance responsibilities: Who handles repairs and upkeep
Entry rules: Landlord notice requirements (48 hours (or 24 hours for certain entries))
Pet policy: Whether pets are allowed, deposits, and restrictions
Required disclosures: Lead-based paint (pre-1978), mold, bedbugs, fire safety, smoking policy, mold disclosure
Termination: Notice requirements (20 days (month-to-month); 60 days (tenancy > 1 year with 60-day notice))
Subletting: Whether subletting is allowed and conditions
Lead-based paint disclosure: Required for properties built before 1978

Washington-Specific Lease Laws

Washington landlord-tenant law is governed by the Washington Residential Landlord-Tenant Act (RCW § 59.18). Here are key provisions landlords should know:

Security deposits are capped at No limit (Seattle limits to 1 month except for small landlords) and must be returned within 21 days after the tenant vacates
Late fees: Must be reasonable; not specifically capped (Seattle has restrictions)
Entry notice: Landlords must give 48 hours (or 24 hours for certain entries) before entering the rental unit
Termination notice: 20 days (month-to-month); 60 days (tenancy > 1 year with 60-day notice) to end a month-to-month tenancy
Required disclosures: Lead-based paint (pre-1978), mold, bedbugs, fire safety, smoking policy, mold disclosure

This information is provided for educational purposes and does not constitute legal advice. Laws may change — consult a licensed Washington attorney for specific guidance.

Frequently Asked Questions

Is there a security deposit limit in Washington?

Washington does not impose a statewide statutory limit, but Seattle limits deposits to 1 month's rent (except for small landlords who may charge more).

How long does a landlord have to return a security deposit in Washington?

Washington landlords must return the security deposit within 21 days after the tenant vacates, with an itemized list for any deductions.

How much notice to terminate a month-to-month lease in Washington?

In Washington, either party must give at least 20 days' notice to terminate a month-to-month tenancy. For tenancies over 1 year, 60 days' notice may be required.

How much notice does a landlord need to enter a rental in Washington?

Washington landlords must provide at least 48 hours' notice for most entries, or 24 hours for showings and certain inspections.

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