10 of the 10 rules below carry a statute citation that was read at the official source (most recently October 2026), with the controlling text quoted. The rest are conservative reference values from Aptoria's compliance data and are labeled unverified.
Security deposit size: No statewide cap on the security deposit amount. Deposits require a written agreement and a signed move-in checklist (RCW 59.18.260). A holding fee/deposit to hold a unit may not exceed 25% of the first month's rent, and tenants may elect to pay deposits, nonrefundable fees and last month's rent in installments (RCW 59.18.610). (RCW 59.18.260; RCW 59.18.610, confirmed 2026-10). Returning the deposit: Within 30 days after the tenancy ends and the tenant vacates, give a full, specific written statement of the basis for retaining any of the deposit (with copies of estimates/invoices substantiating charges) and return the balance. (Extended from 21 to 30 days by HB 1074, effective July 23, 2023.) Intentional refusal exposes the landlord to up to twice the deposit. (RCW 59.18.280, confirmed 2026-07).
How Washington treats the landlord's core obligations
Late fees: No statewide percentage/dollar cap on late fees in the RLTA. Mandatory 5-day grace: no late fee may be charged for rent paid within five days after the due date; if rent is more than five days late, fees may run from the first day after the due date. Tenants on government assistance may request a due date moved up to 5 days. (RCW 59.18.170(2), confirmed 2026-10). Application fees: No fixed dollar cap; landlord may charge only the actual cost of a tenant screening report (or its own background check, not exceeding customary local screening costs), and only after giving the required written screening-criteria notice. Violation: up to $100 plus costs and attorney fees. (RCW 59.18.257(1)(b), (3), confirmed 2026-10).
Nonpayment notice: 14-day pay-or-vacate notice for nonpayment of rent for residential tenancies under chapter 59.18 RCW (3 days for other tenancies). The notice must be substantially in the statutory form (RCW 59.18.057). (RCW 59.12.030(3), confirmed 2026-10). Rent increases: Minimum 90 days' prior written notice of any rent increase (30 days for subsidized tenancies). Statewide cap (2025 c 209, HB 1217): no increase during the first 12 months of a tenancy, and no annual increase greater than 7% plus CPI or 10%, whichever is less (Commerce publishes 9.683% as the maximum through 12/31/2026), subject to exemptions in RCW 59.18.710 (e.g., buildings with certificate of occupancy 12 or fewer years old, owner-occupied small properties, regulated affordable housing). Cap expires July 1, 2040. (RCW 59.18.140(3)(a); RCW 59.18.700(1)(a); RCW 59.18.710, confirmed 2026-10). Ending a month-to-month tenancy: Landlord may NOT end a periodic (month-to-month) tenancy without a cause listed in RCW 59.18.650(2). No-fault causes carry their own notice: owner/immediate family occupancy 90 days; sale of single-family home 90 days; end of an initial 6–12-month term 60 days. Tenant may end a fixed term with at least 20 days' written notice before its end date (and a month-to-month with 20 days under RCW 59.18.200). (RCW 59.18.650(1)–(2), confirmed 2026-10). Entry: At least two days' written notice of intent to enter (48 hours) for repairs/inspection; at least one day's notice to show the unit to prospective tenants or purchasers. Entry at reasonable times only. (RCW 59.18.150(6), confirmed 2026-10).
Washington has no statewide rent regulation on file, so any cap on increases would come from a local ordinance. Source-of-income protection is on file statewide, so voucher and benefit income must be treated like any other lawful income in screening and advertising. Card surcharges on rent: allowed within card-network limits. Managing property for others for compensation generally requires a state license: State real estate broker license required for property management for others — confirm with state commission.
Security deposits
What Washington allows a landlord to collect up front, how it must be held, and the deadline and paperwork for returning it.
Security deposit limit
Source-confirmed 2026-10
No statewide cap on the security deposit amount. Deposits require a written agreement and a signed move-in checklist (RCW 59.18.260). A holding fee/deposit to hold a unit may not exceed 25% of the first month's rent, and tenants may elect to pay deposits, nonrefundable fees and last month's rent in installments (RCW 59.18.610).
“may not request a fee or deposit to hold a dwelling unit ... in excess of twenty-five percent of the first month's rent”
Excerpt from the cited source as read on the date shown.
the 25% figure is the holding-deposit limit only.
Reference value in Aptoria's compliance data: “No statewide cap”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The maximum a landlord may collect up front as security against unpaid rent or damage, usually expressed as a multiple of one month's rent. Separate pet, key or cleaning deposits often count toward the same limit.
Deposit return deadline
Source-confirmed 2026-07
Within 30 days after the tenancy ends and the tenant vacates, give a full, specific written statement of the basis for retaining any of the deposit (with copies of estimates/invoices substantiating charges) and return the balance. (Extended from 21 to 30 days by HB 1074, effective July 23, 2023.) Intentional refusal exposes the landlord to up to twice the deposit.
Reference value in Aptoria's compliance data: “21 days after move-out”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The window after the tenant vacates in which the landlord must refund the deposit or deliver an itemized statement of deductions. Missing the deadline is the most common way a landlord forfeits the right to keep any part of the deposit.
Separate pet deposit
Source-confirmed 2026-10
No statewide statute specifically authorizing, prohibiting, or capping a separate pet deposit. Any refundable pet deposit is a 'deposit' under RCW 59.18.260 (written rental agreement and move-in checklist required). A nonrefundable pet fee may be charged only if the written rental agreement clearly states the fee is nonrefundable; otherwise it is treated as a refundable deposit (RCW 59.18.285). Washington has no statewide cap on total deposits (only the 25%-of-first-month's-rent cap on holding fees, RCW 59.18.610(4)(b)); local caps (e.g., Seattle) are not verified here.
“No moneys paid to the landlord which are nonrefundable may be designated as a deposit or as part of any deposit.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “Permitted”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Whether a refundable pet deposit can be collected on top of the security deposit. Even where it is permitted, the combined amount usually has to stay inside the overall deposit limit.
In practice
• Hold the deposit the way the statute requires (separate or escrow account where applicable) and record the account in the file.
• Document move-in condition with a dated, photographed inventory the tenant can sign; it is the only evidence that supports a later deduction.
• Send the itemized statement and any refund by a trackable method, and keep the receipts or estimates behind every deduction.
Rent, late fees and application fees
The fees a Washington lease can charge, the statutory ceilings that override the lease, and whether rent increases are regulated statewide.
Late fees
Source-confirmed 2026-10
No statewide percentage/dollar cap on late fees in the RLTA. Mandatory 5-day grace: no late fee may be charged for rent paid within five days after the due date; if rent is more than five days late, fees may run from the first day after the due date. Tenants on government assistance may request a due date moved up to 5 days.
“the landlord may charge late fees commencing from the first day after the due date until paid.”
Excerpt from the cited source as read on the date shown.
Several cities (e.g., Seattle) cap late fees locally.
Reference value in Aptoria's compliance data: “Capped at $75; 5 days grace”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Any statutory ceiling on the fee for late rent and any mandatory grace period before it can be charged. Where there is no statutory cap, courts still strike fees they find punitive rather than a reasonable estimate of the landlord's cost.
Application fee limit
Source-confirmed 2026-10
No fixed dollar cap; landlord may charge only the actual cost of a tenant screening report (or its own background check, not exceeding customary local screening costs), and only after giving the required written screening-criteria notice. Violation: up to $100 plus costs and attorney fees.
“The amount charged may not exceed the customary costs charged by a screening service in the general area.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “No statewide cap”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
A cap on what an applicant can be charged to apply, sometimes limited to the actual cost of screening and sometimes prohibited outright. Fee receipts and refund rules usually travel with the cap.
Statewide rent regulation
Source-confirmed 2026-10
(a) Statewide cap (2025 c 209 / HB 1217): except for exemptions in RCW 59.18.710, a landlord may not increase rent during the first 12 months of a tenancy, and may not increase rent in any 12-month period by more than 7% plus the Seattle-area CPI-U June 12-month change, or 10%, whichever is less. Commerce publishes the figure annually; the maximum allowable increase for Jan. 1–Dec. 31, 2026 is 9.683%. 90 days' written notice of any increase (RCW 59.18.140(3)(a)). The cap expires July 1, 2040 (per wave-1 reading).
“During any 12-month period of the tenancy, in an amount greater than seven percent plus the consumer price index, or 10 percent, whichever is less.”
Excerpt from the cited source as read on the date shown.
RCW 59.18.700(1)(c): 'Beginning June 1, 2025, and annually thereafter, the department of commerce shall calculate the maximum annual rent increase percentage allowed under (a) of this subsection for the following calendar year'. Current-year figure: Washington Dept. of Commerce, 'Commerce announces 9.683% rent cap for 2026' (July 18, 2025), https://www.commerce.wa.gov/commerce-announces-9-683-rent-cap-for-2026/ — 'The Department of Commerce announced today that the maximum allowable rent increase for 2026 is 9.683%.' 'This cap is in effect from Jan. 1 to Dec.
Reference value in Aptoria's compliance data: “No statewide rent regulation (check local ordinances)”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Whether a statewide law caps annual rent increases or whether rent control exists for covered units. Local ordinances can add limits even where the state has none.
In practice
• State the late fee, the grace period and the application fee in the lease in dollars or a clear percentage; a fee that is not in the lease is rarely enforceable.
• Never charge above the statutory cap even when the lease says more; the excess is unenforceable and can expose the landlord to penalties.
• Keep fee calculations in the ledger so a tenant, a court or an auditor can reproduce them from the rent roll.
Notices, rent increases and termination
How much written notice Washington requires before a rent increase, before ending a month-to-month tenancy, and before filing for nonpayment.
Rent-increase notice
Source-confirmed 2026-10
Minimum 90 days' prior written notice of any rent increase (30 days for subsidized tenancies). Statewide cap (2025 c 209, HB 1217): no increase during the first 12 months of a tenancy, and no annual increase greater than 7% plus CPI or 10%, whichever is less (Commerce publishes 9.683% as the maximum through 12/31/2026), subject to exemptions in RCW 59.18.710 (e.g., buildings with certificate of occupancy 12 or fewer years old, owner-occupied small properties, regulated affordable housing). Cap expires July 1, 2040.
“a landlord shall provide a minimum of 90 days' prior written notice of an increase in the amount of rent”
Excerpt from the cited source as read on the date shown.
Cap text read at https://app.leg.wa.gov/rcw/default.aspx?cite=59.18.700: 'in an amount greater than seven percent plus the consumer price index, or 10 percent, whichever is less.' Transition rule (3)(c) gave 60 days for leases with 60–90 days left as of May 7, 2025.
Reference value in Aptoria's compliance data: “60 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The written notice a landlord must give before a rent increase takes effect on a periodic (month-to-month) tenancy. Fixed-term leases generally cannot be changed mid-term.
Month-to-month termination notice
Source-confirmed 2026-10
Landlord may NOT end a periodic (month-to-month) tenancy without a cause listed in RCW 59.18.650(2). No-fault causes carry their own notice: owner/immediate family occupancy 90 days; sale of single-family home 90 days; end of an initial 6–12-month term 60 days. Tenant may end a fixed term with at least 20 days' written notice before its end date (and a month-to-month with 20 days under RCW 59.18.200).
“A landlord may not evict a tenant, refuse to continue a tenancy, or end a periodic tenancy”
Excerpt from the cited source as read on the date shown.
Just-cause statute;
Reference value in Aptoria's compliance data: “20 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The notice a landlord must give to end a periodic tenancy without cause. Some jurisdictions require longer notice for long-term tenants or require a stated cause.
Pay-or-quit notice
Source-confirmed 2026-10
14-day pay-or-vacate notice for nonpayment of rent for residential tenancies under chapter 59.18 RCW (3 days for other tenancies). The notice must be substantially in the statutory form (RCW 59.18.057).
“for the period of 14 days after service for tenancies under chapter 59.18 RCW”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “14 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The notice a tenant must receive for nonpayment before the landlord can file for possession, and the time the tenant has to pay in full and cure. This is the step most often done wrong in an eviction.
In practice
• Serve notices in the form and by the method the statute names, and keep proof of service with the dated notice.
• Count notice periods the way the statute counts them (calendar days, business days, or "before the next rent due date") and build in a margin.
• Treat a notice to a possibly rent-regulated or subsidized unit as a legal check, because longer periods and extra content requirements usually apply.
Landlord entry
When a Washington landlord may enter an occupied unit and how much notice the tenant must receive.
Non-emergency entry notice
Source-confirmed 2026-10
At least two days' written notice of intent to enter (48 hours) for repairs/inspection; at least one day's notice to show the unit to prospective tenants or purchasers. Entry at reasonable times only.
“the landlord shall give the tenant at least two days' written notice of his or her intent to enter”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “48 hours”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The advance notice required before a landlord enters an occupied unit for repairs, inspections or showings. Emergencies are the usual exception.
In practice
• Give written notice with the date, a reasonable time window and the purpose, and log the entry afterwards.
• Emergencies are the only common exception; document what made the entry urgent.
• A pattern of unannounced entries is a common basis for tenant complaints and counterclaims.
Payments, fair housing and licensing
Operational rules that sit outside the landlord-tenant act but decide how rent can be collected, who can be screened out, and who may manage for others.
Card surcharges on rent
Allowed within card-network limits
Returned-payment (NSF) fee
No statewide statutory cap on file
Source-of-income protection
Protected statewide
Local ordinances can extend protection beyond the statewide rule.
Property-management licensing
License generally required to manage for others
State real estate broker license required for property management for others — confirm with state commission.
Compliance posture values are reference data compiled from public statutes and are not source-confirmed line by line. Confirm with the state agency before relying on them.
Washington next to its neighbors
Own units on both sides of a state line? These are the reference values for every bordering jurisdiction. Open a state to see which values carry a citation.
No statewide cap (reasonableness standard); 4 days grace
Rent-increase notice
60 days
30 days
90 days
Non-emergency entry notice
48 hours
Reasonable notice
24 hours
Pay-or-quit notice
14 days
3 days
10 days
Source-of-income protection
Protected statewide
No statewide protection on file
Protected statewide
Card surcharges on rent
Allowed within card-network limits
Allowed within card-network limits
Allowed within card-network limits
Lease disclosures on file
Federal and state disclosures Aptoria's lease workflow surfaces for Washington. This is a working checklist from public sources, not a complete legal inventory for a specific property.
• Lead-based paint hazards (pre-1978 housing) — EPA Pamphlet "Protect Your Family from Lead in Your Home"
Primary sources a Washington landlord should bookmark. Each link was fetched and read during the October 2026 review; the binding text is always the current official version.
How much can a landlord charge for a security deposit in Washington?
No statewide cap on the security deposit amount. Deposits require a written agreement and a signed move-in checklist (RCW 59.18.260). A holding fee/deposit to hold a unit may not exceed 25% of the first month's rent, and tenants may elect to pay deposits, nonrefundable fees and last month's rent in installments (RCW 59.18.610). (RCW 59.18.260; RCW 59.18.610, confirmed 2026-10).
How long does a Washington landlord have to return the security deposit?
Within 30 days after the tenancy ends and the tenant vacates, give a full, specific written statement of the basis for retaining any of the deposit (with copies of estimates/invoices substantiating charges) and return the balance. (Extended from 21 to 30 days by HB 1074, effective July 23, 2023.) Intentional refusal exposes the landlord to up to twice the deposit. (RCW 59.18.280, confirmed 2026-07).
What is the maximum late fee in Washington?
No statewide percentage/dollar cap on late fees in the RLTA. Mandatory 5-day grace: no late fee may be charged for rent paid within five days after the due date; if rent is more than five days late, fees may run from the first day after the due date. Tenants on government assistance may request a due date moved up to 5 days. (RCW 59.18.170(2), confirmed 2026-10).
How many days does a Washington pay-or-quit notice give the tenant?
14-day pay-or-vacate notice for nonpayment of rent for residential tenancies under chapter 59.18 RCW (3 days for other tenancies). The notice must be substantially in the statutory form (RCW 59.18.057). (RCW 59.12.030(3), confirmed 2026-10).
How much notice must a Washington landlord give before entering?
At least two days' written notice of intent to enter (48 hours) for repairs/inspection; at least one day's notice to show the unit to prospective tenants or purchasers. Entry at reasonable times only. (RCW 59.18.150(6), confirmed 2026-10).
How much notice is required to raise rent in Washington?
Minimum 90 days' prior written notice of any rent increase (30 days for subsidized tenancies). Statewide cap (2025 c 209, HB 1217): no increase during the first 12 months of a tenancy, and no annual increase greater than 7% plus CPI or 10%, whichever is less (Commerce publishes 9.683% as the maximum through 12/31/2026), subject to exemptions in RCW 59.18.710 (e.g., buildings with certificate of occupancy 12 or fewer years old, owner-occupied small properties, regulated affordable housing). Cap expires July 1, 2040. (RCW 59.18.140(3)(a); RCW 59.18.700(1)(a); RCW 59.18.710, confirmed 2026-10).
How much notice is required to end a month-to-month tenancy in Washington?
Landlord may NOT end a periodic (month-to-month) tenancy without a cause listed in RCW 59.18.650(2). No-fault causes carry their own notice: owner/immediate family occupancy 90 days; sale of single-family home 90 days; end of an initial 6–12-month term 60 days. Tenant may end a fixed term with at least 20 days' written notice before its end date (and a month-to-month with 20 days under RCW 59.18.200). (RCW 59.18.650(1)–(2), confirmed 2026-10).
Does Washington have statewide rent control?
No statewide rent regulation is on file for Washington. Local ordinances can still limit increases, so check the city or county where the unit sits before setting a renewal rent.
Is source of income a protected class in Washington?
Statewide source-of-income protection is on file for Washington. Screening criteria, advertising and income calculations must treat vouchers and benefit income like other lawful income. Local rules can add further protections.
Can a Washington landlord add a surcharge for paying rent by card?
Allowed within card-network limits. Where a surcharge is allowed, it must still follow card-network rules and be disclosed before payment.
How this page was verified
Every rule is shown in one of two states. “Source-confirmed” means an editor opened the official statute page named next to the rule on the date shown, read the controlling text, and recorded the excerpt you see; the excerpt is quoted verbatim so you can check it. “Reference value” means Aptoria's compliance engine applies a conservative number for this rule, but nobody has yet tied it to a specific statute section on this page, so it must be checked before you rely on it.
This page meets Aptoria's evidence floor for publication (10 source-confirmed rules and 5 fetched official sources). Statutes change; local ordinances can be stricter; the facts of a tenancy change the result.