Navigating landlord-tenant relationships is no easy task, but understanding your responsibilities as a landlord in Washington State is crucial to maintaining compliance with the law.
The Residential Landlord-Tenant Act (RCW 59.18) governs these responsibilities and outlines how landlords must operate to provide safe and functional housing.
This article breaks down the key landlord obligations for property owners, managers, and investors in Washington State, from starting a lease to ending it properly.
Whether you're leasing your first property or managing several rentals, these insights will help you remain compliant and avoid potential disputes.
Responsibilities Before the Tenancy
Rental Agreement Requirements
Washington landlords are legally required to provide a written lease or rental agreement if the rental period is longer than 12 months.
Your rental agreement should clearly outline:
Property description
Monthly rent amount and payment schedules
Security deposit terms
Repair and maintenance responsibilities
Applicable rules and regulations (e.g., guest policies and pet requirements)
This document serves as legal proof of the agreed-upon terms, minimizing disputes over lease responsibilities. Tenants must also be given a copy of the written rental agreement upon signing, ensuring clarity for both parties.
Security Deposit Regulations
Washington State allows landlords to set their own security deposit amounts, but local regulations may impose specific limits. Be sure to check local landlord-tenant laws in your area for additional restrictions.
Here’s what you need to know about managing security deposits:
Security deposits must be protected in a trust account, and landlords must give tenants written receipts.
A security deposit refund must be issued within 21 days after the tenant moves out, along with an itemized statement if deductions apply.
Deductions are permitted only for unpaid rent, repairs beyond normal wear and tear, and cleaning.
Failure to comply with these security deposit laws could result in penalties, such as reimbursing twice the security deposit amount to the tenant.
Responsibilities During the Tenancy
Rent Payments and Terms
Though Washington State doesn't impose rent control, landlords have specific obligations when collecting and adjusting rental payments:
Rent is typically due monthly, with landlords free to decide the payment method (cash, check, or digital).
A receipt must be provided for all rental payments, particularly for cash payments.
Rent increases are allowed but require a proper written notice of 30 days for month-to-month leases.
To avoid disputes, landlords should provide clear directions on when and how tenants should pay rent as outlined in the lease or rental agreement. By following these guidelines, you'll ensure compliance with Washington tenant laws around rental prices and payment schedules.
Maintenance and Repairs
Ensuring a habitable dwelling unit is one of the most critical landlord responsibilities in Washington State. According to the Residential Landlord-Tenant Act, landlords must:
Keep structural components like roofs and floors in safe, operable condition.
Provide facilities adequate for heat and hot water.
Repair critical appliances (e.g., plumbing and electrical systems) within a reasonable timeframe.
For urgent issues, the laws mandate specific timelines:
24 hours for emergencies like broken heating or power outages
72 hours for major appliance failures (e.g., refrigerators)
10 days for all other repairs
Tenants have the right to document issues through a written notice. If the landlord fails to make repairs, tenants may have legal grounds to withhold rent or use the "repair-and-deduct" option in which they perform repairs themselves and decut the cost from their rent.
Landlord's Access to the Rental Unit
Washington law stipulates that landlords must provide 24 hours' written notice before entering a tenant’s home. Exceptions include:
Emergencies like fire or flooding
Cases where the tenant moves without notifying the landlord
Tenants have the right to enjoy their property in peace, and landlords are prohibited from abusing access for harassment. Complying with these guidelines ensures transparency and fosters trust between landlords and renters.
Responsibilities at the End of the Tenancy
Lease Termination and Evictions
Ending a lease requires adherence to clear legal protocols. Whether the lease is month-to-month or fixed-term, landlords must provide proper notice:
For month-to-month lease agreements, a 20-day written notice is required to terminate the agreement.
Tenants ending leases in cases of domestic violence require slightly different guidelines and protections.
When tenants fail to uphold lease responsibilities, landlords can pursue eviction. Grounds for eviction include:
Unpaid rent
Violation of lease terms
Illegal activity on the property
However, Washington prohibits landlords from illegally locking out tenants or retaliating by cutting off utilities — these actions will likely result in lawsuits. Always follow the formal eviction process, which includes filing an unlawful detainer action if tenants refuse to leave.
Tenant Abandonment and Property
When a tenant moves out without notice, landlords may consider the rental unit abandoned. At a minimum, landlords must:
Notify tenants in writing that the remaining belongings will be treated as abandoned property.
Store valuable items safely for 45 days or longer, depending on state and local laws.
After sufficient waiting time, landlords can remove or sell abandoned property, following procedures outlined by Washington law.
Additional Obligations and Compliance Requirements
Housing Discrimination Laws
Fair housing laws under the Washington Law Against Discrimination protect prospective tenants from being refused accommodation based on:
Race, gender, or age
Family status or disability
Sexual orientation or military status
Landlords must offer reasonable accommodations to tenants with disabilities, such as installing ramps or modifying parking spaces. Avoiding discrimination is not only ethically significant; it’s also a legal necessity.
Lock Changes and Domestic Safety
Washington law allows tenants at risk of domestic violence to request lock changes for safety. Landlords must act promptly and cover the expense unless the tenant caused the danger. Changing locks without written justification can result in penalties.
Next Steps for Washington Landlords
Being a landlord in Washington State involves managing financial, legal, and ethical responsibilities. Staying informed about your obligations under state and local laws will reduce legal risks while building positive relationships with tenants.
If you need expert property management services or more guidance on Washington's landlord-tenant laws, contact us at SJC Management Group. Our team ensures compliance while helping you run a successful rental property business.
Other Resources:
Rental Property Inspections: What Landlords Should Look For
Lease Enforcement Explained: Protect Your Puyallup, WA, Investment
