A Washington lease agreement is a written contract between a landlord and a tenant. It sets the rent, the property address, the length of the tenancy, and the duties each side agrees to under Title 59 of the Revised Code of Washington. State law sets a deadline for returning the security deposit, and it limits what a landlord can deduct from it. State law also sets the notice period for ending a month-to-month tenancy. Use our builder below to create your own Washington lease agreement.
Last Updated: October 2026. This guide is reviewed and updated regularly to reflect current Washington law. If you notice an error or outdated information, please contact us.
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Washington’s lease and rental rules are in Title 59 of the Revised Code of Washington (RCW). This chapter is called Landlord and Tenant. It governs the security deposit, when a periodic tenancy can end, and how much notice a landlord must give before raising the rent. The sections below cover the rules that matter most once a Washington lease is signed.
In a Washington lease agreement, the landlord (the property owner) grants a tenant the right to use a residential property for rent. The agreement states the rent amount, the length of the tenancy, the property address, and the names of both parties. Leasing disputes often turn on what the lease and Washington law require. The sections below walk through the state rules landlords and tenants need to follow.
A Washington landlord must return the security deposit within 30 days after the tenancy ends and the tenant has vacated the property. The same 30-day deadline applies if the tenant abandons the unit, starting when the landlord learns of it. If the landlord keeps any part of the deposit, they must give the tenant a full, written statement explaining why. This statement must include the required documentation and any refund due.[3]
For example, Ben Carter’s tenancy with his landlord, Anna Baker, ends on June 1, and he vacates the unit that day. Anna then has until July 1, which is 30 days later, to send the deposit statement and any refund due.
Washington law lists several costs a landlord may not take out of the deposit. A landlord cannot withhold any part of the deposit for:
Damage that counts as ordinary wear cannot be reported to a credit bureau, a tenant-screening service, a prospective landlord, or a collection agency. The same is true for damage the landlord does not document as the law requires.[3]
When the landlord deducts money for repairs, the deposit statement must include copies of the estimates or invoices that back up the damage charges. If the landlord or the landlord’s own employee does the repair work, the statement must show the time spent and the hourly rate charged. It must also include a copy of the bill, invoice, or receipt for any materials used.[3]
A landlord who misses the 30-day deadline for the statement, documentation, and any refund is liable to the tenant for the full deposit. If a court finds the landlord intentionally refused to provide these, it may award the tenant up to two times the deposit. This does not apply if the landlord shows the delay was beyond their control, or that the tenant abandoned the unit.[3]
In a lawsuit over the deposit, the prevailing party can recover the cost of the suit, including a reasonable attorney’s fee. For leases that started on or after July 23, 2023, a landlord has a time limit to sue a tenant for amounts beyond the deposit. That lawsuit must be filed within three years of the tenancy ending, or of the tenant abandoning the unit. See our guide to statutes of limitations by state for more on these filing deadlines.[3]
A Washington tenant on a month-to-month lease can end the tenancy. They give the landlord 20 days or more of written notice before the end of a rental period.[2.2] A landlord who wants to raise the rent must give at least 90 days of prior written notice. The increase cannot take effect before the current lease term ends.[1] Our deadline calculator can help you count a notice period like this one.
You may lease various types of real estate in the United States. Every deal related to a lease requires a relevant lease agreement. In Washington, there are seven common types of agreement:
Every deal related to leasing real property needs the correct lease. Before you sign it, double-check the template you are using.
| Document Name | Washington Rental Lease Agreement Form |
| Other Names | WA Rental Lease, Washington Residential Lease Agreement |
| Relevant Laws | Washington Revised Code, Title 59 |
| Security Deposit Return | Thirty (30) days after the lease ends and the tenant vacates |
| Avg. Time to Fill Out | 18 minutes |
| # of Fillable Fields | 119 |
| Available Formats | Adobe PDF |
Washington sets a 30-day deadline for returning a security deposit once the tenancy ends, and it limits what a landlord can deduct from it, including damage from ordinary wear and tear.
Washington law treats normal wear and tear as the wear that results from ordinary use of the rental property. A landlord cannot withhold any part of the security deposit to cover it. The deposit can only pay for damage that goes beyond everyday use.[3]
A Washington landlord has 30 days to return the security deposit after the tenancy ends and the tenant moves out. The same 30-day window applies if the tenant abandons the unit, starting when the landlord learns of it. If the landlord keeps any part of the deposit, they must send a written statement explaining why within that window.[3]
Other Rental Lease Agreement Forms by State
General information, not legal or tax advice.
Unless noted otherwise, the sources below are from the Revised Code of Washington.
