Free Washington Lease Agreement Template

A Washington lease agreement is a written contract between a landlord and a tenant that sets the terms for renting a residential property in Washington State. It covers rent, deposits, utilities, maintenance, property rules, and what happens if either side breaks the agreement.

Landlords use a Washington lease agreement when renting out a house, apartment, condo, or room. Putting the terms in writing helps prevent disputes and ensures both parties understand their rights and responsibilities under Washington’s Residential Landlord-Tenant Act (RLTA), found in RCW 59.18.

Washington has detailed landlord-tenant rules that your lease must follow. Key points include:

• Residential Landlord-Tenant Act: Most residential rentals are governed by the RLTA in RCW 59.18.
• Rent control: Washington does not use traditional rent control, but state law regulates rent increases and notice requirements, and some local areas add extra protections.
• Rent increase notice: Landlords generally must give at least 90 days’ written notice before increasing rent, and increases cannot take effect before the end of the current lease term. See RCW 59.18.140.
• Security deposits: There is no statewide cap on security deposits, but several cities (including Seattle) limit total move-in charges.
• Deposit return deadline: Landlords must provide an itemized statement and any refund within 30 days after the tenancy ends, as required by RCW 59.18.280.
• Move-in cost installments: Tenants may request to pay deposits, nonrefundable fees, and last month’s rent in installments under RCW 59.18.610.
• Late fees: Landlords cannot charge a late fee if rent is paid within five days of the due date. After that, late fees are allowed only if clearly stated in the lease. See RCW 59.18.170.
• Just-cause termination: In most cases, landlords may end tenancies only for one of the “just causes” listed in RCW 59.18.650, rather than giving a no-cause 20-day notice.

Document Genius’s guided form helps you incorporate these rules so your Washington lease agreement stays aligned with current law.

Washington has specific rules for collecting and returning security deposits. Important requirements include:

• No statewide maximum amount: State law does not cap how much a landlord can charge as a security deposit, but local ordinances (such as in Seattle) may limit total move-in costs.
• Written move-in checklist: Landlords must give a written checklist describing the condition of the unit at move-in if they collect a deposit. Without this, they may lose the right to keep any part of the deposit. See RCW 59.18.260.
• Trust account requirement: Deposits must be held in a trust account at a financial institution, and the landlord must disclose the bank’s name and address in writing. See RCW 59.18.270.
• Itemized statement and deadline: Within 30 days after the rental ends or the landlord learns of abandonment, they must send an itemized statement explaining any deductions and return any remaining deposit, as required by RCW 59.18.280.
• Allowed deductions: Landlords may deduct for unpaid rent, damage beyond normal wear and tear, and other costs allowed under the lease. They cannot charge for routine wear from ordinary use, such as slightly worn carpet or faded paint.
• Penalties for non-compliance: If a landlord wrongfully withholds the deposit or fails to provide the required statement, courts may award up to twice the amount wrongfully withheld plus reasonable attorney fees.

Document Genius helps you clearly describe the deposit amount, conditions for deductions, and the move-out process so expectations are clear from day one.

Your Washington lease agreement should set out how, when, and where rent is paid. Under state law:

• Rent due date: Washington does not set a default due date. Most residential leases use the first of the month, but you can choose another date as long as it is stated in the lease.
• Grace period and late fees: Landlords may not charge a late fee if the full rent is paid within five days after the due date. After that, they may charge a reasonable late fee only if the fee and timing are clearly described in the rental agreement. See RCW 59.18.170.
• Rent increases: Landlords must generally provide at least 90 days’ written notice before increasing rent, and the increase cannot take effect before the end of the current fixed term lease. See RCW 59.18.140.
• Installment payments for move-in charges: At a tenant’s written request, landlords must generally allow deposits, nonrefundable fees, and last month’s rent to be paid in two or three monthly installments, depending on the lease length. See RCW 59.18.610.

Adding clear rent terms to your Washington lease agreement helps avoid confusion about due dates, grace periods, and late fees.

Both landlords and tenants have responsibilities when it comes to maintenance and property access.

Landlord Responsibilities

• Habitability: Landlords must keep the rental “fit for human habitation,” comply with building and housing codes, provide heat and hot water, maintain structural elements, and keep common areas reasonably clean and safe. See RCW 59.18.060.
• Repairs: Landlords must make necessary repairs within a reasonable time after receiving notice. Tenants have specific remedies if serious issues are not fixed, such as repair-and-deduct options described by Washington LawHelp.
• Right of entry: Except in emergencies, landlords must give at least 48 hours’ notice before entering for repairs or inspections, and at least 24 hours’ notice before showing the unit to prospective tenants or buyers. Entry must be at reasonable times. See RCW 59.18.150.
• Emergency access: Landlords may enter without prior notice in an emergency, such as a fire, major leak, or serious safety issue.

Tenant Responsibilities

• Basic upkeep: Tenants must keep the unit clean and sanitary, dispose of garbage properly, use plumbing, electrical, and heating systems correctly, and avoid damaging the property. See RCW 59.18.130.
• Reporting issues: Tenants should promptly report serious repair or safety problems in writing so the landlord has a chance to fix them.
• Access for repairs: Tenants must allow reasonable access when the landlord gives proper notice for inspections, repairs, or showings.

Document Genius helps you add a clear entry and repairs section so everyone understands how access and maintenance will work during the lease.

Washington landlords must give certain disclosures before or when the lease is signed. Common requirements include:

• Lead-based paint disclosure: For homes built before 1978, federal law requires a lead warning statement and EPA information pamphlet under 42 U.S.C. § 4852d.
• Landlord or agent information: The lease must identify the owner or property manager and provide an address where legal notices can be delivered. See RCW 59.18.060.
• Deposit terms: If a security deposit is collected, the lease and move-in checklist must explain how it may be used, where it is held, and how it will be returned, consistent with WashingtonLawHelp’s deposit guidance and RCW 59.18.260–.280.
• Local renter protections: Some cities and counties have extra protections, such as caps on move-in charges or just-cause eviction rules. WashingtonLawHelp maintains an overview in its page on stronger local protections for renters.

Document Genius prompts you to add these disclosures so your Washington lease agreement is transparent and easier to enforce.

Washington law strictly controls when and how a lease can end, especially for month-to-month rentals.

• Tenant notice: Tenants may usually end a month-to-month tenancy or leave at the end of a fixed term by giving at least 20 days’ written notice before the end of the rental period. See RCW 59.18.200 and RCW 59.18.650(1)(f).
• Landlord notice and just cause: In most situations, landlords may end a tenancy only for one of the specific “just causes” listed in RCW 59.18.650(2), such as nonpayment of rent, serious lease violations, or the owner moving into the unit.
• Local just-cause rules: Cities like Seattle also have their own just-cause ordinances that add extra conditions for ending a tenancy.
• Abandoned property: If a tenant leaves belongings behind after moving out, landlords must follow state rules for storing and disposing of personal property. These rules are described in the RLTA and summarized in tenant rights guides from local legal aid organizations.

Document Genius helps you set clear notice requirements and move-out terms in your Washington lease agreement so both sides know what to expect at the end of the tenancy.