Landlord-tenant law

Washington Landlord-Tenant Laws

Security deposit limits, eviction notice periods, lease termination requirements, and late fee rules for Washington.

Not legal advice. Current as of May 2026. Verify with a local attorney before any compliance decision.

$
Security Deposit Max
No statutory limit
Wash. Rev. Code § 59.18.260
↩
Deposit Return Deadline
21 days
Wash. Rev. Code § 59.18.280
!
Non-Payment Eviction Notice
14-day notice to pay or quit (HB 1003, 2025 update: must include exact calendar pay-by date; certified mail must be USPS postmarked from WA; add 5 days if mailing)
Wash. Rev. Code § 59.12.030(3); RCW 59.18.057
✕
Month-to-Month Termination
20 days
Wash. Rev. Code § 59.18.200
¢
Late Fee Cap
No statutory cap (must be reasonable and disclosed); $20 or 20% of rent deemed reasonable by some guidance
⏱
Grace Period
5 days
Wash. Rev. Code § 59.18.170
Washington specific notes

Washington's RLTA was significantly updated in 2021–2025. Key changes: 14-day pay-or-quit notice (up from 3 days), 5-day grace period before late fees, move-in checklist required before collecting deposit. Seattle has additional local just-cause eviction requirements (SMC 22.206.160) that apply to most Seattle residential tenancies — Seattle landlords must review local rules. Deposit must be held in a trust account per RCW 59.18.270.

FAQ

Common Washington landlord questions

What is the maximum security deposit in Washington?+
No statutory limit. Governed by Wash. Rev. Code § 59.18.260. Deposit must be returned within 21 days after the lease ends.
What notice is required to evict a tenant in Washington for non-payment of rent?+
14-day notice to pay or quit (HB 1003, 2025 update: must include exact calendar pay-by date; certified mail must be USPS postmarked from WA; add 5 days if mailing). Per Wash. Rev. Code § 59.12.030(3); RCW 59.18.057. This is the notice period before a landlord can file an eviction lawsuit.
How much notice to end a month-to-month tenancy in Washington?+
20 days. Per Wash. Rev. Code § 59.18.200. This applies to no-cause terminations of month-to-month leases.
Are late fees regulated in Washington?+
No statutory cap (must be reasonable and disclosed); $20 or 20% of rent deemed reasonable by some guidance. Grace period: 5 days. Even where no statutory cap exists, late fees must be reasonable and clearly disclosed in the lease.
References

Authoritative sources for Washington

Compare

See how Washington stacks up

Deposit Limits — All 50
Side-by-side max deposit and return deadlines.
Eviction Notice — All 50
Notice periods for non-payment and termination.
Late Fee Laws — All 50
Caps and grace periods.
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