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Make your Washington lease
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Washington Residential Lease Agreement
1. Parties
This Residential Lease Agreement (the "Lease") is between ("Landlord") and ("Tenant"). If more than one person signs as Tenant, each of them is fully responsible for all of Tenant's obligations under this Lease.
2. Property
Landlord rents to Tenant the residence at (the "Property"), including (parking, storage, appliances or furniture included, if any).
3. Term
This Lease begins on and ends on . If Tenant stays after the end date with Landlord's written consent, the tenancy continues from month to month on the same terms unless the parties sign a new lease or the law where the Property is located provides otherwise.
4. Rent
Tenant will pay rent of per month, in advance, on or before the day of each month, by .
If this Lease starts on a day other than the rent due day, rent for the first partial month is , calculated by dividing the monthly rent by the number of days in that month and multiplying by the number of days Tenant has the Property.
5. Late charges and returned payments
If rent is not received in full within days after it is due, Tenant will pay a late charge of . Tenant will pay for any payment returned unpaid by the bank. No late charge or fee will be more than the law where the Property is located allows.
6. Security deposit
Tenant will pay a security deposit of before moving in. Landlord will hold, apply and return the deposit as required by the law where the Property is located. After Tenant moves out, Landlord will return the deposit, less any lawful deductions with a written itemized list, within the time that law requires. Tenant may not use the deposit as the last month's rent without Landlord's written consent.
7. Occupants and use
Only Tenant and these people may live at the Property: . Tenant will use the Property only as a private residence, follow all laws, and not disturb neighbors.
8. Utilities
Tenant will pay for these utilities and services: . Landlord will pay for all other utilities and services, if any, that serve the Property.
9. Pets
Pets allowed (describe, or write "none"): Pet deposit, if any: . This does not limit assistance animals that Landlord must allow under fair housing law.
10. Smoking
Smoking rules:
11. Maintenance and repairs
Tenant will keep the Property clean and safe, use appliances and fixtures properly, and promptly report any needed repairs to Landlord in writing. Landlord will make repairs the law requires. Tenant will pay for damage caused by Tenant, other occupants or guests, beyond normal wear and tear.
12. Alterations and locks
Tenant will not paint, make alterations, or add or change locks without Landlord's written consent.
13. Landlord entry
Landlord may enter the Property at reasonable times to inspect, make repairs or show it, after giving Tenant at least hours' notice, or any longer notice the law requires. Landlord may enter without notice in an emergency.
14. Subletting and assignment
Tenant will not sublet the Property or assign this Lease without Landlord's written consent.
15. Moving out
When this Lease ends, Tenant will leave the Property clean and in the same condition as at move-in except for normal wear and tear, return all keys, and give Landlord a forwarding address in writing.
16. Move-in checklist (RCW 59.18.260)
At the start of the tenancy Landlord and Tenant signed and dated a written checklist describing the condition and cleanliness of, and any existing damage to, the premises, fixtures, equipment, appliances and furnishings, including walls, flooring, furniture and appliances. Tenant received a copy and may request one free replacement copy.
17. Deposit and fees (RCW 59.18.270, 59.18.280, 59.18.285)
Landlord will deposit the security deposit in a trust account at (name, address and location), give Tenant a written receipt, and tell Tenant of any change. Within 30 days after the Lease ends and Tenant vacates, Landlord will give a full and specific statement of the basis for keeping any part, with copies of estimates or invoices, and any refund. Nothing will be kept for wear resulting from ordinary use. Nonrefundable fees (these are nonrefundable): .
18. Paying move-in costs in installments (RCW 59.18.610)
On written request, Tenant may pay deposits, nonrefundable fees and last month's rent in installments: three equal monthly payments for a term of three months or longer, otherwise two, starting at move-in and due with rent, with no fee or interest. A signed installment schedule will be attached.
19. Late fees (RCW 59.18.170)
No late fee will be charged for rent paid within five days after its due date.
20. Paying rent, confidentiality and claims (RCW 59.18.230)
Tenant is not required to pay rent through electronic means only; Tenant may also pay by: . Nothing in this Lease requires Tenant to sign a nondisclosure agreement about this Lease or its offer, including the rent, deposits, fees, concessions or lease specials, or to give up any right to bring or join a claim against Landlord, including a class action.
21. Fire safety, mold and landlord details (RCW 59.18.060)
☐ Signed fire safety and protection notice attached, including the smoke detection device notice. ☐ Tenant received Department of Health information on indoor mold. Landlord's name and address: .
22. Flood and insurance (leases entered into after December 31, 2026)
The property may be located in a special flood hazard area or an area of potential flooding. Landlord's insurance does not cover the loss of Tenant's personal possessions; Tenant should consider renter's insurance and flood insurance. Information about hazards that may affect the property, including flood risk, is available from the county government where the property is located.
23. Disclosures
Was the Property built before 1978? If yes, the federal lead-based paint disclosure, signed by both parties, is attached, and Tenant received the EPA pamphlet Protect Your Family From Lead in Your Home.
Other disclosures or addenda attached:
24. Notices
Notices to Landlord go to: . Notices to Tenant go to the Property address, or to any other address Tenant gives Landlord in writing.
25. Governing law and entire agreement
This Lease is governed by the law of Washington, where the Property is located. If any part of this Lease is invalid or conflicts with that law, that part is limited to what the law allows and the rest of the Lease stays in effect. This Lease, with any attached addenda, is the entire agreement. Any change must be in writing and signed by Landlord and Tenant.
26. Additional terms
Signatures
This Washington lease agreement template includes the move-in checklist clause, deposit trust terms, the installment right, the 5-day late fee rule and the new flood and renters insurance disclosure, and it flags a late fee that starts before day 5. Seattle's extra move-in limits are explained below.
Washington state lease agreement paperwork
The checklist is not optional: "No deposit may be collected by a landlord unless the rental agreement is in writing and a written checklist or statement is provided by the landlord to the tenant at the commencement of the tenancy" (RCW 59.18.260). Skip it and the landlord "is liable to the tenant for the amount of the deposit." Use our move-in checklist, signed and dated by both of you (59.18.260(3)).
New in 2025 and 2026
Rent increase cap (May 7, 2025)
No increase in the first 12 months, then no more than "seven percent plus the consumer price index, or 10 percent, whichever is less" in any 12 months (RCW 59.18.700). On $2,000 rent, that is never more than $200. Rent may differ by no more than 5% between lease types (59.18.700(4)).
Flood and insurance disclosure (2026 law)
For leases "entered into after December 31, 2026," disclose possible flood risk, that the landlord's insurance does not cover the tenant's belongings, and that county hazard information is available (RCW 59.18.060(13)). The template already includes it.
Also new for leases "entered into or renewed on or after July 27, 2025" (Chapter 206, Laws of 2025): "No rental agreement may provide that the tenant" must sign a nondisclosure agreement about the rent, deposits, fees or concessions, or give up claims against the landlord "including, but not limited to, class actions" (RCW 59.18.230(2)(b), (c)). An older rule still applies: since June 9, 2022, a lease also may not require rent to be paid "through electronic means only" (Chapter 95, Laws of 2022; now 59.18.230(2)(j)). The lease above names a non-electronic way to pay.
Washington lease rules at a glance
| Rule | Washington | Statute |
|---|---|---|
| Deposit amount | No statewide cap; the lease must be in writing with a signed checklist, or no deposit may be taken | 59.18.260 |
| Holding the deposit | Trust account in Washington; written receipt and notice of the depository | 59.18.270 |
| Deposit return | Full and specific statement with invoices and any refund within 30 days; up to two times the deposit for intentional refusal | 59.18.280; penalty |
| Nonrefundable fees | Written lease must say the fee is nonrefundable | 59.18.285 |
| Installments | On request, 3 equal payments for terms of 3+ months (otherwise 2) | 59.18.610 |
| Late fees | None for rent paid within 5 days of the due date | 59.18.170 |
| Rent increases | None in the first 12 months; then no more than 7% plus CPI or 10%, whichever is less, per 12 months; 90 days' notice | 59.18.700; 59.18.140 |
| Landlord entry | At least two days' written notice; one day to show the unit | 59.18.150 |
| Tenant ending month to month | 20 days' written notice before the end of a period | 59.18.200 |
| Banned lease terms | No electronic-only rent payment (since June 9, 2022); no nondisclosure agreement about rent, deposits, fees or concessions, and no class-action waiver (leases from July 27, 2025) | 59.18.230(2)(j) (2022 c 95); (2)(b), (c) (2025 c 206) |
From the Revised Code of Washington on app.leg.wa.gov, read November 2, 2026. Exemptions to the rent cap are in RCW 59.18.710. A template, not legal advice.
Installments: a worked example
A tenant on a one-year lease at $1,800 owes a $1,200 deposit, a $150 nonrefundable fee and last month's rent of $1,800: $3,150 in all. On written request they may pay it in three equal monthly installments of $1,050 with rent (RCW 59.18.610). You do not have to offer installments when deposits and fees total no more than 25% of the first month's rent and no last month's rent is required up front (59.18.610(1)(b)).
Computed: deposit + fee + last month's rent, divided by three.
Seattle lease rules
In Seattle, "Security deposit and fees combined cannot exceed one month's rent," and nonrefundable fees, for cleaning and screening only, "cannot exceed 10% of one month's rent" (City of Seattle). A pet deposit of up to 25% of a month's rent may be added. On $1,000 rent: fees up to $100, deposit up to $900, pet deposit up to $250, the same figures the City gives as its example.
Using the WA lease agreement template
- Walk the unit with the tenant and sign the checklist before taking any deposit.
- Fill in the trust account and mark any nonrefundable fee as nonrefundable.
- Attach the fire safety notice and mold information.
- Set the late fee to start no earlier than day 5 after the due date.
- Send any rent increase with 90 days' written notice, within the cap.
Increasing rent at renewal? See the rent increase letter. At move-out, use the deposit return letter within 30 days. The general version is our lease agreement template.
Frequently asked questions
Is there a security deposit limit in Washington state?
The state sets no maximum, but no deposit may be collected without a written lease and a signed move-in checklist. Seattle limits the deposit plus fees to one month's rent.
How long does a Washington landlord have to return a deposit?
30 days after the lease ends and the tenant vacates, with a full and specific statement and copies of estimates or invoices for damage charges.
How much can a landlord raise rent in Washington?
Not at all in the first 12 months, then no more than 7% plus the consumer price index or 10%, whichever is less, in any 12 months, with 90 days' written notice.
When can a Washington landlord charge a late fee?
Only if rent is more than five days past due; no late fee applies to rent paid within five days of the due date.
Do Washington tenants have a right to pay deposits in installments?
Yes, on written request, unless deposits and fees are 25% of the first month's rent or less with no last month's rent required.