Washington Residential Lease Agreement
A free Washington lease template, plus what Washington law requires a lease to include, attach or leave out — each with the statute. Use it as a starting point; landlords with unusual situations should have a lawyer review the final lease.
Disclosures Washington requires
| Fire safety and protection notice | When the lease is signed, the landlord must give new tenants a written notice, signed by the landlord or agent and the tenant (copies to both), that the unit has a smoke detection device, the tenant's duty to maintain it and penalties for not doing so. Except for single-family homes, it must also say whether the detector is hard-wired or battery-operated and whether the building has a sprinkler system, a fire alarm system, a smoking policy (and what it is), and emergency notification, relocation and evacuation plans, with copies of any plans. In multifamily buildings a checklist with an evacuation route diagram may be used. Applies to: All residential leases Source: RCW 59.18.060(12) |
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| Mold information | When the lease is signed, the landlord must give new tenants Department of Health information on the health hazards of indoor mold and how to control mold growth, either in writing to each tenant or posted in a visible public location at the property. The landlord is immune from liability for failing to do so unless the failure is knowing and intentional. Applies to: All residential leases Source: RCW 59.18.060(14)-(15) |
| Flood and insurance disclosure | For leases entered into after December 31, 2026, the landlord must disclose whether the property may be in a special flood hazard area or other potential flood area, that the landlord's insurance does not cover the tenant's belongings, that the tenant should consider renter's and flood insurance, and that hazard information including flood risk is available from the county. Applies to: Leases entered into after Dec. 31, 2026 Source: RCW 59.18.060(13) |
| Landlord name and address | The landlord's name and address must be stated in the rental agreement or in a notice conspicuously posted on the premises, with immediate written notice of any change. An out-of-state landlord must designate an in-county agent for service of notices and process. Applies to: All residential leases Source: RCW 59.18.060(16) |
| Deposit receipt and depository | The landlord must promptly place any security deposit in a trust account at a Washington financial institution or licensed escrow agent, give the tenant a written receipt, and give written notice of the name, address and location of the depository and of any later change. Applies to: Leases with a security deposit Source: RCW 59.18.270 |
| Screening criteria notice | Before obtaining any information about an applicant, the landlord must give written notice (or post it) of the types of information to be accessed, the criteria that may result in denial, the consumer reporting agency used and the applicant's rights to a free copy and to dispute, and whether the landlord accepts a comprehensive reusable tenant screening report. Screening fees may be charged only after this notice. Applies to: All rental applications Source: RCW 59.18.257 |
Terms Washington law requires or controls
| Deposits require a written lease and checklist | A landlord may collect a security deposit only if the rental agreement is in writing and states the terms and conditions for withholding any of it, and only if a written checklist or statement of the unit's condition and cleanliness (walls, flooring, furniture, appliances and so on), signed and dated by both, is given to the tenant at the start of the tenancy. A landlord who collects a deposit without the checklist is liable for the deposit amount. Applies to: Leases with a security deposit Source: RCW 59.18.260 |
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| Nonrefundable fees | A nonrefundable fee may not be called a deposit, and must be in a written rental agreement that clearly states it is nonrefundable. If not stated, it is treated as a refundable deposit; with no written agreement, all fees collected must be returned. Applies to: Leases with nonrefundable fees Source: RCW 59.18.285 |
| Rules must be disclosed at move-in | Rules and other obligations are enforceable only if they do not violate the law and were brought to the tenant's attention when the tenant first moved in. New rules need 30 days' written notice and take effect at the end of the lease term unless the parties agree otherwise. Rent increases need at least 90 days' written notice and cannot take effect before the current term ends (30 days for income-based subsidized rent). Applies to: All residential leases Source: RCW 59.18.140 |
Clauses that are void in Washington
| Waiver of rights | A rental agreement may not require the tenant to waive rights or remedies under the Residential Landlord-Tenant Act; any provision waiving a section of the Act is against public policy and unenforceable (except as RCW 59.18.360 allows). Applies to: All residential leases Source: RCW 59.18.230(1)(a), (2)(a) |
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| Lawsuit and class action waivers | A rental agreement may not require the tenant to waive the right to bring, join or participate in a lawsuit (including a class action) against the landlord or its agents. Applies to: All residential leases Source: RCW 59.18.230(2)(b) |
| Nondisclosure agreements | A rental agreement may not require the tenant to sign a nondisclosure agreement about the lease or offer terms, such as rent, deposits, fees, concessions or specials. Applies to: All residential leases Source: RCW 59.18.230(2)(c) |
| Confession of judgment | A rental agreement may not authorize anyone to confess judgment on a claim arising from the agreement. Applies to: All residential leases Source: RCW 59.18.230(2)(d) |
| Landlord's attorneys' fees | A rental agreement may not require the tenant to pay the landlord's attorneys' fees except as the Act allows and a court awards. Applies to: All residential leases Source: RCW 59.18.230(2)(e) |
| Landlord liability limits and indemnity | A rental agreement may not limit the landlord's liability or require the tenant to indemnify the landlord for it. Applies to: All residential leases Source: RCW 59.18.230(2)(f) |
| Arbitration clauses | A rental agreement may not require the tenant to accept a particular arbitrator chosen when the agreement is made, or to arbitrate disputes unless the landlord pays the full cost of arbitration and the agreement is notarized. Applies to: All residential leases Source: RCW 59.18.230(2)(g)-(h) |
| Late fees within five days | A rental agreement may not require late fees for rent paid within five days after the due date; a late fee may begin the day after the due date only once rent is more than five days late. Applies to: All residential leases Source: RCW 59.18.230(2)(i) |
| Electronic-only rent payment | A rental agreement may not require the tenant to pay rent only by electronic means. Applies to: All residential leases Source: RCW 59.18.230(2)(j) |
| Liens and distress for rent | Provisions creating a lien on the tenant's personal property or authorizing distress for rent are void. A landlord who knowingly uses an agreement with known prohibited provisions owes actual damages, statutory damages up to twice the monthly rent, costs and attorneys' fees. Applies to: All residential leases Source: RCW 59.18.230(3)-(4) |
Format and delivery rules
| Copy of the lease | If there is a written rental agreement, the landlord must give an executed copy to each tenant who signs it, and a tenant may request one free replacement copy during the tenancy. Each tenant must also get a copy of the signed move-in checklist (one free replacement on request). Applies to: Written residential leases Source: RCW 59.18.065; RCW 59.18.260 |
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| Signed fire safety notice | The fire safety and protection notice must be signed by both landlord and tenant, with copies to each. Applies to: All residential leases Source: RCW 59.18.060(12) |
Fill in the lease
Nothing you type leaves your browser. Bracketed items are yours to complete; clauses marked as required by Washington law must be written to meet the rule shown above.
1. Parties. This lease is between [landlord name] ("Landlord") and [tenant name(s)] ("Tenant"). Landlord's address for notices: [landlord notice address].
2. Property. Landlord rents to Tenant the home at [rental address], including [parking, storage, appliances included].
3. Term. The lease begins on [start date] and ends on [end date]. [If month-to-month instead: the tenancy continues month to month until either side gives the written notice Washington law requires.]
4. Rent. Rent is $[monthly rent] per month, due on the [due day] day of each month, paid by [payment method] to [where to pay].
5. Late fee. If rent is not received by [late day], a late fee of $[late fee] is due. This fee must comply with Washington law (RCW 59.18.170(2)).
6. Security deposit. Tenant pays a security deposit of $[deposit amount] (Washington law sets no maximum; RCW 59.18.260; RCW 59.18.610). Landlord will return it, minus lawful deductions with any required itemized list, within the time Washington law sets (RCW 59.18.280(1)).
7. Utilities. Tenant pays: [utilities tenant pays]. Landlord pays: [utilities landlord pays].
8. Occupants and guests. Only these people may live in the home: [names of all occupants]. Guests may stay up to [guest limit] unless Landlord agrees in writing.
9. Pets. [No pets allowed / Pets allowed: describe, plus any pet deposit or fee]. Assistance animals for people with disabilities are not pets and are handled under fair housing law.
10. Repairs and maintenance. Landlord keeps the home safe and fit to live in and makes repairs required by law. Tenant keeps the home clean, reports problems promptly in writing, and pays for damage beyond normal wear and tear.
11. Landlord entry. Landlord may enter for repairs, inspections or showings after giving the notice Washington law requires (RCW 59.18.150(6)), except in an emergency.
12. Subletting. Tenant may not sublet or assign this lease without Landlord's written consent, which [will / will not] be unreasonably withheld.
13. Ending the lease. At the end of the term, [the lease ends / the lease renews month to month] unless either side gives written notice at least [notice days] days before the end date, and never less than Washington law requires.
14. Deposits require a written lease and checklist. (Write this clause to meet Washington law: see "Deposits require a written lease and checklist" above (RCW 59.18.260).)
15. Nonrefundable fees. (Write this clause to meet Washington law: see "Nonrefundable fees" above (RCW 59.18.285).)
16. Rules must be disclosed at move-in. (Write this clause to meet Washington law: see "Rules must be disclosed at move-in" above (RCW 59.18.140).)
17. Disclosures attached. Landlord has given Tenant these disclosures required by Washington law: Fire safety and protection notice; Mold information; Flood and insurance disclosure; Landlord name and address; Deposit receipt and depository; Screening criteria notice. [Attach each one.]
18. Lead paint (homes built before 1978). If the home was built before 1978, Landlord has given Tenant the federal lead-based paint disclosure and the EPA pamphlet "Protect Your Family From Lead in Your Home."
19. Whole agreement. This lease and its attachments are the whole agreement. If any part is not allowed by law, the rest still applies. Changes must be in writing and signed by both sides.
Landlord: [landlord name] Signature: ____________ Date: [date signed]
Tenant: [tenant name(s)] Signature: ____________ Date: [date signed]
Lease agreement templates for other states · Washington landlord-tenant law · More templates
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.