Washington Residential Lease Agreement
Create a free Washington lease with the state's rules built in — the correct deposit cap, entry-notice requirement, lawful late fees, and required disclosures. Fill in the form, preview the full lease, and download a ready-to-sign PDF.
Deposit limit
no statutory cap (held in trust)
Return deadline
30 days (raised from 21 days by HB 1074, eff. July 2023)
Entry notice
2 days written notice (1 day to show the unit)
Disclosures
3 states + federal lead
A free, state-compliant lease — but not legal advice.
This builds a complete Washington residential lease with the state's deposit limit, entry-notice rule, and required disclosures built in. Read it carefully and have a lawyer review anything unusual. RecordingLaw.com is not a law firm.
Landlord & tenant
Property
Year built matters: pre-1978 buildings require the federal lead-paint disclosure, which this tool adds automatically. Leave blank if unsure — we'll include the federal lead notice to be safe.
Term & rent
Washington late fees: no statutory cap.
Security deposit
Washington limit: no statutory cap (held in trust). Return: 30 days (raised from 21 days by HB 1074, eff. July 2023).
Utilities
Who pays each utility.
Policies
Washington compliance notes
Because the building was built before 1978 (or the year is blank), federal law requires you to give the tenant the EPA pamphlet “Protect Your Family From Lead in Your Home” and a signed lead disclosure. The Lead Warning Statement is included above.
Washington is a "just cause" state — you generally need good cause (and the correct notice) to end a tenancy. See our Washington eviction notice generator before serving any notice.
Have every adult occupant sign and date. Washington residential leases generally do not require a notary or witness. Keep a signed copy and give one to the tenant.
Or email yourself a copy (PDF)
RESIDENTIAL LEASE AGREEMENT (WASHINGTON)
1. Parties
This Residential Lease Agreement (this “Lease”) is made between [LANDLORD NAME] (“Landlord”) and [TENANT NAME(S)] (“Tenant,” whether one or more), who agree as follows.
2. Premises
Landlord leases to Tenant the residential premises located at [PROPERTY ADDRESS], in Washington (the “Premises”), for residential use only. The Premises shall be occupied only by the Tenant(s) named above.
3. Term
This Lease is for a fixed term beginning [START DATE] and ending [END DATE]. At the end of the term, unless renewed in writing, the tenancy converts to month-to-month, terminable on the notice required by Washington law (20 days by the tenant; the landlord needs just cause (RCW 59.18.650)).
4. Rent
Tenant shall pay rent of $______ per month, due in advance on the 1st of each month. Rent is considered paid when actually received by Landlord.
5. Late Charges
Rent is due on the date stated above. Any late charge, if applicable, must comply with state law.
Under Washington law, late fees are limited as follows: no statutory cap. Any late charge in this Lease must not exceed what the law allows.
6. Security Deposit
Tenant shall pay a security deposit of $______, which Landlord holds as security for Tenant’s performance of this Lease.
Washington law limits the security deposit to: no statutory cap (held in trust). After the tenancy ends, Landlord must return the deposit, less lawful deductions and with an itemized statement, within 30 days (raised from 21 days by HB 1074, eff. July 2023).
7. Occupancy and Use
Tenant shall use the Premises only as a private residence, shall not disturb neighbors’ peaceful enjoyment, and shall comply with all applicable laws and any reasonable written rules provided by Landlord.
8. Utilities
Tenant is responsible for the following utilities and services: Electricity, Gas, Internet/cable, Heat.
Landlord is responsible for: Water/sewer, Trash.
9. Maintenance, Repairs, and Habitability
Landlord shall maintain the Premises in a habitable condition and make repairs required by law. (Washington: warranty of habitability (RCW 59.18.060); repair-and-deduct up to 2 months' rent after notice (59.18.100).)
Tenant shall keep the Premises clean and sanitary, promptly notify Landlord of needed repairs, and not damage the Premises beyond normal wear and tear.
10. Landlord’s Right of Entry
Landlord may enter the Premises for inspections, repairs, or to show the unit, after giving Tenant the notice required by Washington law: 2 days written notice (1 day to show the unit). In an emergency, Landlord may enter without notice.
11. Pets
No pets are permitted without Landlord’s prior written consent. This restriction does not apply to assistance or service animals required as a reasonable accommodation under fair-housing law.
12. Smoking
Smoking is prohibited inside the Premises and the building.
13. Subletting and Assignment
Tenant shall not sublet the Premises or assign this Lease without Landlord’s prior written consent.
14. Alterations
Tenant shall not make alterations, additions, or improvements to the Premises without Landlord’s prior written consent. Any permitted alterations become part of the Premises unless agreed otherwise.
15. Required Disclosures
LEAD WARNING STATEMENT (Federal): Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can pose health hazards if not managed properly, and is particularly harmful to young children and pregnant women. Landlord must disclose the presence of any known lead-based paint and hazards, provide the EPA pamphlet “Protect Your Family From Lead in Your Home,” and Tenant must sign an acknowledgment. Landlord has no knowledge of lead-based paint or hazards on the Premises.
Mold health-hazard information (Washington): Provide DOH-approved information on mold health hazards and control.
Fire-safety & smoke-detector disclosure (Washington): Disclose smoke-detector type, sprinkler/alarm presence, smoking policy, and evacuation plan; signed smoke-detector notice.
Nonrefundable fee disclosure (Washington): Any nonrefundable fee must be stated as nonrefundable in the written lease, or it is treated as a refundable deposit.
16. Default and Remedies
If Tenant fails to pay rent or otherwise breaches this Lease, Landlord may pursue all remedies allowed by Washington law, including serving the required notice and, if the default is not cured, beginning eviction (unlawful-detainer) proceedings. Washington requires good cause (“just cause”) to terminate many tenancies — review the grounds before serving notice.
17. Holdover
If Tenant remains after the term ends without a new written agreement, the tenancy becomes month-to-month on the same terms, terminable on the notice required by Washington law (20 days by the tenant; the landlord needs just cause (RCW 59.18.650)).
18. Quiet Enjoyment
So long as Tenant complies with this Lease, Tenant may peaceably and quietly enjoy the Premises.
19. General Provisions
This Lease is governed by the laws of the State of Washington and is the entire agreement between the parties, superseding prior understandings. It may be amended only in a writing signed by both parties. If any provision is unenforceable, the remaining provisions remain in effect. A waiver of one breach is not a waiver of any other.
SIGNATURES
Landlord: _______________________________ Date: ____________
Printed name: [LANDLORD NAME]
Tenant: _______________________________ Date: ____________
Printed name: [TENANT NAME]
LEAD-PAINT DISCLOSURE ACKNOWLEDGMENT (required for pre-1978 housing):
Tenant has received the Lead Warning Statement above and a copy of the EPA pamphlet "Protect Your Family From Lead in Your Home."
Tenant initials: ________ Landlord initials: ________
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Washington Security Deposit Rules
In Washington, the security deposit is limited to no statutory cap (held in trust). After the tenancy ends, the landlord must return the deposit — with an itemized statement of any deductions — within 30 days (raised from 21 days by HB 1074, eff. July 2023). The generator states these terms in the lease and warns you if the deposit you enter exceeds the legal maximum.
Required Disclosures in Washington
Washington requires the following disclosures in or with a residential lease (a moderate-disclosure state), in addition to the federal lead-based-paint disclosure for pre-1978 buildings:
- Mold health-hazard information — Provide DOH-approved information on mold health hazards and control. (RCW § 59.18.060(13))
- Fire-safety & smoke-detector disclosure — Disclose smoke-detector type, sprinkler/alarm presence, smoking policy, and evacuation plan; signed smoke-detector notice. (RCW § 59.18.060(11)–(12))
- Nonrefundable fee disclosure — Any nonrefundable fee must be stated as nonrefundable in the written lease, or it is treated as a refundable deposit. (RCW § 59.18.285 / § 59.18.260)
Entry Notice, Late Fees & Termination in Washington
Landlord entry: 2 days written notice (1 day to show the unit) (emergencies excepted). Late fees: no statutory cap. Month-to-month / termination notice: 20 days by the tenant; the landlord needs just cause (RCW 59.18.650). Washington is a "just cause" state — a landlord generally needs good cause to end a tenancy. Rent control: statewide rent cap (HB 1217, signed May 2025): annual increase capped at the lesser of 7% + CPI or 10%, no increase in the first 12 months, 90-day notice required; preempts local rules; 15-year sunset.
When a tenancy goes wrong, our Washington eviction notice generator produces the correct notice, and the Washington landlord-tenant laws guide covers repairs, habitability, and tenant rights in full. Source for the rules above: RCW ch. 59.18 (Residential Landlord-Tenant Act); HB 1217 (2025).
Frequently Asked Questions
How much can a Washington security deposit be?
Washington: no statutory cap (held in trust). The deposit must be returned, with an itemized statement of any deductions, within 30 days (raised from 21 days by HB 1074, eff. July 2023).
What disclosures must a Washington lease include?
Washington requires: Mold health-hazard information; Fire-safety & smoke-detector disclosure; Nonrefundable fee disclosure. Every pre-1978 building also requires the federal lead-based-paint disclosure, which this generator adds automatically.
How much notice before a Washington landlord can enter?
2 days written notice (1 day to show the unit) in Washington. Emergencies require no notice. The generator states this rule in the lease.
Are late fees capped in Washington?
no statutory cap. The lease notes this so any late charge stays lawful.
Is a Washington lease valid without a notary?
Yes — a residential lease is binding when the landlord and all adult tenants sign it; Washington does not require a notary or witness for a standard residential lease.
Disclaimer
This generator provides a self-help document for general informational purposes only and is not legal advice. RecordingLaw.com is not a law firm. Landlord-tenant law changes and local ordinances (rent control, just-cause, extra disclosures) may add requirements; figures are current as of 2026-06-07. For a complex tenancy, consult a licensed Washington attorney.