Washington Room Rental Agreement

Required Landlord Disclosures (8)

When signing a room rental agreement, Washington landlords must disclose certain information to the new tenant, as required by Washington landlord-tenant law. These disclosures include:

1. Lead-based paint: Landlords must inform tenants of any known lead-based paint or lead-based paint hazards in properties built before 1978, as required by federal law.

2. Landlord identification: Washington landlords must provide the name and address of the person authorized to manage the property, either in writing or through a visible posting on the property (RCW 59.18.060.15).

3. Fire safety: Landlords must provide tenants with a written notice that lists all fire safety features in the unit, including alarms, sprinklers, and detectors. In Seattle, landlords also must inform tenants about the condition and operational status of fire alarms and sprinklers (RCW 59.18.060.12a).

4. Voter pamphlet: Seattle landlords must give tenants a voter registration pamphlet, and Tacoma landlords must provide tenants with the city’s Tenant Information Packet (SMC 7.24.080).

5. Security deposit receipt and move-in checklist: To legally collect a security deposit, Washington landlords must give tenants a move-in checklist that lists the property’s condition. They must also provide a receipt for the deposit that includes the name and address of the bank holding the funds (RCW 59.18.260.2 and RCW 59.18.270).

6. Mold health hazards: Washington landlords must provide tenants with information about mold risks and control procedures, either through written notice or a public posting in common areas (RCW 59.18.060.13).

7. Nonrefundable fees: If a landlord charges any nonrefundable fees, they must clearly state that in the lease agreement (RCW 59.18.285).

8. Occupancy: Tacoma landlords must include language in the lease that lists the number of allowed occupants and describes any uninhabitable spaces (TMC 1.95.037).

Security Deposits

Maximum security deposit: Washington does not limit the amount landlords can collect as a security deposit. However, Seattle landlords can only charge up to one month’s rent, and Tacoma landlords must limit all move-in costs to the same amount.

Security deposit receipt: Washington landlords must provide tenants with a written receipt for the deposit that clearly lists the name and address of the financial institution (RCW 59.18.270).

Deduction tracking: When Washington landlords return the security deposit, they must include a written notice detailing all deductions for repairs and cleaning costs, along with invoices or receipts for the work (RCW 59.18.280.1a-b).

Security deposit return: Washington landlords must return all remaining security deposit funds within 30 days after the tenant moves out, either in person or by USPS first-class mail. Tacoma and Seattle landlords must return the funds within 21 days (RCW 59.18.280.1a).

Pet deposits: Washington currently has no law regulating the amount landlords can charge for pet deposits. However, a bill moving through the legislature would cap pet deposits at $150 (Senate Bill 6064).

Rent Payment Regulations

Grace period: Washington law requires a 5-day grace period before the state considers rent “late” (RCW 59.18.170.2).

Late rent fees: Washington landlords may charge a late fee of $20 or 20% of 1 month’s rent, whichever is greater, once the grace period expires. (RCW 19.150.150) Seattle and Tacoma landlords must cap late fees at $10 per month (SMC 7.24.034).

Right to withhold rent: If a landlord fails to make a required repair, tenants may withhold up to 1 month of rent if they make the repairs themselves, or up to 2 months of rent if they hire a third-party worker (RCW 59.18.100).

Pet rent: Washington landlords may charge pet rent. There is currently no maximum.

Rent Payment Increase Rules

Rent payment increase frequency: Washington law does not limit how often landlords can raise rent. However, for month-to-month tenants, landlords must provide 60 days of written notice before a rent increase takes effect (RCW 59.18.140(3)).

Rent payment increase maximum: Washington does not currently cap rent increases, however a bill moving through the legislature could limit increases to 7%.

Rent control/stabilization: State law prohibits rent control measures anywhere in Washington.

Room Rental Agreement Breaches

Failure to pay: When rent is late, Washington landlords can issue a 14-day notice to pay or quit (RCW 59.18.057).

Lease violations: For most standard lease violations, landlords can issue a 10-day Notice to Cure or Quit. If a tenant commits at least four violations within 12 months, the landlord can issue a 60-day Notice to Quit. For serious violations, such as significant property damage or illegal activity, the landlord can issue a 3-day Notice to Quit, requiring the tenant to leave within 3 days (RCW 59.12.030.4, RCW 59.18.650.1(n)(i), RCW 59.12.030.5).

Lease abandonment: Tenants who leave the property before their lease term ends may be responsible for the remaining rent owed under the lease agreement.

Self-help evictions: Landlords cannot evict a tenant on their own, as self-help evictions are illegal.

Ending a Room Rental Agreement

Washington room rental agreements function much like a lease for an entire rental unit, which means landlords must terminate them in the same way. To end a room rental agreement, Washington landlords should ensure they follow local laws accurately.

Month-to-month: A month-to-month room rental agreement in Washington must be terminated for “just cause,” meaning the landlord must have a legally valid reason for ending the tenancy. For example, if the landlord ends the agreement due to a change in building use or policy, they must give the tenant at least 90 days of notice.

If the termination is due to a condo conversion, the landlord must give the tenant at least 120 days of notice.

If the property is to be demolished or undergo substantial rehabilitation, the landlord must also provide 120 days’ notice.

A tenant can end a month-to-month Washington room rental agreement by giving the landlord at least 20 days of notice before the end of the current rental period (RCW 59.18.650, RCW 59.18.200).

Fixed-term: For a fixed-term room rental agreement, Washington landlords must wait for the lease to end and generally cannot terminate it early.

Room abandonment: If a tenant leaves the room before the lease ends, they remain responsible for rent payments until the room is re-rented.

Tenant’s right to terminate: In some instances, a tenant can end a tenancy early without penalty. Legally valid reasons include entering active military duty, experiencing domestic violence or sexual abuse, landlord harassment or retaliation, or the tenant’s death.

Landlord Room Access Laws

Immediate access: Washington landlords may enter a rental room without prior notice in an emergency.

Landlord harassment: If a landlord repeatedly enters a tenant’s rented room, it may be considered harassment, which could allow the tenant to terminate the lease without penalty (RCW 59.18.575.1).

Advance notice: In most cases, Washington landlords must give tenants at least 2 days of written notice before entering the room or unit. If the entry is to show the unit to a prospective tenant or buyer, only one day’s notice is required (RCW 59.18.150).

Agreement Renewal/Termination

Required renewals: Washington landlords are generally required to renew a month-to-month or fixed-term lease unless they have a legally valid reason not to.

Required notice: If the landlord does not intend to renew a fixed-term lease, they must provide at least 60 days of written notice.