WA residential lease
Washington Residential Lease Agreement
Renting out a home in Washington? Create a complete residential lease - either a fixed-term lease or a month-to-month rental agreement - preview it as you type, and download a print-ready PDF, free with no signup or watermark.
- 100% free
- No signup
- No watermark
Overview
Washington at a glance
Reviewed July 2026
- Deposit limit
- No state cap
- Deposit return
- 30 days
- Late fee
- After 5 days late
- Notice to enter
- 2 days
- Month-to-month notice
- 20 days (tenant)
The lead-based paint disclosure for pre-1978 housing is federal law (EPA). Check the Washington Residential Landlord-Tenant Act (RCW Chapter 59.18) for the current limits before you sign.
Renting out a home in Washington? A residential lease agreement is the contract that protects both sides - it sets the rent, the term, the deposit, and the rules the landlord and tenant agree to, and it's your proof of what was agreed if a dispute ever comes up. Washington residential tenancies are governed by the Residential Landlord-Tenant Act in Chapter 59.18 of the Revised Code of Washington.
Lease types
Two ways to rent in Washington
The same free builder makes both - pick the one that fits and the agreement adapts automatically.
Standard Residential Lease Agreement
A fixed-term lease with set start and end dates (usually one year) - best for a long-term tenant.
Month-to-Month Rental Agreement
A flexible tenancy that renews each month and ends with proper written notice from either party.
State rules
Washington lease rules & requirements
The rules people ask about most, answered for Washington.
Security deposit
Washington sets no statewide maximum on a residential security deposit - the amount is whatever the lease states (one month's rent is a common benchmark). To collect any deposit, the landlord must give a written rental agreement and a move-in condition checklist. Under RCW 59.18.280, the landlord must return the deposit, with a full and specific itemized statement of any deductions, within 30 days after the tenancy ends.
Late fees
Under RCW 59.18.170, a landlord may not charge a late fee until the rent is more than five days late. Washington sets no statewide cap on the amount, so the fee must be reasonable and stated in the lease - and some cities, such as Seattle, impose their own limits.
Landlord entry & notice
Under RCW 59.18.150, the landlord must give at least two days' written notice before entering for inspections, repairs, or services, and at least one day's notice to show the unit to prospective tenants or buyers. Entry must be at reasonable times, and the landlord may enter without notice only in an emergency.
Required disclosures
The landlord must provide a written move-in condition checklist before collecting a deposit, the state mold-information handout, and a fire-safety and smoke-detector notice. The landlord must also identify the owner or agent authorized to receive notices, and include the federal lead-based-paint disclosure for homes built before 1978.
Ending the lease
A fixed-term lease simply ends on its end date. Under RCW 59.18.200, a tenant may end a month-to-month tenancy with at least 20 days' written notice before the end of the rental period; a landlord generally needs good cause and longer notice to end or not renew a tenancy.
Does it need notarizing?
No. A Washington residential lease does not need to be notarized or witnessed - it's binding once the landlord and tenant(s) sign. Each party should keep a signed copy.
Rules change. This is general information, not legal advice - confirm the current rules under the Washington Residential Landlord-Tenant Act (RCW Chapter 59.18).
Step by step
How to write a Washington lease agreement
Choose the lease type - a fixed-term lease (set start and end dates) or a month-to-month tenancy.
Add the property details and the landlord's and tenant(s)' full legal names and addresses.
Set the monthly rent, the due date, accepted payment methods, and any late fee (chargeable only after rent is more than 5 days late).
Set the security deposit and when it's returned, prepare the move-in condition checklist, and add any pet, parking, smoking, or utility terms.
Add the required disclosures (mold information, fire safety, lead-based paint for pre-1978 homes) and identify who is authorized to receive notices.
The landlord and every tenant sign and date the lease - and each keeps a copy.
Document checklist
What to include
Parties, property and rent
- Landlord and tenant(s)full legal names and mailing addresses
- Property and lease typethe address, and fixed-term or month-to-month
- Rentamount, due date and accepted payment methods
Deposit, rules and signatures
- Security deposit and feesthe deposit, plus late and NSF fees
- House rulespets, parking, smoking and who pays which utilities
- Disclosures and signaturesrequired disclosures, then both parties sign
Common questions
Washington lease agreement FAQ
Does a Washington residential lease need to be notarized?
No. A residential lease in Washington doesn't have to be notarized or witnessed. It's legally binding once the landlord and tenant(s) sign it.
Is there a limit on the security deposit in Washington?
No. Washington doesn't cap residential security deposits by statute - the amount is set by the lease. To collect any deposit, though, the landlord must provide a written rental agreement and a move-in condition checklist.
How long does a Washington landlord have to return the deposit?
30 days after the tenancy ends, under RCW 59.18.280. The landlord must include a full and specific itemized statement of any deductions; failing to do so can make the landlord liable for the full deposit and possibly more.
How much can a late fee be in Washington?
There's no statewide dollar cap, but under RCW 59.18.170 a landlord cannot charge a late fee until rent is more than five days late, and the fee must be reasonable and in the lease. Some cities, like Seattle, set their own limits.
How much notice ends a month-to-month lease in Washington?
A tenant must give at least 20 days' written notice before the end of the rental period under RCW 59.18.200. A landlord generally needs good cause and longer notice to end or decline to renew a tenancy.
Does the landlord have to give notice before entering?
Yes. Under RCW 59.18.150, the landlord must give at least two days' notice before entering for repairs or inspections, and at least one day's notice to show the unit. Entry must be at reasonable times, except in an emergency.
What must a Washington lease disclose?
A written move-in condition checklist before any deposit is collected, the state mold-information handout, a fire-safety and smoke-detector notice, the owner or agent authorized to receive notices, and the federal lead-based-paint disclosure for pre-1978 homes.
Is this Washington lease agreement really free?
Yes - completely. Fill it in, preview it live, and download the PDF with no signup, no credit card, and no watermark. Unlike sites that charge a fee or push a subscription to download, there's nothing to pay here.
Free builder
Ready to create your Washington lease agreement?
Fill the form, watch it build live, and download the PDF - free, no signup.
Legal disclaimer
FormBarn is not a law firm, is not a substitute for an attorney or a law firm, and does not provide legal advice. Using FormBarnor any document created with it does not create an attorney-client relationship. The forms, templates, and information on this site are provided for general informational purposes only and on an "as is" basis, without warranties of any kind, express or implied.
Landlord-tenant laws differ from state to state - and often by city or county - and change over time. FormBarn makes no representation or guarantee that any document or information here is accurate, complete, up to date, or suitable for your specific situation, or that a document you create will be legally valid or enforceable. You are solely responsible for verifying the current requirements under the Washington Residential Landlord-Tenant Act (RCW Chapter 59.18) (and any local ordinances) and for making sure any document fits your needs.
To the fullest extent permitted by law, FormBarn disclaims all liability for any loss or damage arising from your use of this site or any document created with it. If you need legal advice, consult a licensed attorney in your state.