Whether you’re managing a single rental property or multiple units across Washington, understanding the state’s rental laws and regulations is key to protecting your investment and providing the best experience for your tenants. Understanding these laws not only helps you navigate potential challenges but also ensures you’re offering a fair and legal living environment. To help you stay informed and compliant, we’ve put together a list of Washington rental laws. Read more to make sure you’re fully prepared to manage your properties in Washington.
Leases, Rent, and Fees in Washington
When renting out property in Washington, you have the option to skip the paperwork and rely on a verbal agreement if the lease term is short or no fees are involved. However, a written rental agreement is mandatory if:
- The lease is for 12 months or longer.
- You collect a security deposit or a non-refundable fee.
In your written lease, make sure to clarify the terms of the security deposit (if applicable) and include a property condition checklist. This checklist should detail the condition of, or any pre-existing damage to:
- Flooring or carpeting
- Walls
- Countertops
- Curtains or blinds
- Appliances
- Furniture
Following this rule is crucial, as renters have the right to sue for the security deposit and attorney fees if you collect a deposit but fail to provide a written lease. Even if you aren’t required to have a written lease, it’s usually in everyone’s best interest to have one. Having the terms in writing makes it easier for both parties to stick to them. A written lease should include:
- Rent amount
- Rent due date
- Where to pay rent
- Acceptable forms of payment
- Late fees and procedures
- Notice for adjusting rent
Additionally, you can ask renters to pay their last month’s rent in advance. Typically, renters should be allowed to make this advance payment in two or more installments.
Late Fees
When it comes to collecting late fees, Washington law gives you flexibility. There are no specific regulations on late fees or required grace periods, so you can start charging a late fee as soon as the rent is overdue.
Adjusting Rent Prices
If you’re considering raising the rent for long-term tenants due to increased costs or taxes, it’s important to give them plenty of notice. In Washington, you need to provide a 30-day written notice for rent increases of less than 10%. If you’re planning to raise the rent by more than 10%, a 60-day notice is required.
Security Deposits and Management in Washington
Like many landlords, you might decide to collect a security deposit from your renters. While Washington law doesn’t mandate a deposit, there are specific rules to follow if you choose to take one. The combined total of the initial fees and the security deposit cannot exceed one month’s rent.
If these fees and deposit exceed 25% of one month’s rent, you’re required to offer a payment plan. For leases of six months or longer, renters can spread the payments over six months. If the lease is shorter, they can pay over four installments. For month-to-month agreements, renters can make two payments.
When you do collect a security deposit, you must provide a receipt that includes the name and address of the financial institution where the deposit is held.
Washington Utility Laws
As a landlord in Washington, it’s your responsibility to ensure that all occupied units have access to running water and heat at all times. State law prohibits you from shutting off utilities, even during an eviction or in retaliation. If you do, you could face a penalty of $100 per day, plus attorney fees.
Notices and Entry Regulations
As a landlord in Washington, you need to provide written notice before entering an occupied unit. Here’s what you should keep in mind:
- 48 Hour Notice: Required if you’re planning to make repairs.
- 24 Hour Notice: Required before showing the unit to a prospective renter.
- Details to Include: Make sure your notice specifies the date and time of the planned entry, and provide your contact information in case the renter needs to reschedule.
If you don’t follow these guidelines, the renter has the right to take legal action, and you could be held responsible for up to $100 per incident, plus attorney fees.
Washington Pet Laws
In most cases, you aren’t required to allow pets in your rental properties. However, if a renter has a service animal and requests a waiver for your pet policy, you are legally obligated to accommodate them.
If you decide to allow pets, you can charge a pet deposit to cover any potential damages. This deposit can be in addition to the standard security deposit, but it cannot exceed 25% of one month’s rent.
Eviction Laws in Washington
In Washington, the eviction process tends to favor landlords, allowing you to start proceedings as soon as rent is overdue or for various other reasons. Common grounds for eviction include:
- Nonpayment of rent
- Lease violations
- Intentional or negligent property damage
- Remaining in the unit after the lease has expired
- Illegal business activities on the premises
- Involvement in gang-related activities on the property
To initiate the eviction process, you’ll need to give the renter a three-day notice to either resolve the issue or vacate the property. If they don’t comply within that time, you can move forward with filing for eviction in court.
For leases without a set end date, you must provide a 20-day notice of your intent to terminate the lease. If the renter remains after the notice period, you can then begin eviction proceedings.