Washington Landlord Laws

RCW 59.18 and the Vancouver rules that sit on top of it, explained by stage of the tenancy, with every detailed guide we have written indexed below.

Washington regulates residential rentals through the Residential Landlord-Tenant Act, RCW 59.18, plus the unlawful detainer statute in RCW 59.12 and the Law Against Discrimination in RCW 49.60. The City of Vancouver adds a business license and rental registration on top. This page walks the rules in the order you meet them, then indexes all 53 articles we have written on Washington landlord law.

The five numbers to memorize

Rule	The number	Statute
Rent increase notice	90 days, in writing, one increase per 12 months, none in the first year	RCW 59.18.140, HB 1217
Rent increase cap for 2026	9.683 percent for existing tenants (lesser of 7 percent plus CPI or 10 percent)	HB 1217
Late fee grace period	No fee for rent paid within 5 days of the due date	RCW 59.18.170
Entry notice	2 days for repairs and inspections, 1 day for showings	RCW 59.18.150
Deposit return	30 days after move-out, itemized, with receipts or estimates	RCW 59.18.280

The law by stage of the tenancy

1. Getting set up

Inside Vancouver city limits you need a city business license and, since January 1, 2026, annual rental registration at $30 per unit with renewals due February 15. Owner-occupied homes are exempt and inspections are scheduled to begin in mid-2027. Washington has no state income tax, and long-term residential rent is exempt from the state business and occupation tax when the tenant has exclusive possession for 30 days or more. An LLC is optional. Details: registration requirements, B&O and excise taxes, LLCs.

2. Advertising and screening

Federal law protects seven classes and Washington adds marital status, sexual orientation and gender identity, veteran or military status, and source of income, which includes Section 8 vouchers. Before taking a screening fee you must disclose your criteria, what you will check, what the fee covers, and the screening company, under RCW 59.18.257. Denials and conditional approvals need a written adverse action notice. Criminal history requires an individualized assessment rather than a blanket ban. Details: fair housing, legal screening, Section 8.

3. The lease and the deposit

A written lease is required for terms of 12 months or more and whenever you take a deposit. A deposit is only lawful with a signed, dated move-in condition checklist under RCW 59.18.260 and a written statement of the conditions for keeping it, and it must sit in a Washington trust account the tenant is told about. There is no deposit cap in Vancouver or Clark County. Required disclosures include lead paint for pre-1978 homes, the state mold information, the landlord's address for notices, and smoke and carbon monoxide alarm information. Since June 11, 2026, ESSB 6200 bars landlords from prohibiting a tenant's portable cooling device. Details: deposit law, required disclosures, portable AC.

4. Rent, fees, and increases

HB 1217, signed May 7, 2025, caps increases for existing tenants at the lesser of 7 percent plus CPI or 10 percent in any 12-month period, with the Department of Commerce publishing 9.683 percent for 2026 and 10 percent for 2027. No increase is allowed in the first 12 months, and notice is 90 days. New tenants are not capped, so rent can reset at turnover. New construction is exempt for 12 years but still owes the notice. Late fees cannot start until rent is more than five days late, must be in the lease, and must be reasonable. Cities including Vancouver cannot adopt their own rent control. Details: the HB 1217 cap, late fees, rent control in Washington.

5. Repairs, entry, and habitability

RCW 59.18.060 lists what you must keep in repair, from the roof and weatherproofing to heat, hot water, locks, and alarms, and the warranty cannot be waived by an as-is lease. After written notice, RCW 59.18.070 requires you to begin repairs within 24 hours for loss of water, heat, or electricity, 72 hours for a refrigerator, range, oven, or major plumbing fixture, and 10 days for anything else. Entry takes two days' written notice, or one day for showings, with no notice in a true emergency. Retaliation within 90 days of a repair request is presumed. Details: habitability, entry notice, who pays for repairs.

6. Ending a tenancy

Washington is a just-cause state under RCW 59.18.650. Nonpayment takes a 14-day pay-or-vacate notice on the statutory form, a curable violation takes 10 days, waste or nuisance takes 3 days, an owner sale or move-in takes 90 days, and substantial renovation takes 120 days. The only no-cause exit is a 60-day notice before the end of an initial fixed term of 12 months or longer that does not roll over. Since July 27, 2025, every termination notice must state an exact calendar date, and since June 11, 2026, the mailed copy may go first class, with five days added whenever mail is used. Evictions are filed in Clark County Superior Court and only the sheriff removes a tenant. Self-help is illegal. Details: 2026 notice rules, the Clark County process, non-renewals.

7. Move-out and the deposit

Within 30 days of the tenant vacating you must return the deposit or mail an itemized statement with copies of receipts, invoices, or good-faith estimates. Deductions are limited to damage beyond ordinary use, unpaid rent, excessive cleaning, and unpaid tenant utilities, and long-lived items are depreciated rather than charged at full replacement. Missing the deadline forfeits the deposit; bad-faith retention can cost double. Details: wear versus damage, move-out checklist.

Printable version

The Washington Landlord Compliance Checklist turns this page into a stage-by-stage checklist with a box for each item.

Everything we have written on Washington landlord law

53 articles, grouped by topic. Each one cites the statute it covers and shows its last update date.

Start here

Licensing, registration, and business setup

Fair housing and screening

Leases, deposits, and disclosures

Rent, fees, and increases

Repairs, entry, and habitability

Ending a tenancy and evictions

Move-out and deposits

Across the river

How Oregon Laws Affect Vancouver Landlords

Frequently asked questions

How much can I raise rent on an existing tenant in Washington in 2026?

The lesser of 7 percent plus CPI or 10 percent in any 12-month period, which the Department of Commerce published as 9.683 percent for calendar 2026 and 10 percent for 2027. No increase is allowed in the first 12 months of a tenancy, only one increase per 12 months, and you must give at least 90 days' written notice.

Do I need a rental license in Vancouver, WA?

In effect, yes. Inside city limits you need a City of Vancouver business license plus annual rental registration under the program that began January 1, 2026. Registration is $30 per unit per year, renewed by February 15. Inspections do not start until mid-2027.

Can I refuse a Section 8 voucher holder?

No. RCW 59.18.255 has barred source-of-income discrimination statewide since 2018, and a no-Section-8 ad is explicitly illegal. You can still screen credit, rental history, and eviction history with the same criteria as everyone else, but an income multiple must be applied to the tenant's share of rent after subtracting the voucher.

How long do I have to return a security deposit?

Thirty days after the tenancy ends and the tenant vacates, under RCW 59.18.280. You must return the full deposit or send a written, itemized statement backed by copies of receipts, invoices, or good-faith estimates. Miss the deadline and you can owe the full deposit, and up to twice the deposit plus attorney fees if the retention was in bad faith.

Is there a required grace period before I can charge a late fee?

Yes. RCW 59.18.170 says a landlord may not charge a late fee for rent paid within five days of the due date, and a lease cannot shorten that. There is no statewide cap on the amount for houses and apartments, but the fee must be in the lease and reasonable.

How much notice do I give before entering the unit?

At least two days' written notice for repairs, maintenance, or inspections, and at least one day's notice to show the unit, under RCW 59.18.150. Entry must be at a reasonable time. No advance notice is needed in a genuine emergency.

How fast do I have to fix things?

After the tenant gives written notice, RCW 59.18.070 requires you to begin repairs within 24 hours for loss of hot or cold water, heat, or electricity or any imminently hazardous condition; 72 hours for a refrigerator, range and oven, or a major landlord-supplied plumbing fixture; and 10 days for everything else.

Can I end a month-to-month tenancy without a reason?

No. Under RCW 59.18.650 you need one of the listed just causes, and the notice period depends on the cause: 90 days to sell or move in, 120 days for substantial renovation. A landlord no-cause 20-day termination is unlawful for covered tenancies, though tenants may still leave with 20 days' notice.

Does my eviction notice have to state an exact date?

Yes. Since HB 1003 took effect on July 27, 2025, every termination notice served under RCW 59.12.040 must state the exact calendar date by which the tenant must pay, comply, or vacate. As of June 11, 2026, under HB 2664, the mailed copy can go by first-class mail, and whenever mail is used you add five days before filing.

Can I ban a tenant's window or portable AC?

Not as a blanket rule. Since June 11, 2026, ESSB 6200 bars landlords from prohibiting a tenant's portable cooling device and from charging any fee for it. You can still restrict a specific unit for written safety reasons such as blocked egress or electrical capacity, and the rule does not apply if the home already has a working heat pump that cools.