State law guide · Checked November 14, 2026

Washington landlord rules: late fees, deposits and rent increases

Washington sets no dollar limit on late fees or deposits, but it does set a grace period, a return deadline and a statewide cap on rent increases. Here is what chapter 59.18 of the Revised Code of Washington says, with the section for each rule.

Late fees in Washington

Limit

The statute sets no limit. Washington has no dollar or percent cap on late fees in chapter 59.18. RCW 59.18.170

Grace period

Five days. A landlord may not charge a late fee for rent paid within five days after its due date. If rent is more than five days past due, late fees can run from the day after the due date until paid. RCW 59.18.170(2)

Other conditions

A tenant paid by a monthly government benefit can ask to move the due date. A tenant whose main income is a monthly government benefit that arrives after the rent due date can ask in writing to move the due date up to five days later. RCW 59.18.170(3)

Security deposits in Washington

Maximum deposit

The statute sets no limit. RCW 59.18.260 to 59.18.280

Return deadline

30 days after the tenancy ends and the tenant leaves. If the tenant abandons the unit, the 30 days run from when the landlord learns of it. The deadline is met if the statement and refund are delivered or mailed with postage prepaid within the 30 days. RCW 59.18.280(1)(a)

Itemized deductions

Required, in writing, within the same 30 days. The statement must be full and specific, with copies of estimates or invoices that support damage charges. Nothing can be withheld for wear from ordinary use. RCW 59.18.280(1)

Interest

The statute doesn't require it. Unless otherwise agreed in writing, the landlord is entitled to the interest the trust account earns. RCW 59.18.270

How it's held

In a trust account at a financial institution or licensed escrow agent located in Washington. The landlord must give the tenant a written receipt and written notice of the name, address and location of the depository. RCW 59.18.270

Penalty

The landlord owes the full deposit and can't raise any claim to keep it. A court may award up to two times the deposit for an intentional refusal. The prevailing party also recovers costs and reasonable attorneys' fees. RCW 59.18.280(2)

Rent increases in Washington

Notice to raise rent

At least 90 days' written notice. An increase can't take effect before the end of the rental term. A subsidized tenancy where rent is based on income needs 30 days' notice. The notice must also follow RCW 59.18.700 and 59.18.720. RCW 59.18.140(3)(a)

Statewide cap

Not in the opening 12 months, then no more than 7% plus CPI or 10%, whichever is less. The cap applies in any 12-month period, to month-to-month and fixed-term tenancies. CPI is the June 12-month change for the Seattle area, and the Department of Commerce publishes the maximum each year. Some tenancies are exempt under RCW 59.18.710, and the notice must state the facts behind any exemption. RCW 59.18.700(1)

City rent control

Not allowed. No city, town or county may regulate the amount of rent for residential rentals. The exceptions are properties in public ownership or management, and low-income housing built under public-private agreements. Floating home moorage sites are not covered by the preemption. RCW 35.21.830; RCW 36.01.130

This page covers Washington state law for ordinary residential rentals. Cities and counties can add their own rules, and subsidized housing and mobile home lots follow different ones.

Questions landlords ask

Free templates you can use in Washington

These are plain templates that aren’t tied to one state. Fill in the numbers your statute and lease call for.

• Rent increase letter kit: increase notice, renewal offer, pricing worksheet and delivery log.
• Late rent notice kit: friendly reminder, past-due notice, payment plan and delivery log.
• Security deposit return kit: itemized return letter, wear-and-tear guide and move-out checklist.
• Move-in kit: inspection checklist and deposit receipt, signed by the tenant.
• Rent ledger: running tenant balances and printable statements.

This guide is general information, not legal advice. It summarizes state statutes as read on November 14, 2026; laws change and courts interpret them. Check the current statute (Revised Code of Washington, chapter 59.18) or talk to a local attorney before you act.