WA Residential Landlord-Tenant Act
Free Washington residential lease template.
Washington has no statewide security deposit cap but requires 48 hours (2 days) notice before entry (RCW § 59.18.150(6)). The 2019 reform extended the nonpayment eviction notice from 3 days to 14 days (RCW § 59.12.030(3)). Just-cause eviction is required statewide, and notice to terminate month-to-month is 60 days (landlord) / 20 days (tenant). Deposit return within 30 days.
Download blank Washington lease (PDF)
Free download. 6 statute citations, 3 required disclosures included.
What is in this Washington template
Every blank section maps to a controlling statute. Where Washington law requires verbatim text (e.g., ), the template includes that text exactly as the statute prescribes - do not edit it.
RCW § 59.18.270
Security deposit
No statewide cap. Held in WA depository or escrow.
RCW § 59.18.280
Deposit return
30 days from move-out with itemized list.
RCW § 59.18.150(6)
Notice to enter
48 hours (2 days) notice except in emergency.
RCW § 59.12.030(3)
Eviction notice (nonpayment)
14 days pay-or-quit (changed from 3 in 2019).
RCW § 59.18.200
Notice to terminate (m2m)
Landlord 60 days with just cause; tenant 20 days.
RCW § 59.18.060
Habitability
Statutory enumeration including mold disclosure.
Required disclosures in Washington
- ·Mold disclosure (RCW § 59.18.060(13))
- ·Federal lead-paint disclosure (pre-1978)
- ·Fire safety / smoke alarm disclosure
Quick reference for Washington landlords
| Security deposit cap | No statutory cap |
|---|---|
| Deposit return deadline | 30 days from move-out |
| Notice before entry | 48 hours (RCW § 59.18.150) |
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The Washington template above is the same legal foundation we use in our $49 generator. The paid service adds: real validation against Washington law (we will not let you write a $4000 deposit if the cap is ... wait, there is no cap, but other validations still apply), automatic late-fee math, custom "Additional Provisions" that you write reformatted into proper numbered subsections, polished preview before payment, and 7-day money-back guarantee.
Start the $49 generator →LeaseDrafts is a document generator, not a law firm, and does not provide legal advice. This template is based on the Washington landlord-tenant code as of the date shown on the document. Always review the final lease with a licensed Washington attorney before using it.