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.
Template information updated September 2026.
Download blank Washington lease (PDF or Word)
Free download. 6 statute citations and 3 state-specific disclosures included. Email is required for access; marketing consent is optional.
What is in this Washington template
The template is organized around the state statutes summarized below and identifies state-specific disclosures such as Mold disclosure (RCW § 59.18.060(13)) and Federal lead-paint disclosure (pre-1978). Some notices use prescribed statutory wording and should not be removed without checking the cited law.
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 uses the same document foundation as our $49 generator. The paid service fills the agreement with your property and party information, checks form completeness and applicable deposit limits, organizes your custom Additional Provisions, provides a polished preview before payment, and includes a 7-day money-back guarantee.
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Is the template really free?
Yes. An email address is required to access the download, but creating an account and joining marketing emails are not required.
Can I edit it in Microsoft Word?
Yes. Choose DOCX for an editable file that opens in Word, Google Docs, Apple Pages, or LibreOffice. Choose PDF for printing or signing as-is.
Does it cover local city rules?
It covers the statewide foundation described on this page. Cities and counties may impose additional rent-control, disclosure, licensing, or eviction requirements, so check the rules where the property is located.
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.