Washington Standard Residential Lease Agreement Template

Maximum Amount: Washington has no statewide statutory cap on security deposits, but local jurisdictions can impose their own limits. For example, Seattle caps total deposits and nonrefundable fees combined at 1 month’s periodic rent, with nonrefundable fees capped at 10% of 1 month’s rent (§ 7.24.035).

• Receipt Required? Yes. Yes. Landlords must hold deposits in a dedicated Washington trust account, provide a written receipt, and disclose the financial institution’s name and physical address in writing (RCW 59.18.270). A deposit cannot be collected without a written lease and a signed move-in condition checklist (RCW 59.18.260).

Pet Deposits: Landlords may collect refundable pet deposits or nonrefundable pet fees if explicitly designated as such in writing (RCW 59.18.285). In Seattle, refundable pet damage deposits are capped at a maximum of 25% of 1 month’s rent regardless of pet count and may be paid in installments (§ 7.24.035). Landlords may not charge fees or collect deposits for service animals.

Return Period: A landlord must return the security deposit (minus lawful deductions) within 30 days after lease termination and surrender of possession (RCW 59.18.280).

• Itemized List Required? Yes. Landlords withholding any deposit for physical property damage beyond normal wear and tear must provide a specific written statement with repair receipts or invoices within the 30-day window (RCW 59.18.280). Failure forfeits all withholding rights and risks statutory double damages (RCW 59.18.280).

180-Day Rent Increase Notice (Seattle specific): In Seattle, landlords are required to give at least 180 days’ written notice prior to any increase in rent or periodic housing charges (§ 7.24.030)).

Fire Safety and Protection Notice: Landlords must provide written notice outlining fire safety protocols, evacuation plans, and smoke/carbon monoxide detector rules (RCW 59.18.060(12)).

Lead-Based Paint Disclosure: For residential structures constructed before January 1, 1978, landlords must distribute the federal EPA Lead Hazard Pamphlet (PDF) and disclose any known lead-based paint hazards before lease execution (40 CFR § 745.113).

Mold Information: Landlords must provide state-approved Department of Health written information regarding indoor mold health risks and prevention (RCW 59.18.060(13)).

Nonrefundable Fees: Any nonrefundable fee charged must be explicitly designated as nonrefundable in the written lease agreement (RCW 59.18.285).

Owner and Agent Contact Information: The written lease must disclose the name and physical address of the property manager and owner/authorized agent (RCW 59.18.060(15)).

Rental Registration & Inspection Ordinance (RRIO) Disclosure (Seattle Specific): Seattle landlords must register units with the city and disclose the property registration number in the lease (§ 22.206.160).

Seattle Renter’s Handbook & Voter Registration (Seattle Specific): Seattle landlords must deliver a physical or electronic copy of the official Seattle Renter’s Handbook and voter registration materials to new tenants (Seattle Municipal Code § 7.24.080).

Security Deposit Escrow Location Notice: Landlords must provide written notice detailing the name, physical address, and location of the financial institution holding the deposit (RCW 59.18.270).