Owning rental property in Washington State can be a smart investment, but it also comes with responsibilities. If you’re a landlord, it’s important to understand the rules and laws that apply to you. Landlord law can sometimes seem confusing, but knowing the basics can help you avoid legal trouble and protect your rights.
In this post, we’ll break down some of the most important landlord laws in Washington State. We’ll also highlight how working with an experienced Okanogan landlord law firm can help you manage your property confidently and stay compliant with state and local regulations.
What Is Landlord Law?
Landlord law is a set of rules that tells landlords what they can and cannot do. It also protects the rights of tenants—people who rent homes or apartments. These laws make sure that both sides are treated fairly and that problems are handled properly.
In Washington, the Residential Landlord-Tenant Act (RLTA), Chapter 59.18 of the Revised Code of Washington covers most rental situations. It includes rules about leases, rent, repairs, evictions, and more.
Lease Agreements: Start Off Right
When a landlord and tenant agree on renting a property, they usually sign a lease. This legal document outlines how much rent is due, when it’s due, the length of the lease, and other important terms.
Getting legal help to write or review your lease can help avoid mistakes. Many property owners in the region work with an Okanogan landlord law firm to ensure their lease agreements meet legal standards and clearly protect their interests.
Understanding Security Deposits
Security deposits are a normal part of renting, but they come with specific rules in Washington. As a landlord, you must:
- Provide a written lease and checklist when collecting a deposit – you must do this to retain any portion of the deposit for damages.
- Keep the deposit in a trust account
- Return the deposit—or a written explanation—within 21 days after the tenant moves out
If you don’t follow these rules exactly, you could be required to return the full deposit, even if the tenant damaged the unit. There are specific requirements that may apply depending on your situation, including providing specific bills, estimates, or receipts for damage in this time frame. You should consult RCW 59.18.260-280, or an Okanogan landlord law firm for more information about your rental property.
Maintenance and Repairs
Washington law requires landlords to maintain safe and livable housing. This includes basic services like heating, water, electricity, and plumbing.
Tenants must send written repair requests, and landlords typically have between 24 and 72 hours to fix serious problems. See RCW 59.18.070. If a landlord fails to respond, tenants may have the right to pay for the repair themselves and subtract the cost from the rent. See RCW 59.18.090-100 about a tenant’s potential remedies, including repair-and-deduct.
Keeping up with maintenance protects your tenants—and your property. It’s smart to document all repair requests and responses, just in case there’s a legal issue later on.
Rent Increases and Property Access
A new Washington law effective in May of 2025 caps annual rent increases for existing tenants to 7% plus inflation, or 10%, whichever is lower. For manufactured and mobile homes, this cap is 5%. The new law also prohibits rent increases during the first year of a tenancy and raises the notification window from 60 days to 90 days.
The full text of House Bill 1217 can be found here: https://lawfilesext.leg.wa.gov/biennium/2025-26/Pdf/Bills/Session%20Laws/House/1217.SL.pdf?q=20250625170046
How Evictions Work in Washington
Evictions are serious legal actions that require landlords to follow a specific process. You can’t evict a tenant just because you’re unhappy with them. Among the more usual of the valid reasons articulated in RCW 59.18.650 are things like:
- Non-payment of rent
- Lease violations
- Property damage
- Criminal activity on the property
The process begins with written notice. If the tenant doesn’t fix the problem or leave, you may need to file a case in court. If you don’t follow the legal steps exactly, the eviction could be denied.
Working with a qualified attorney—like those at an Okanogan landlord law firm—can help you handle evictions properly and avoid common legal mistakes.
Local Laws Matter Too
Some cities, such as Seattle or Spokane, have extra rules for landlords. These can include limits on late fees, requirements for tenant relocation assistance, or stricter eviction protections.
Even if your rental property is in a smaller town or rural area, staying informed about local ordinances is important – even rural counties often have short-term rental regulations or licensing requirements.
Final Thoughts
Being a landlord in Washington is about more than just collecting rent. You must follow laws about leases, repairs, deposits, and evictions. Breaking the rules—even by accident—can lead to legal trouble.
That’s why many property owners rely on legal guidance to help manage their rentals. Partnering with a knowledgeable Okanogan landlord law firm ensures you stay compliant, avoid risks, and protect your investment.
By understanding your responsibilities and getting support when needed, you can run your rental business smoothly and successfully.