Washington Lease Agreement Template
Fill in a short form and download a signature ready lease agreement that follows Washington landlord tenant rules. Washington's landlord tenant act requires specific disclosures and caps on deposits and fees. The controlling statute, Rev. Code Wash. §§ 59.18 et seq., is cited in the PDF header. This is a software product, not legal advice.
No account. One-time payment. Signature-ready PDF in five minutes.
If any of these sound like you.
- ·You own one to five residential units in Washington and need a ready-to-sign lease without hiring an attorney for a simple tenancy.
- ·You are a first-time landlord and want a lease that already includes the state-required disclosures, deposit cap, and late fee cap.
- ·You have been reusing a generic template from a free site and are not sure if it covers the current Washington rules.
- ·You want one document for one tenancy, not a monthly subscription to a full property management platform.
Washington rules at a glance.
Washington HB 1217 (effective May 7, 2025) amends RCW 59.18.140 to require 90 days written notice for any rent increase, and creates a new RCW 59.18.700 series that prohibits any rent increase during the first twelve months of tenancy and caps annual rent increases for covered residential tenancies at the lesser of (CPI plus seven percent) or ten percent per twelve-month period. Buildings within the first twelve years of certificate of occupancy are exempt from the rent cap; the statewide program itself sunsets July 1, 2040. Seattle imposes just-cause eviction protections under SMC 22.206.160. The 2023 Residential Landlord Tenant Act amendments expanded tenant protections significantly.
- Security deposit return
- 30 days
- Pay or quit period
- 14 days
- Month to month notice
- 20 days
The template mechanics.
The residential lease wizard asks for the landlord and tenants, the property address, the rent amount and due day, the security deposit, late fee details, and whether pets, smoking, or a pre 1978 unit apply. LeaseKit then assembles a fifteen section lease with the Washington specific disclosures, the correct deposit and late fee caps, and a signature block. The PDF is signature ready and formatted for printing or digital signing.
Honest limits.
LeaseKit is a document service built by a small team of legal researchers and developers, tailored to each state’s landlord tenant rules. For a lease agreement in Washington, we assemble the clauses that belong in the document and fill in your details.
It is not a substitute for a licensed attorney on a specific dispute. Housing law changes year to year. Template content is based on publicly available rules as of early 2026. Verify the notice periods and caps against current Washington law before using the PDF for anything time sensitive.
Common questions.
Does it cover the Washington-specific disclosures?+
Yes. The lease includes the federal lead paint disclosure (for pre-1978 units), Washington-mandated disclosures, the correct deposit cap, the state-specific late fee rule, and a signature block formatted for Washington.
Free templates exist. Why pay for this?+
Free blank templates are fine if you are comfortable researching which Washington clauses are mandatory, editing legal language yourself, and formatting the result for signature. This page generates a Washington-specific document with the required disclosures, caps, and notice periods already in place, as a signature-ready PDF. Pay $29 once, download, done.
Do you store my data?+
Submissions are HMAC signed and encoded in the URL, not saved to a database. No account. After you download, nothing about the submission is retained.
What if I need to make edits later?+
The PDF is a flat file once downloaded. If you want a revised version, run the wizard again with the updated inputs and download a fresh copy.
What landlords ask about WA
- What is the security deposit cap in Washington?
- Washington does not have a statewide statutory cap on the security deposit amount. Local ordinances in specific cities may impose caps. Reference: Rev. Code Wash. §§ 59.18 et seq..
- How long does a landlord have to return a security deposit in Washington?
- Washington requires the landlord to return the security deposit (or an itemized statement of deductions) within 30 days of the tenant vacating. Reference: Rev. Code Wash. §§ 59.18 et seq.. Missing the deadline can forfeit the landlord's right to withhold any portion of the deposit and, in some states, expose the landlord to double or treble damages.
- How much notice is required for a rent increase in Washington?
- Washington requires 90 days of advance written notice for a rent increase. Reference: Rev. Code Wash. §§ 59.18 et seq..
- What is the late fee cap in Washington?
- Washington does not impose a specific statutory percentage cap on late fees. Courts generally require the fee to be reasonable and tied to the landlord's actual damages. Reference: Rev. Code Wash. §§ 59.18 et seq..
- How many days is the pay-or-quit notice in Washington?
- Washington requires a 14-day pay-or-quit notice before an unlawful detainer or eviction filing can be initiated for non-payment of rent. Reference: Rev. Code Wash. §§ 59.18 et seq..
- How much notice terminates a month-to-month tenancy in Washington?
- Washington requires 20 days of written notice to end a month-to-month tenancy. Reference: Rev. Code Wash. §§ 59.18 et seq..
- What mandatory disclosures does Washington require in a lease?
- Washington leases must include these disclosures: Federal lead-based paint disclosure (pre-1978 units); Mold disclosure (Rev. Code Wash. § 59.18.060(13)); Fire safety and protection disclosure; Move-in checklist required if deposit collected (Rev. Code Wash. § 59.18.260); HB 1217 rent cap notice (effective 2025-05-07). Missing a required disclosure can invalidate the lease's enforceability on that point and sometimes on the lease as a whole. Reference: Rev. Code Wash. §§ 59.18 et seq..
- Which Washington statute governs landlord-tenant law?
- Washington HB 1217 (effective May 7, 2025) amends RCW 59.18.140 to require 90 days written notice for any rent increase, and creates a new RCW 59.18.700 series that prohibits any rent increase during the first twelve months of tenancy and caps annual rent increases for covered residential tenancies at the lesser of (CPI plus seven percent) or ten percent per twelve-month period. Buildings within the first twelve years of certificate of occupancy are exempt from the rent cap; the statewide program itself sunsets July 1, 2040. Seattle imposes just-cause eviction protections under SMC 22.206.160. The 2023 Residential Landlord Tenant Act amendments expanded tenant protections significantly. The primary citation used across LeaseKit templates for this state is: Rev. Code Wash. §§ 59.18 et seq..