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Free template · Washington · updated 2026

Washington Residential Lease Agreement Template

A Washington-compliant lease with every disclosure the state requires built in, not bolted on — 9 state-specific clauses plus 11 universal ones. Fill it in, e-sign it, and it lives with the tenant record.

Generate my Washington lease — free →See what's inside ↓
Free forever · e-signature included · reviewed against Revised Code of Washington, Chapter 59.18 (Residential Landlord-Tenant Act)
No limitSecurity deposit capRCW 59.18.260, 59.18.280
30 daysDeposit returnafter move-out
Set by leaseLate fee ruleSet by the lease
14 daysNotice for non-paymentRCW 59.12.030, 59.18.650

What a Washington lease must include

Washington capped annual rent increases statewide in 2025 at 7% plus inflation or 10%, whichever is lower, and bars any increase during the first 12 months of a tenancy (RCW 59.18.700). Landlords must give 90 days’ written notice of an increase and return depo...

These are the clauses and disclosures our Washington template carries. Each cites the statute it comes from; the ones marked checkbox are filled from your property's answers.

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Mold disclosurePursuant to RCW 59.18.060(13), Landlord acknowledges providing Tenant with the Washington Department of Health Mold Info...RCW 59.18.060(13) — Mold Information Pamphle...checkbox
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Security deposit return termsWithin thirty (30) days after Tenant vacates the Premises, Landlord shall provide Tenant with a written statement specif...RCW 59.18.280
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Repair & habitability noticeUnder RCW 59.18.060, Landlord is required to keep the Premises fit for human habitation, including maintaining the struc...RCW 59.18.060 (Landlord duties); RCW 59.18.1...
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Smoking policySmoking of tobacco products, electronic cigarettes, marijuana, or any other substance is: Prohibited in the Premises and...Local ordinances; RCW 70.160 (Smoking in Pub...checkbox
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Move in checklistMOVE-IN CHECKLIST (Required Before Deposit): Pursuant to RCW 59.18.260, no security deposit may be collected from Tenant...RCW 59.18.260 — required before deposit may...
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Shared utility disclosureSHARED UTILITY DISCLOSURE: If any utility service to the Premises is shared with other dwelling units or with common are...RCW 59.18.063
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Voter registration noticeVOTER REGISTRATION NOTICE: Tenant has the right to register to vote in Washington State at Tenant's new address. Landlor...RCW 29A.08.310 (motor-voter / move-in voter...
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Rent increase noticeRENT INCREASE LIMITS (HB 1217): Pursuant to HB 1217, rent increases for non-exempt residential tenancies in Washington S...HB 1217 (2024) — statewide rent increase cap
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Just cause terminationJUST-CAUSE TERMINATION (RCW 59.18.650): Landlord may not terminate this tenancy or refuse to renew without one of the ju...RCW 59.18.650 (just-cause termination)
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Universal clauses (11)Lead-based paint (pre-1978), pets, utilities, entry, subletting, holdover, notices, signatures — the parts every state shares.

How it works

1 · Answer eight questionsProperty, unit, tenant, rent, deposit, term, pets, utilities. The Washington checkboxes come from your property record.
2 · Review the leaseEvery Washington clause is in place with its statute. Edit any paragraph; required disclosures can't be removed by accident.
3 · E-sign & collect rentTenant signs on their phone. The signed PDF, autopay and the move-in checklist attach to the tenant automatically.

Washington lease FAQ

Does Washington cap security deposits?

Washington sets no statutory maximum on the deposit, and it must be returned within 30 days (RCW 59.18.260, 59.18.280). The template states both in the deposit clause.

What late fee can a Washington landlord charge?

Set by the lease See RCW 59.18.140, 59.18.170, 59.18.700. The template carries the rule and the grace period you set.

Is a lead-paint disclosure required?

For any building built before 1978, yes — it is federal (42 U.S.C. § 4852d). The template includes the EPA pamphlet acknowledgment automatically.

Is this lease legally binding once e-signed?

Yes. Electronic signatures are valid under the federal E-SIGN Act and Washington's UETA; the signed PDF, audit trail and timestamps are stored with the tenant record.

Can I edit the template?

Every paragraph is editable before signing. Clauses Washington requires are marked and cannot be removed by accident.

Other Washington landlord documents

Rental applicationWith screening consent Washington eviction notice14 days for non-payment Washington rent increase noticeMonth-to-month and renewal Deposit return letterItemized, on time

Washington landlord-tenant laws · Deposit limits by state · All 50 state templates

Generate your Washington lease in about ten minutes

Free, e-signature included, every Washington disclosure already in it.

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The clause list mirrors the Washington disclosure set in the My Rental Spot lease builder and is reviewed against Revised Code of Washington, Chapter 59.18 (Residential Landlord-Tenant Act). General information for landlords, not legal advice; local ordinances can add requirements.

All free landlord forms and templates

Browse every template Eviction Notice Create a clear eviction notice using a free landlord form. Lease Agreement Start with a free residential lease agreement template. Maintenance Request Document repair requests with a simple maintenance form. Move In Checklist Record property condition at the start of a tenancy. Rent Increase Notice Notify a tenant of a rent change in writing. Tenant Reference Request consistent rental-history information from references.