Residential Landlord Tenant

Washington Residential Landlord-Tenant Act (RCW 59.18) ## Overview Washington's Residential Landlord-Tenant Act (RLTA), codified at RCW 59.18, governs the rights and duties of residential landlords and tenants. Every Washington real estate broker needs to understand these provisions for property management work and for advising clients who rent out residential properties. ## Landlord's Duties Under RCW 59.18, the landlord must: - Maintain the unit in habitable condition (implied warranty of habitability) - Keep structural components in reasonably good repair - Maintain heating, plumbing, and electrical systems - Provide adequate weatherproofing - Comply with applicable building and housing codes ## Tenant's Duties Tenants must: - Pay rent on time - Keep the unit reasonably clean and sanitary - Dispose of garbage properly - Not damage the property beyond normal wear and tear - Comply with reasonable landlord rules ## Security Deposits Washington law closely regulates security deposits: - No statutory maximum — Washington does not cap security deposit amounts (though local ordinances in some cities do, e.g., Seattle's 1-month cap for units below fair market rent) - Written deposit agreement required: Landlord must provide a written checklist describing the condition of the unit at move-in - Separate bank account: Security deposits must be kept in a trust account - 21-day return rule: Landlord must return the deposit AND a written itemization of any deductions within 21 days of the tenant vacating - If the landlord fails to provide an itemization within 21 days, the tenant may be entitled to the full deposit back, regardless of damages ## Notice Requirements for Termination | Situation | Required Notice | |---|---| | Month-to-month: landlord ends tenancy without cause | 20 days (WA state) —…