Washington Room Rental Agreement

Creating a room rental agreement in Washington helps keep you and your tenant accountable, even if you’re renting to a close friend or family member. When paired with property management software, a detailed lease can help you avoid disputes, protect your investment, and establish ground rules. 

Here’s how to create a Washington lease agreement for your room rental to ensure the process is secure, simple, and stable. 

Room Rental Laws

All landlords must comply with landlord-tenant laws in Washington, such as: 

• Advanced notice guidelines
• Anti-landlord harassment rules
• Health and safety codes 
• Mandatory disclosure requirements 

We’ll cover the state’s rental laws in this guide to using a room rental agreement in Washington. 

Different Types of Room Rental Agreements in Washington

When creating a room rental agreement, consider the following lease types: 

• Verbal agreement: Word-of-mouth contracts are common, but don’t establish clear terms in writing. 
• Fixed-term lease: These contracts offer stability by setting a specific start and end date. 
• Month-to-month lease: “Tenancy at will” agreements are flexible since they automatically renew each month. However, either party can terminate at any time. 

It’s a best practice to use a written lease agreement, even if you’re renting a room to a family member. 

Required Landlord Disclosures

Here’s an overview of the disclosures every room rental agreement in Washington must include: 

1. Lead-based paint hazards: U.S. landlords to tell tenants about lead-based paint and related hazards in properties built before 1978 (42 U.S.C. § 4852d). 
2. Landlord’s contact information: Landlords must provide tenants with their name and address (or their property manager’s) in writing (Wash. Rev. Code § 59.18.060.15).
3. Fire safety: Landlords must give tenants a written statement of all fire safety features in the home (Wash. Rev. Code § 59.18.060.12).
4. Mold hazards: Landlords must share the Department of Health’s safety information on mold risks in writing (Wash. Rev. Code § 59.18.060.13).
5. Nonrefundable fees: Washington law requires landlords to clearly state all nonrefundable fees in their rental contract (Wash. Rev. Code § 59.18.285).
6. Move-in checklist: Before collecting a security deposit, landlords must give tenants a condition report checklist describing the property’s current condition (Wash. Rev. Code § 59.18.260.2).
7. Security deposit receipt: Landlords must inform tenants the name and address of the bank storing their security deposit (Wash. Rev. Code § 59.18.270).

There are also local laws to keep in mind, such as: 

• Tacoma: Disclose the number of allowed occupants and outline any uninhabitable spaces in the lease (Tacoma, Wa. Code § 1.95.037). 
• Seattle: Give tenants a voter registration pamphlet (Seattle, Wa., Code § 7.24.080). 

Here’s a deep dive into the Washington rental laws that govern room rental agreements: 

Security Deposit Rules

Maximum security deposit: Washington law doesn’t cap security deposits. 

Security deposit receipt: Landlords must provide receipts including the name, address, and location of the financial institution holding the funds (Wash. Rev. Code § 59.18.270).

Deduction tracking: To ensure compliance, landlords must give tenants a written statement of deductions along with supporting documentation within 30 days (Wash. Rev. Code § 59.18.280).

Security deposit return: Landlords must refund the remaining security deposit along with an itemized deductions statement within 30 days (Wash. Rev. Code § 59.18.280).

Pet deposits: Landlords can charge a pet deposit if they include it within the lease. 

Rent Payment Rules

Late rent fees: Washington law permits landlords to charge a late fee, as long as they include details in their rental contract. 

Right to withhold rent: Washington law prohibits tenants from withholding rent to force repairs (Wash. Rev. Code § 59.18.060). However, tenants may use the state’s legal repair-and-deduct remedy in certain situations (Wash. Rev. Code § 59.18.100).

Grace period: State law requires landlords to wait 5 days after rent’s due date before charging a late fee (Wash. Rev. Code § 59.18.170).

Pet rent: Landlords may charge a pet rent if it is outlined in their lease, but not for service animals or Emotional Support Animals (ESAs) (42 U.S.C. § 3601 et seq.). 

Rent Payment Increase Rules

Rent payment increase frequency: Landlords can’t increase rent during the first 12 months. After the first year, landlords may increase the rent only once per year (Wash. Rev. Code § 59.18.700 et seq.).

Rent payment increase maximum: Washington law caps rent increases at 7% plus the Consumer Price Index or 10%, whichever is less (Wash. Rev. Code § 59.18.700 et seq.).

Rent control/stabilization: Local governments can’t establish their own rent control or rent stabilization policies (Wash. Rev. Code § 35.21.830). 

Washington Room Rental Agreement Breaches

Failure to pay: Landlords must give tenants a 14-Day Notice to Pay or Vacate before filing for an eviction (Wash. Rev. Code § 59.12.030). 

Lease violations: State law requires landlords to send tenants a 10-Day Notice to Comply or Vacate to give them an opportunity to cure a violation (Wash. Rev. Code § 59.12.030). 

Self-help evictions: Landlords can’t remove a tenant from their room unless a court authorizes them (Wash. Rev. Code § 59.18.290). State law prohibits landlords from intentionally shutting off utilities to force tenants out (Wash. Rev. Code § 59.18.300).

Terminating a Washington Room Rental Agreement

Month-to-month: Landlords must give 20 days’ written notice before the end of the rental period to terminate a month-to-month tenancy (Wash. Rev. Code § 59.18.200). 

Fixed-term: If a landlord ends a fixed-term lease early, they’ll typically face legal penalties. 

Room abandonment: Landlords must send a Notice of Presumed Abandonment to the former tenant and attempt to mitigate damages (Wash. Rev. Code § 59.18.310). 

Tenant’s right to terminate: Tenants can end their lease early in the following circumstances: 

• Domestic violence, stalking, or sexual assault (Wash. Rev. Code § 59.18.575)
• Military service (Wash. Rev. Code § 59.18.220)
• Their landlord breaks their lease. 

However, they must provide proper written notice when doing so.

Landlord Access Laws

Immediate access: Landlords can only enter a tenant’s room without notice to handle an emergency (Wash. Rev. Code § 59.18.150). 

Landlord harassment: Washington law prohibits landlords from harassing tenants, showing up unannounced, or making threats to enter (Wash. Rev. Code § 59.18.290). 

Advance notice: State law requires 48 hours’ written notice before a landlord can enter a rental property (Wash. Rev. Code § 59.18.150). 

Lease Agreement Renewal and Termination 

Required renewals: To extend a rental agreement, sign a new lease, or add an extension clause. 

Month-to-month considerations: If tenants remain in the room after their fixed-term lease ends and don’t sign a new Washington room rental agreement, the lease automatically becomes month-to-month (Wash. Rev. Code § 59.18.200). 

When it comes to room rental agreements, Washington has many laws that landlords must follow. Consider using landlord software, so legal guidelines are one less thing for you to think about. 

Room Rental Agreement Washington FAQs

What to include in a Washington room rental agreement?

• Disclosures
• Security deposits
• Rent 
• Responsibilities 
• House rules 

How do I legally rent out a room?

Create a room rental agreement in Washington and comply with all applicable rental laws.

How to make a Washington room rental agreement? 

Keep it simple by using our free printable PDF template.