What do Washington landlord tenant laws say about repairs, entry and deposits?

Washington landlord tenant hours and days, with sources

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What repairs is a landlord responsible for in Washington?

Section 59.18.060 (read 29 October 2026) opens with the landlord's general duty and its first item: “The landlord will at all times during the tenancy keep the premises fit for human habitation, and shall in particular: (1) Maintain the premises to substantially comply with any applicable code, statute, ordinance, or regulation governing their maintenance or operation, which the legislative body enacting the applicable code, statute, ordinance or regulation could enforce as to the premises rented if such condition endangers or impairs the health or safety of the tenant;” (Washington RCW 59.18.060)

In particular, under 59.18.060(2) the landlord will maintain the structural components, including the roofs, floors, walls, chimneys, fireplaces and foundations, in reasonably good repair so as to be usable.

The closing paragraph of 59.18.060 reads: "No duty shall devolve upon the landlord to repair a defective condition under this section, nor shall any defense or remedy be available to the tenant under this chapter, where the defective condition complained of was caused by the conduct of such tenant, his or her family, invitee, or other person acting under his or her control, or where a tenant unreasonably fails to allow the landlord access to the property for purposes of repair."

Section 59.18.040 lists living arrangements that "are not intended to be governed by the provisions of this chapter", among them residence in a hotel, motel or other transient lodging, and occupancy by an employee of a landlord whose right to occupy is conditioned upon employment in or about the premises.

For a structural repair at a Washington rental, such as a roof, floor, wall or chimney job, a property manager can post the job on InstaBids and get written bids.

How long does a landlord have to make repairs in Washington?

Section 59.18.070(1) (read 29 October 2026) sets the shortest time for the landlord to commence remedial action after receipt of the tenant's written notice: “Not more than twenty-four hours, where the defective condition deprives the tenant of hot or cold water, heat, or electricity, or is imminently hazardous to life;” (Washington RCW 59.18.070)

Section 59.18.070(2) gives the landlord not more than seventy-two hours to commence remedial action where the defective condition deprives the tenant of the use of a refrigerator, range and oven, or a major plumbing fixture supplied by the landlord.

In all other cases 59.18.070(3) gives not more than ten days to commence remedial action, except where circumstances are beyond the landlord's control. The same section adds: "In each instance the burden shall be on the landlord to see that remedial work under this section is completed promptly."

When a tenant's written notice reports no heat, hot water or electricity, a manager can post that repair on InstaBids and compare the written bids that come in.

How much notice does a landlord have to give before entering in Washington?

Section 59.18.150(6), read 29 October 2026: “Except in the case of emergency or if it is impracticable to do so, the landlord shall give the tenant at least two days' written notice of his or her intent to enter and shall enter only at reasonable times.” (Washington RCW 59.18.150)

The emergency case is 59.18.150(5): "The landlord may enter the dwelling unit without consent of the tenant in case of emergency or abandonment."

To have a contractor chosen before giving written notice to enter a unit, a property manager can post the repair on InstaBids with photos and compare written bids.

How long does a landlord have to return a security deposit in Washington?

Section 59.18.280(1)(a) (read 29 October 2026) sets 30 days: “Within 30 days after the termination of the rental agreement and vacation of the premises or, if the tenant abandons the premises as defined in RCW 59.18.310 , within 30 days after the landlord learns of the abandonment, the landlord shall give a full and specific statement of the basis for retaining any of the deposit, and any documentation required by (b) of this subsection, together with the payment of any refund due the tenant under the terms and conditions of the rental agreement.” (Washington RCW 59.18.280)

Subsection 59.18.280(1) also reads that with that statement the landlord "shall include copies of estimates received or invoices paid to reasonably substantiate damage charges." Section 59.18.280(4) says the checklist and documentation requirements do not apply where a deposit is withheld for reasons unrelated to damage, such as for rent or other charges owing.

For move-out cleaning and damage repairs behind a Washington deposit statement, a manager can post the job on InstaBids and keep the written bids with the file.

Who pays for pest control in a rental in Washington?

Section 59.18.060(4) (read 29 October 2026) lists among the landlord's duties: “Provide a reasonable program for the control of infestation by insects, rodents, and other pests at the initiation of the tenancy and, except in the case of a single-family residence, control infestation during tenancy except where such infestation is caused by the tenant;” (Washington RCW 59.18.060)

The program at the initiation of the tenancy carries no single-family residence exception in 59.18.060(4); control of infestation during tenancy does not reach a single-family residence, or an infestation caused by the tenant.

For pest treatment at a Washington rental, at the start of a tenancy or for an infestation during one, a manager can post the job on InstaBids and get written bids.

When can a tenant end a lease over repairs in Washington?

Section 59.18.090, read 29 October 2026: “If, after receipt of written notice, and expiration of the applicable period of time, as provided in RCW 59.18.070 , the landlord fails to remedy the defective condition within a reasonable time the tenant may: (1) Terminate the rental agreement and quit the premises upon written notice to the landlord without further obligation under the rental agreement” (Washington RCW 59.18.090).

Where the landlord fails to remedy the defective condition within a reasonable time, the same section also lets the tenant bring an action in an appropriate court, or at arbitration if so agreed, or pursue other remedies available under chapter 59.18.

When a defective condition has a tenant weighing ending the lease, a property manager can post that repair on InstaBids and line up written bids from contractors.

When can a tenant withhold rent over repairs in Washington?

Section 59.18.115(2)(f) (read 29 October 2026) ties rent escrow to a local government certification: “If the local government or its designee certifies that the condition or conditions specified by the tenant exist, the tenant shall then either pay the periodic rent due to the landlord or deposit all periodic rent then called for in the rental agreement and all rent thereafter called for in the rental agreement into an escrow account maintained by a person authorized by law to set up and maintain escrow accounts, including escrow companies under chapter 18.44 RCW, financial institutions, or attorneys, or with the clerk of the court of the district or superior court where the property is located.” (Washington RCW 59.18.115)

Under 59.18.115(2)(c) the local government or its designee, after receiving the tenant's request, is to conduct the inspection and make any certification not more than five days from the date of receipt of the request.

For a repair a local government inspection flags at a Washington rental, a manager can post the job on InstaBids, add photos and get written bids on one scope.

Washington chapter 59.18 RCW rules a property manager works to

What to put in a written repair scope for a Washington rental

• The date the landlord received the tenant's written notice, and which time to commence remedial action it falls under: twenty-four hours, seventy-two hours or ten days (59.18.070(1)-(3)).
• For a structural repair: the structural component it concerns (roofs, floors, walls, chimneys, fireplaces, foundations) and the landlord's standard of reasonably good repair so as to be usable (59.18.060(2)).
• The entry window: at least two days' written notice of the intent to enter, except in the case of emergency or if it is impracticable (59.18.150(6)).
• Estimates received or invoices paid, kept with the job for the landlord's full and specific deposit statement within 30 days (59.18.280(1)(a)).
• For a unit with a deposit: the written checklist or statement of the premises' condition from the commencement of the tenancy, since no deposit may be collected by a landlord without it (59.18.260(2)).

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Calling contractors one by one, or one written scope?

Calling contractors one by one gets each one's own idea of the repair. With one written scope, you describe it once, contractors bid in writing on that scope, and you choose who gets your number.

Property managers can post a rental job on InstaBids today.

How InstaBids works

Related answers on other pages

• How fast a Washington landlord must start repairs after notice is answered on its own page. How fast must a Washington landlord start repairs after notice?
• Who pays for a repair, the landlord or the tenant, is answered on its own page. Who pays for repairs in a rental?

Sources

• Washington RCW 59.18.070, read 2026-10-29: app.leg.wa.gov
• Washington RCW 59.18.260, read 2026-10-29: app.leg.wa.gov
• Washington RCW 59.18.280, read 2026-10-29: app.leg.wa.gov
• Washington RCW 59.18.150, read 2026-10-29: app.leg.wa.gov
• Washington RCW 59.18.115, read 2026-10-29: app.leg.wa.gov
• Washington RCW 59.18.060, read 2026-10-29: app.leg.wa.gov
• Washington RCW 59.18.090, read 2026-10-29: app.leg.wa.gov