What a Landlord Cannot Do in Washington State: Key Rules

If you’ve ever rented a place and wondered, “Can my landlord really do that?” you’re not alone. In Washington State, not everything a landlord does is above board, and knowing where the line is can save you serious stress.

Whether it’s sudden rent increases, ignoring repair requests, or mishandling security deposits, the Residential Landlord-Tenant Act (RCW 59.18) lays out clear rules. It exists to make sure tenants are protected, landlords understand their responsibilities, and every rental unit stays safe and fair to live in.

But here’s what most renters miss local laws, hidden rights, and specific limits that could completely change how you handle problems in your rental property.

Stay with us as we’re about to unpack the key aspects of what landlords are legally prohibited from doing in Washington State.

Washington State Landlord-Tenant Law

In Washington State, the Residential Landlord-Tenant Act (RCW 59.18) is the foundation of all residential rental relationships. It clearly defines the rights and responsibilities of both parties in a rental agreement, helping avoid confusion during the rental process.

As a landlord, you’re legally required to keep the rental property in good repair. That includes fixing faulty plumbing, heating systems, and addressing issues like indoor mold or health hazards. The unit must be safe and suitable for human habitation at all times.

Ignoring these duties isn’t just poor management, it could violate state laws.

Tenants have their own obligations, too. You’re expected to pay rent on time, take care of the rental unit through ordinary use, and follow the terms outlined in your written agreement. If a tenant causes property damage or skips rent payments, landlords can take steps to resolve the issue legally.

But Washington law doesn’t operate in isolation. Federal laws like the Fair Housing Act protect tenants from housing discrimination based on familial status, national origin, or sexual orientation. At the same time, cities like Seattle or Spokane may have additional local landlord-tenant laws that go further in regulating rental units and tenant protections.

Both parties are required to follow notice requirements. That means a landlord must give proper notice before entering a unit, raising the month’s rent, or ending a tenancy.

Tenants also need to provide written notice if they plan to move out or report issues that require attention. Failing to meet these obligations can lead to legal disputes or delays in resolving the matter.

If a landlord fails to uphold their end of the agreement like ignoring requesting repairs or withholding an itemized list for security deposits, tenants may have the legal right to seek legal advice or pursue legal assistance. On the flip side, a tenant with unpaid rent or who refuses to cooperate during the eviction process may face action through a court order.

Staying informed ensures both sides know their rights and responsibilities, creating a more balanced and lawful rental experience. Let’s go into detail about what a landlord is not allowed to do.

1. A Landlord Cannot Evict an Active Duty Service Member

Military life doesn’t come with a pause button, and neither should your housing stability. If you’re on active duty in Washington State, your right to remain in a rental unit is protected under federal law, no matter where duty sends you.

The Servicemembers Civil Relief Act (SCRA) blocks landlords from evicting service members or their dependents without a court order for non-payment of rent. This law kicks in when your ability to pay rent is directly impacted by military service.

It doesn’t just delay eviction, it gives the court power to halt the process for up to 90 days.

That breathing room isn’t optional. It’s your legal right, and ignoring it can cost a landlord dearly. Evicting a servicemember without following SCRA procedures could lead to fines, lawsuits, and even criminal charges.

If landlords and tenants are ever unsure about the limits of their agreement, especially during deployment or relocation, it’s best to seek legal advice early. Following the law protects both parties and keeps the rental process fair.

2. Discrimination Against Tenants Is Strictly Prohibited

Finding a place to live shouldn’t depend on who you are, how your family looks, or where your paycheck comes from but for some renters, it still does. That’s why Washington State landlord tenant law draws a hard line when it comes to discrimination.

Under federal law, including the Fair Housing Act, landlords cannot deny a rental unit or treat a prospective tenant unfairly because of race, color, national origin, religion, sex, familial status, disability, or sexual orientation. State laws expand that protection further by including gender identity, military status, veteran status, and even marital status.

But it doesn’t stop there. In cities like Seattle, Bellevue, and Redmond and across King County, landlords are also prohibited from discriminating based on how a tenant pays rent. That means you can’t be refused just because your income comes from Section 8 vouchers, Social Security, or veterans’ benefits.

Housing should be based on your ability to follow the rental agreement, not where your check comes from.

Discrimination can show up in many forms. It’s not just about saying “no.” It’s also illegal to advertise rental listings with biased language, offer different terms for different people, delay the rental process, or make tenants feel unwelcome through harassment or intimidation.

Even subtle bias like applying stricter rules to certain tenants can violate local laws and trigger serious consequences.

In a state that’s not considered a landlord friendly state, the law expects landlords to operate a reasonable program rooted in fairness and compliance. Violating these rules doesn’t just risk legal trouble; it undermines trust in the entire rental housing system.

If you believe you’ve been treated unfairly during a lease negotiation or while living in a rental, document everything and seek legal advice. Both landlords and tenants benefit from a system that treats everyone with equal respect.

3. Eviction Must Follow Legal Procedures – Self-Help Evictions Are Illegal

In Washington State, removing a tenant from a rental property isn’t as simple as handing over a notice or turning off the power. The law requires landlords to go through a formal, court-approved eviction process, and skipping steps can lead to serious legal consequences.

It begins with a written notice. If a tenant has unpaid rent, the landlord must provide a 14-day notice. For lease violations, the law typically requires a 10-day notice. These notices must clearly explain the reason and give the tenant a chance to fix the issue or prepare for legal proceedings.

If the matter isn’t resolved within the notice period, the next step is filing an unlawful detainer case in court. A hearing is scheduled where both parties can present their side. The landlord can proceed with enforcement only after the court issues an order, and it must be carried out by a sheriff, not by the landlord personally.

What the law strictly prohibits is any form of self-help eviction. That includes changing the locks, removing the tenant’s property, shutting off heat or electricity, or interfering with shared or common areas to pressure the tenant into leaving.

Even if the tenant has broken the lease agreement, these actions are not allowed under landlord-tenant law.

A landlord who ignores these steps may be held liable for damages, especially if the eviction attempt violates local laws or the tenant’s right to human habitation. Courts in Washington treat illegal evictions seriously and may award compensation if a landlord’s actions cause harm or loss.

If you’re ever in doubt about how to handle an eviction legally, or if you’re a tenant facing sudden lockouts or disruptions, it’s essential to seek legal advice. Following the right procedure protects both parties and keeps the rental process fair and enforceable.

4. Tenant Privacy Cannot Be Violated Without Proper Notice

Tenants have the right to feel secure in their homes even when they don’t own them. In Washington State, that sense of privacy isn’t just expected, it’s protected by law. Landlords and tenants must both respect clear boundaries when it comes to entering a rental unit.

Under state law, a landlord must provide written notice at least 48 hours before entering a unit for inspections, maintenance, or repairs. If the purpose is to show the unit to a prospective tenant or buyer, 24 hours is the minimum.

The notice must include the planned date, time frame, and landlord contact information, so tenants aren’t caught off guard.

Entry must take place at reasonable hours, typically during the day and cannot be used as an excuse to intimidate or harass. Even repeated, unannounced visits that seem minor can add up to a violation of the tenant’s legal right to privacy.

If this boundary is crossed, tenants can take action.

For every incident that occurs after the first violation, Washington law allows renters to claim up to $100 in damages. On the other hand, if a tenant repeatedly and unreasonably denies lawful access for necessary repairs or inspections, the landlord may also pursue compensation.

Respecting privacy is a key part of maintaining a rental that feels like home. If access disputes or violations occur, it’s best to resolve them early or seek legal advice when necessary.

5. Retaliatory Actions Against Tenants Are Not Permitted

Standing up for your rights as a tenant should never come with consequences. Yet in some cases, tenants who report housing discrimination, requesting repairs, or point out health hazards find themselves suddenly facing a rent increase or even an eviction notice.

Washington State law treats this as more than just bad behavior, it treats it as retaliation, and it’s not allowed.

When a tenant reports a building code violation, joins a tenant union, or exercises any other right under landlord-tenant law, the landlord cannot respond by terminating the lease, raising the month’s rent, cutting off services, or changing the terms of the rental agreement.

If any of those actions take place within 90 days of a protected activity, the law assumes retaliation unless the landlord can prove otherwise.

This doesn’t mean landlords lose all rights to manage their property. But they must handle any changes, especially those involving tenancy, rent payments, or possession of a tenant’s property within the strict boundaries set by state laws.

For instance, removing items from a unit is only legal under specific abandonment conditions. Doing so without following the rules could lead to legal claims or a formal complaint.

Protecting tenants from retaliatory action preserves fairness in the rental process and gives renters the confidence to report issues without fear of losing their homes. If you suspect retaliation, it’s important to document everything and seek legal advice before the situation worsens.

Retaliation undermines the trust that makes a rental relationship work. The law in Washington State puts strong safeguards in place to ensure tenants can speak up and still stay in their homes.

6. Security Deposits Must Not Be Withheld or Mishandled

Tenants often leave a security deposit behind with the hope of getting it back once the rental agreement ends. But too many discover surprise deductions or worse, no refund at all. That’s exactly why Washington State has clear rules about how landlords must handle deposits.

There’s no statewide cap on how much a landlord can collect upfront, but cities like Seattle do set limits; there, deposits can’t exceed the cost of one month’s rent. Regardless of the amount, the law requires landlords to return the deposit within 30 days of move-out, along with an itemized list explaining any deductions made.

Legally, deductions can only cover a few things: unpaid rent, damage that goes beyond normal wear, or breaches of the lease agreement. Charges for things like ordinary use, faded paint, or minor carpet wear are not allowed.

When a landlord fails to follow these rules, the consequences can be costly. Tenants may be entitled to up to twice the original deposit amount, plus legal costs. This is especially true when no notice or breakdown is provided within the legal timeframe.

To avoid these disputes, landlords must keep thorough records and follow a reasonable inspection program. Tenants should document the condition of the rental unit both at move-in and move-out.

Whether you’re moving out or preparing to return a deposit, knowing your rights under local landlord-tenant laws can prevent unnecessary stress and help you decide when it’s time to seek legal advice.

7. Shutting Off Essential Utilities to Force a Move-Out Is Illegal

Losing power or water unexpectedly can disrupt daily life but when it’s done on purpose by a landlord, it crosses a legal line. In Washington State, cutting off essential services to pressure a tenant into leaving is strictly against the law.

Turning off electricity, water, or heating systems in the middle of a lease is considered a form of self-help eviction, which is explicitly prohibited under landlord-tenant law. These utilities are necessary for human habitation, and their interruption, especially without a valid reason or proper notice, puts tenants at risk.

Even if a tenant has unpaid rent or is behind on rent payments, a landlord cannot resort to these tactics. The correct response is to follow the eviction process through the courts, not to bypass it by creating unsafe living conditions.

Tenants facing this kind of illegal action have the legal right to take the issue to court. A judge can order the immediate restoration of services and may award damages, especially if the rental property was left uninhabitable or caused personal loss.

Protecting basic services is part of the state’s broader effort to maintain safe and lawful housing. If essential services are shut off in your rental unit, document everything and seek legal advice immediately to preserve your rights and restore your access.

8. Landlords Must Maintain Safe and Habitable Living Conditions

No one signs a lease agreement expecting to deal with faulty plumbing, broken locks, or signs of mold growth but when issues like these go unresolved, a rental unit can quickly become unsafe. That’s why Washington State law places a clear duty on landlords to keep all rental properties in a condition fit for human habitation.

A landlord’s duty includes maintaining essential systems like heating, electricity, and running water. Structural safety, working smoke detectors, pest control, and proper locks on doors and windows are not optional, they’re legal requirements under local landlord tenant laws and state laws alike.

When a problem arises, tenants have the right to report it. A written request for repairs starts the clock. If the landlord fails to act within a reasonable time, tenants may be allowed to withhold rent, use a repair-and-deduct method, or even pursue lease termination depending on the severity of the issue.

Delaying repairs not only breaks trust, but it also creates health hazards and exposes the landlord to potential legal action. Tenants also have the right to report violations to local housing authorities if a rental property falls below safety standards.

Everyone benefits when a home is safe, clean, and properly maintained. It’s not just about avoiding conflict; it’s about making sure the rental process supports long-term stability.

9. Lease Agreements Cannot Include Unfair or Illegal Clauses

Not everything written in a lease agreement is legally valid, just because it’s in the contract doesn’t mean it can be enforced. In Washington State, certain terms are off-limits, no matter what the landlord or rental agreement says.

A lease cannot ask a tenant to give up rights protected by landlord tenant law. This includes waiving the right to proper notice, giving up access to legal action, or agreeing to cover the cost of all repairs, even those tied to structural damage or normal wear.

Any clause that violates state laws, federal protections like the Fair Housing Act, or local laws is considered void from the start.

What many tenants don’t realize is that including these clauses isn’t just bad practice; it can carry legal consequences for landlords. If a landlord fails to remove or revise these terms, they may face penalties or be ordered to pay damages.

Before signing any rental agreement, it’s worth reviewing the terms closely. If a condition seems off, especially something related to rental payments, notice requirements, or repair responsibilities, it’s a good idea to seek legal advice.

Leases are meant to outline mutual rights and responsibilities, not to tip the scale unfairly in one direction.

10. Required Disclosures Must Be Provided to Tenants in Full

When you sign a rental agreement, you’re not just agreeing to pay rent; you’re also entitled to key details about the rental property and your rights as a tenant.

In Washington State, landlords are legally required to hand over specific information in writing, and skipping this step can lead to more than just confusion, as it can lead to legal consequences.

The list of required disclosures includes the name and address of the person authorized to receive legal documents, full details on fire safety and smoke detectors, and any rules about the handling of security deposits.

For older properties, those built before 1978, federal law also demands a lead-based paint disclosure, as exposure may pose serious health hazards.

Tenants need this protection information not just for emergencies, but to know where to send written notice, how to request repairs, and what to expect during the rental process. If a landlord fails to provide these disclosures, they risk losing certain legal rights or facing fines under state laws.

Providing these materials on time and in full keeps both parties accountable. It strengthens the lease, supports transparency, and helps avoid costly misunderstandings.

When any part of this step is skipped, it’s smart to seek legal advice and make sure your rights and responsibilities are fully upheld.

Conclusion

Renting doesn’t have to be complicated when the rules are clear and followed; it creates a better experience for everyone. In Washington State, knowing the limits of landlord authority and the protections available to tenants is key to avoiding costly mistakes and unnecessary disputes.

From respecting notice requirements to keeping homes safe and habitable, every step in the rental process matters. The law isn’t just a set of guidelines, it’s a framework for fairness.

And if you’re in rental housing and need to verify military status for compliance with the Servicemembers Civil Relief Act (SCRA), accuracy matters.

SCRACVS helps you confirm active duty status quickly and securely so you can make informed decisions and stay compliant from the start.

FAQs

Can a landlord evict a tenant without going to court?

No, in Washington State, a landlord cannot evict a tenant without a court order. The law prohibits self-help evictions, meaning landlords cannot change locks, shut off utilities, or remove the tenant’s property to force a move-out. The formal eviction process requires a written notice, court filing, and a sheriff-enforced removal, if approved. Skipping these legal steps can result in penalties for the landlord. Tenants have a legal right to remain in the rental unit until the process is complete.

What should I do if my landlord is retaliating against me for filing a complaint?

If your landlord raises your rent, threatens eviction, or cuts services within 90 days of you requesting repairs or reporting a code violation, it may be retaliation. Under Washington State landlord-tenant law, such actions are presumed illegal. Retaliation for exercising your legal rights, like joining a tenant union or reporting health hazards, can lead to serious consequences for the landlord. Document all communications and seek legal advice to protect your legal rights and take appropriate action, if needed.

How quickly must a landlord make repairs in Washington State?

Landlords are required to address necessary repairs within a reasonable timeframe once notified in writing. If the issue affects human habitation like faulty plumbing, lack of heat, or mold growth, they must act promptly. Tenants can use a repair-and-deduct method, withhold rent, or even pursue lease termination if repairs are not made. The rental unit must always remain in good repair to meet habitability standards set by state laws and local landlord tenant laws.

Can my landlord keep my security deposit for normal wear and tear?

No. A landlord can only deduct from your security deposit for unpaid rent, excessive damage, or breaches of the lease agreement. Every day use, or normal wear, such as faded paint or worn carpet, is not a valid reason for withholding funds. Washington law requires an itemized list of any deductions and return of the remaining deposit within 30 days. If a landlord fails to comply, they may owe the tenant up to twice the amount withheld, plus fees.

Can a landlord include illegal terms in my lease agreement?

No, Such terms are unenforceable. A lease agreement cannot include clauses that violate state laws, federal protections, or local laws. That includes waiving your notice requirements, blocking access to the courts, or making you pay for all repairs regardless of cause. If a landlord inserts illegal terms, it not only voids those clauses but may also lead to legal consequences. Always review your rental agreement carefully and seek legal advice if something seems off.