Security Deposits
Maximum deposit
No statutory limit (some cities cap at 1 month)
Caps can differ by city or housing type. Always confirm with official sources.
Return deadline
21 days
After move-out. Many states require an itemised statement if deductions are taken.
Penalty for wrongful withholding
2x wrongfully withheld amount
Penalties vary by court and facts. Keep photos, receipts, and written communication.
Small claims limit
$10,000
Most deposit disputes can be handled in small claims depending on the amount.
What can be deducted?
Unpaid rent · Damage beyond normal wear and tear · Excessive cleaning (beyond move-in condition) · Missing items.
What cannot be deducted? Normal wear and tear (faded paint, worn carpet paths, minor scuffs) · Pre-existing damage documented at move-in · Routine turnover costs.
Pro tip: Do a detailed move-in checklist and take timestamped photos/videos. Repeat at move-out.
Evidence wins deposit disputes.
Landlord Entry Notice
Standard entry
2 days
Repairs, inspections, showings. Written notice is best practice even if not required.
Emergency entry
No notice
Fire, gas leak, major flooding, structural risk. Genuine emergencies only.
Reasonable time
Daytime
Even with notice, entry usually must be at a reasonable time and not harassing.
Repeated violations
Harassment
Repeated improper entries can qualify as harassment. Document each incident.
You can refuse entry without proper notice. If your landlord shows up without proper notice, you
can say: "Please schedule this visit in writing with the required advance notice."
Safety first: If you feel unsafe, do not confront alone. Call a local tenant hotline or legal aid
(see Free Help) for next steps.
Rent Increases
Max increase: 7% + CPI, max 10% (RCW 59.18.700, May 2025)
Newest statewide rent control in the US — effective May 7, 2025. First year of tenancy protected (no increase allowed). 90 days' notice required for any rent increase. Seattle has additional local protections.
Always check local rules: Cities and counties may have stricter caps or extra notice requirements.
Notice required
90 days (any increase)
Notice rules often depend on lease type and % increase.
Best practice
Get it in writing
Keep the notice letter/email and note the effective date.
Eviction Rights
Just Cause protections exist. Just-cause eviction required after 20 days of tenancy. 90 days' notice for no-fault terminations. Seattle has additional just-cause protections.
Non-payment notice
14 days
This is the notice period before a landlord can typically file for eviction.
Critical warning
Do not ignore court papers
If you receive a summons/complaint, respond immediately and seek help.
Always respond to court papers. Missing deadlines can lead to a default judgment. Call 211 or your
state legal aid the same day.
Required Landlord Disclosures
Common disclosures landlords must provide before or at lease signing. Requirements can vary by state and city.
Lead paint (pre-1978) Smoke/CO detectors Mold / moisture Bed bug history Flooding history Sex offender registry notice Death on premises (varies)
Tip: If a disclosure seems missing, ask for it in writing and keep the response in your records.
Repair Rights
Your landlord must maintain
- Weathertight roof, walls, floors, windows, and doors
- Working heating system (habitability)
- Hot and cold running water and functional plumbing
- Safe electrical system with adequate lighting
- Working appliances if provided by the landlord
- Freedom from pest infestations not caused by the tenant
- Functioning smoke and carbon monoxide detectors (where required)
- Mold — landlord must address water intrusion and resulting mold
Always report repairs in writing. Email/text with photos, dates, and a clear request. Keep the
thread. If conditions are dangerous, call 211 or local code enforcement for guidance.