Free Washington lease review checked against state law.
Upload your Washington apartment, house or room lease. We compare every clause with 35 Washington laws, plus local rules where your city has them, and tie each flag to the statute behind it.
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In about two minutes you’ll see how many clauses work against you, how serious each one is, and what they could cost you over 12 months. No login, and your file is deleted after the analysis.
What a Washington lease can’t include
Washington’s Residential Landlord-Tenant Act has a long list of banned lease terms, from late fees in the first five days to class-action waivers and electronic-only rent. A landlord who knowingly uses a banned term can owe up to two months’ rent. Seattle, Tacoma, Auburn and Redmond add their own fee and notice rules.
- A late fee within five days of the due dateWash. Rev. Code § 59.18.170; Wash. Rev. Code § 59.18.230
- Rent only through an online portalWash. Rev. Code § 59.18.230; Wash. Rev. Code § 59.18.063
- Class-action waivers, NDAs and landlord legal feesWash. Rev. Code § 59.18.230
- Excusing the landlord’s own negligenceWash. Rev. Code § 59.18.230
- Calling part of the deposit “non-refundable”Wash. Rev. Code § 59.18.285
- Automatic carpet-cleaning or repainting chargesWash. Rev. Code § 59.18.280
- Taking a deposit with no move-in checklistWash. Rev. Code § 59.18.260
- Requiring all move-in costs in one lump sumWash. Rev. Code § 59.18.610
- Entry without two days’ written noticeWash. Rev. Code § 59.18.150
- A rent increase on 30 days’ notice or mid-leaseWash. Rev. Code § 59.18.140
Legal in Washington, even if it feels unfair
We flag what the law prohibits, not everything that’s inconvenient. These terms are lawful in Washington, so the report won’t call them illegal:
A deposit larger than one month’s rent
Washington sets no maximum deposit. The written-lease, checklist and return rules apply to a deposit of any size.
Wash. Rev. Code § 59.18.260
A late fee of any size after day five
State law sets the five-day rule but no cap on the amount. Some cities, including Seattle and Tacoma, set their own limits.
Wash. Rev. Code § 59.18.170
A ban on subletting
Washington gives tenants no statutory right to sublet, so a no-sublet clause is enforceable. The landlord must still give written notice and 10 days to cure before treating a breach as grounds for eviction.
Wash. Rev. Code § 59.12.030
Everything we check in a Washington lease
Every rule below comes from official Washington or federal government text and was reviewed before it went live. Each citation links to that text.
Security deposits
Deposit limit
Deposit receipts and move-in condition
Return deadline
What can be deducted
Penalties for wrongful withholding
Last month’s rent
How the deposit is held
Rent, fees and charges
Move-in and other fee limits
Application and screening fees
Late fee grace period
Rent increase notice
Rent control and stabilization
Payment methods and convenience fees
Clauses the law voids
Clauses that waive tenant rights
Clauses excusing the landlord’s own negligence
Repairs, safety and living conditions
Landlord’s duty to repair
Heat and hot water
Pests and rodents
Mold
Smoke and CO detectors
Repair and deduct
Uninhabitable conditions
Rent withholding and escrow
Federal lead-paint disclosure
Entry and privacy
Notice before entry
Emergency entry
Lock changes for survivors
Eviction, lockouts and ending a lease
Retaliation
When retaliation is presumed
Lockouts and self-help eviction
Utility shutoffs
Just-cause eviction
Penalties for illegal eviction
Notice to quit
Grounds for eviction
Early termination rights
Landlord’s duty to re-rent
Military and senior early termination
Roommates and subletting
Subletting and assignment
Roommates and occupancy
Discrimination and fair housing
Vouchers and source of income
Protected classes
Families with children
Disability accommodations
Sexual orientation and gender identity
City and county rules
Pick your city in the uploader and these local rules are checked on top of state law.
Auburn
Move-in and other fee limits, Late fee limits, Rent increase notice
Redmond
Rent increase notice, Move-in and other fee limits, Late fee limits, Clauses that waive tenant rights
Seattle
Late fee limits, Rent increase notice, Move-in and other fee limits
Tacoma
Late fee limits, Rent increase notice, Move-in and other fee limits, Clauses that waive tenant rights, Rent control and stabilization
Washington renter guides
Questions about Washington lease reviews
Is the Washington lease review free?
Yes. Upload your lease with no login and in about two minutes you’ll see how many clauses work against you, how serious each one is, and one flagged clause in full. The complete report and Action Kit are a one-time $8.99.
Which Washington laws does LeasePatrol check?
35 Washington statutes and regulations covering deposits, fees, repairs, entry, eviction and discrimination, plus the federal fair housing and lead-paint rules, and local rules in Auburn, Redmond, Seattle and Tacoma. The full list is on this page, each linked to the official text.
Does it apply city rules in Washington?
Yes, for Auburn, Redmond, Seattle and Tacoma. Pick your city in the uploader and its local rules are checked on top of state law. Leases elsewhere in Washington get the full state check.
Is this legal advice?
No. LeasePatrol is a software tool that compares your lease with the law and explains what it finds. If you’re facing an eviction or a lawsuit, talk to a tenant lawyer or your local legal aid office.
LeasePatrol provides rental law information, not legal advice, and is not a law firm.