Washington landlord repair laws
What your landlord is required to fix, how long they have once you put it in writing, and what Washingtonlaw lets you do if they don't.
The deadline
10 days after written notice
RCW 59.18.070 requires you to commence remedial action as soon as possible after receiving this notice, and no later than 24 hours where the condition deprives me of hot or cold water, heat or electricity or is imminently hazardous to life; 72 hours where it deprives me of a refrigerator, range and oven, or a major plumbing fixture supplied by the landlord; and 10 days in all other cases.
RCW 59.18.060 · RCW 59.18.070
What your landlord must maintain
Under RCW 59.18.060, a landlord must keep the premises fit for human habitation, maintain structural components, and keep electrical, plumbing, heating and other facilities in reasonably good working order.
Conditions the statute covers
- ✓No working heat1-day clock
- ✓No running water1-day clock
- ✓No hot water1-day clock
- ✓Electrical system not working or unsafe1-day clock
- ✓Plumbing not in working order3-day clock
- ✓Sewage backup or unsanitary conditions
- ✓Air conditioning not working (where supplied)
- ✓Supplied appliances not working — stove, refrigerator3-day clock
- ✓Unsafe floors, stairs, railings, ceiling, or roof
- ✓Roof, window, or plumbing leak causing damage
- ✓Mold growth
- ✓Rodent or insect infestation
- ✓Common areas unsafe or unsanitary
- ✓No garbage receptacles or removal
- ✓Broken exterior door, window, or lock
- ✓Building or housing code violation
The highlighted conditions are on a shorter statutory clock than the general deadline — Washington treats them as urgent.
What you can do about it
Once written notice has been given and the statutory period has passed, you may have the condition repaired and deduct the cost from rent under RCW 59.18.100, or deposit rent into escrow under RCW 59.18.115 after requesting a local government inspection.
Repair-and-deduct limit: under RCW 59.18.100(2) a repair by a licensed or registered person may not exceed two months' rent per repair, and total deductions may not exceed two months' rent in any twelve-month period. (Shown for a $1,500 monthly rent where the limit depends on rent.)
Retaliation is illegal
RCW 59.18.240 prohibits reprisals, and RCW 59.18.250 creates a rebuttable presumption that any listed action taken within 90 days after a tenant's good-faith lawful act is retaliatory.
Put it in writing — the way the statute expects
We'll write your notice citing RCW 59.18.060, the deadline it gives your landlord, and what happens if they miss it. Free to generate and download. If you want it sent USPS Certified Mail with tracking, we do that too.
Write my Washington repair noticeCommon questions
- How long does a landlord have to make repairs in Washington?
- RCW 59.18.070 requires you to commence remedial action as soon as possible after receiving this notice, and no later than 24 hours where the condition deprives me of hot or cold water, heat or electricity or is imminently hazardous to life; 72 hours where it deprives me of a refrigerator, range and oven, or a major plumbing fixture supplied by the landlord; and 10 days in all other cases. That clock starts when your landlord receives written notice — which is why how you send it matters.
- Can I withhold rent or repair it myself in Washington?
- Washington allows repair-and-deduct within limits: under RCW 59.18.100(2) a repair by a licensed or registered person may not exceed two months' rent per repair, and total deductions may not exceed two months' rent in any twelve-month period. You must give written notice first, and the statutory waiting period must pass before you act.
- Can my landlord retaliate if I ask for repairs in Washington?
- RCW 59.18.240 prohibits reprisals, and RCW 59.18.250 creates a rebuttable presumption that any listed action taken within 90 days after a tenant's good-faith lawful act is retaliatory.
- Do I have to put a repair request in writing in Washington?
- Yes — and it is the single most important step. Under RCW 59.18.070, the landlord's obligations and your remedies run from written notice. A text message or a phone call generally leaves you arguing about whether and when your landlord was told.
Moving out of this Washington rental?
Washington gives your landlord 30 days to return your security deposit under RCW 59.18.280. See the deposit rules →
Verified against Washington's published statute text on August 11, 2026 — read the statute yourself. General information, not legal advice. We are not a law firm.