Washington landlord repair laws

What your landlord is required to fix, how long they have once you put it in writing, and what Washington law lets you do if they don't.

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 terminate the rental agreement and quit the premises on written notice under RCW 59.18.090(1), discharged from rent for any period after the quitting date and entitled to a pro rata refund of prepaid rent, 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, after I submit a good-faith estimate of the cost. (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.

Limits and exceptions

Under RCW 59.18.100(1) the repair-and-deduct remedy is not available for the landlord's garbage-receptacle and removal duty, and the tenant must submit a good-faith estimate of the cost of repairs — which may be given at the same time as this notice. Under RCW 59.18.115 the escrow route additionally requires requesting a local government inspection, which must be completed within five days of the request.

Common 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, after I submit a good-faith estimate of the cost. 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.