Free Washington Lease Extension Addendum Template

Last reviewed September 2026

Written by LawLease Editorial

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Washington Lease Extension Addendum

This Lease Extension Addendum is built with Washington as the governing state. These are the Washington landlord-tenant rules that most often bear on it, with the statute for each.

Washington rules at a glance

Washington rules for a Lease Extension Addendum
Month-to-month termination	Tenant: 20 days’ notice. Landlord: only for a statutory just causeRCW 59.18.200, 59.18.650
Rent-increase notice & cap	90 days’ written notice; no increase in the first 12 months; max 7% + CPI or 10% (9.683% for 2026; 10% for 2027)RCW 59.18.140, 59.18.700

Rent increases, the statewide cap & late fees

Since May 7, 2025, Washington has a statewide cap on rent increases (EHB 1217, codified at RCW 59.18.700–720). It applies to month-to-month and fixed-term tenancies alike and runs until July 1, 2040.

No increase in year one — Rent may not be raised during the first 12 months of a tenancy (RCW 59.18.700).
The cap — After that, increases in any 12-month period are limited to 7% plus the Seattle-area CPI, or 10%, whichever is less. The Department of Commerce publishes the figure each year — 9.683% for 2026 and 10% for 2027. Rent can be reset freely once a tenant moves out (RCW 59.18.700).
90 days’ notice — Every increase in rent or recurring fees needs at least 90 days’ prior written notice, using the statutory rent-and-fee-increase form, and can’t take effect before the current term ends (RCW 59.18.140(3), 59.18.720). Subsidized tenancies where rent is tied to income need 30 days.
Exemptions — The cap does not apply to units whose first certificate of occupancy is 12 years old or less, qualifying public, nonprofit and tax-credit housing, or certain owner-occupied properties (a shared kitchen or bath, a single-family home renting up to two units or bedrooms, or an owner-occupied duplex to fourplex). Owner-occupancy exemptions aren’t available to REITs, corporations, or LLCs with a corporate member. A landlord claiming an exemption must state the supporting facts in the notice (RCW 59.18.710).
Lease parity — Rent for the same unit may not differ by more than 5% between a month-to-month and a fixed-term agreement (RCW 59.18.700(4)).
Penalties — An unlawful increase exposes the landlord to refunds of the excess, damages of up to three months of the unlawful charges, and attorney’s fees; the Attorney General can seek up to $7,500 per violation (RCW 59.18.700(5)).
Late fees — Washington sets no statewide dollar cap on late fees for apartments and houses, but no late fee may be charged if rent is paid within five days after it is due (RCW 59.18.170). Payments must be applied to rent before fees, and a tenant’s right to stay can’t be conditioned on paying anything other than rent (RCW 59.18.283).

Washington Lease Extension Addendum FAQs

How much notice is required for a rent increase in Washington?

At least 90 days’ written notice, in the statutory rent-and-fee-increase form, and the increase can’t take effect before the current lease term ends. Subsidized tenancies where rent is based on income require 30 days (RCW 59.18.140(3), 59.18.720). Seattle requires 180 days.

Can a Washington landlord end a month-to-month lease without a reason?

Generally no. Since 2021, RCW 59.18.650 requires a statutory just cause — such as nonpayment, a lease violation, the owner moving in, or sale of a single-family home — with the notice period tied to that cause. Tenants can still leave with 20 days’ notice (RCW 59.18.200).

Lease Extension Addendum in other states

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