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Free Washington Mutual Lease
Termination Agreement Template

Last reviewed September 2026

Written by LawLease Editorial

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Washington Mutual Lease Termination Agreement

This Mutual Lease Termination Agreement 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 Mutual Lease Termination Agreement
Month-to-month terminationTenant: 20 days’ notice. Landlord: only for a statutory just causeRCW 59.18.200, 59.18.650
Security deposit limitNo statewide cap; a written lease and signed move-in checklist are required before any deposit is collectedRCW 59.18.260
Deposit return30 days after the tenancy ends and the tenant vacates, with a full and specific written statementRCW 59.18.280
Deposit depositoryA written receipt and the name, address, and location of the bank or escrow holding the deposit (RCW 59.18.270).

Security deposits in Washington

Washington sets no statewide dollar limit on a security deposit, but it regulates the deposit more tightly than most states at every step — before it is collected, while it is held, and when it comes back.

  • Checklist first — No deposit may be collected unless the lease is in writing and the landlord gives the tenant a written move-in checklist describing the unit’s condition, signed and dated by both sides, with a copy to the tenant. Collect a deposit without one and the landlord is liable for the full deposit amount (RCW 59.18.260).
  • How it’s held — The deposit must be placed in a trust account at a Washington financial institution or with a licensed escrow agent. The tenant gets a written receipt and written notice of the depository’s name, address, and location (RCW 59.18.270).
  • Non-refundable fees — A fee is non-refundable only if a written rental agreement clearly says so. Otherwise it is treated as a refundable deposit (RCW 59.18.285).
  • Installments — If deposits and non-refundable fees together exceed 25% of the first full month’s rent, or last month’s rent is required up front, the tenant may ask in writing to pay them in installments — three equal monthly payments for a tenancy of three months or more, two otherwise — with no added fees or interest. Refusing costs the landlord one month’s rent plus attorney’s fees (RCW 59.18.610).
  • Return — Within 30 days after the tenancy ends and the tenant vacates, the landlord must give a full and specific written statement of the basis for keeping any of the deposit — with copies of estimates or invoices for damage charges — together with any refund due. Missing the deadline makes the landlord liable for the full deposit, and an intentional refusal to comply can cost up to twice the deposit (RCW 59.18.280).
  • Local limits — Some cities go further. Seattle, for example, caps the deposit plus non-refundable move-in fees at one month’s rent.

Required disclosures in Washington

  • Move-in condition checklist — Signed and dated by landlord and tenant before any deposit is collected (RCW 59.18.260).
  • Deposit depository — A written receipt and the name, address, and location of the bank or escrow holding the deposit (RCW 59.18.270).
  • Fire safety — A written notice of fire safety and protection information, including smoke detection devices; for multifamily buildings, the sprinkler, alarm, smoking-policy, and evacuation-plan details (RCW 59.18.060(12)).
  • Mold — The Department of Health’s information on the health hazards of indoor mold (RCW 59.18.060(14)).
  • Landlord identity — The name and address of the landlord or an authorized agent for notices and service (RCW 59.18.060(16)).
  • Flood risk (from 2027) — For leases entered into after December 31, 2026, a disclosure that the property may be in a flood hazard area, that the landlord’s insurance won’t cover the tenant’s belongings, and where to find county hazard information (RCW 59.18.060(13)).
  • Lead-based paint — Federal warning and known-hazard disclosure for housing built before 1978 (42 U.S.C. §4852d).

Washington Mutual Lease Termination Agreement FAQs

How much can a landlord charge for a security deposit in Washington?

State law sets no maximum, but a landlord can’t collect any deposit unless the lease is in writing and both sides have signed a dated move-in condition checklist (RCW 59.18.260). If deposits and non-refundable fees exceed 25% of the first month’s rent, or last month’s rent is required up front, the tenant can ask to pay in installments (RCW 59.18.610). Seattle and some other cities impose their own caps.

How long does a landlord have to return a security deposit in Washington?

30 days after the tenancy ends and the tenant moves out. Within that time the landlord must give a full and specific written statement of why any of the deposit is being kept, with estimates or invoices for damage, along with any refund due. Missing the deadline makes the landlord liable for the full deposit, and an intentional refusal can cost up to twice the deposit (RCW 59.18.280).

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).

More Washington landlord documents

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