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Tenant Repair Laws in Washington

In Washington, the landlord must start repairs within 24 hours, 72 hours or 10 days of written notice depending on the problem; otherwise the tenant may repair and deduct within limits, and may escrow rent for certified dangerous conditions.

Last checked . General information, not legal advice.

Washington at a glance

Repair and deduct
Yes, up to 2 months' rent
Up to two months' rent per repair and per 12 months using a contractor, or one month's rent for tenant-done repairs that need no license.
Rent withholding
Escrow if conditions certified
For conditions that substantially endanger health or safety, after a local government inspection certifies them.
Landlord repair deadline
24 hours to 10 days to start repairs
Time to start repairs: 24 hours for no heat, water or electricity or imminent hazards; 72 hours for refrigerator, range or major plumbing; 10 days otherwise.

Sources

Last checked

The rules in Washington

Can a tenant repair and deduct the cost from rent in Washington?

Yes, up to 2 months' rent. Repair and deduct in Washington: yes, up to 2 months' rent. Up to two months' rent per repair and per 12 months using a contractor, or one month's rent for tenant-done repairs that need no license.

Can a tenant withhold rent or pay it into escrow for repairs in Washington?

Escrow if conditions certified. Rent withholding in Washington: escrow if conditions certified. For conditions that substantially endanger health or safety, after a local government inspection certifies them.

How long does a landlord have to make repairs after notice in Washington?

Landlord repair deadline in Washington: 24 hours to 10 days to start repairs. Time to start repairs: 24 hours for no heat, water or electricity or imminent hazards; 72 hours for refrigerator, range or major plumbing; 10 days otherwise.

Where do the Washington tenant repair laws come from?

The rules above come from Rev. Code Wash. 59.18.070, Rev. Code Wash. 59.18.100 and Rev. Code Wash. 59.18.115. Each source is linked on this page. We last checked them in October 2026.

Good to know

Before using the escrow remedy, the tenant must first make a good faith determination that repair and deduct cannot fix the certified conditions.

What this means in practice

Give notice in writing and keep a copy. Tenant repair remedies usually start running only after the landlord has received notice of the problem, and a dated letter or email is the easiest way to prove when that happened.

Document the condition before and after. Photos, videos, inspection reports from a local code office and receipts for any repair work help show that the problem was serious and that any amount deducted or withheld matches the actual cost.

Stay current on everything else. Repair remedies generally protect only tenants who are not otherwise behind on rent and who did not cause the damage, and using a remedy the state does not allow can be treated as nonpayment of rent and lead to an eviction case.

General information, not legal advice. Laws change, and cities can add their own rules, so check the current statute before you rely on it.