Tenant law in plain language
Washington

Landlord Won't Make Repairs in Washington: What Can I Do?

Published by Nazanin · September 24, 2026

Washington law sets rules for keeping a rental home fit to live in. This guide covers your landlord's repair duties, the deadlines for fixing problems, and what you can do if your landlord ignores them. It also covers rent escrow, retaliation protection, and what happens if your home is condemned.

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Not legal advice. Each answer below links to where it comes from. Read it before you act.

  1. Washington law says your landlord must keep your home fit to live in. This is called the warranty of habitability, a legal promise that the home meets basic safety and repair standards. Your landlord must keep the roof, walls, and floors in good repair. Your landlord must keep the plumbing, heating, and electrical systems working. Your landlord must give you working locks and keys. Your landlord must give you written notice that your home has a smoke detector, and you must keep it working.

    Washington State Legislature RCW 59.18.060(12)

    ✓ Sources checked September 22, 2026

  2. If your landlord does not carry out a duty listed in RCW 59.18.060, send written notice. Give the notice to your landlord or to whoever collects your rent. Name the address of the home, the owner if you know it, and the problem.

    Washington State Legislature RCW 59.18.070, opening paragraph and (1)

    ✓ Sources checked September 23, 2026

  3. Some repair problems are emergencies with a 24-hour deadline. These are no hot or cold water, no heat, no electricity, or a condition that is an immediate danger to life. Your landlord must start fixing these within 24 hours after receiving your written notice. The deadline does not apply if things beyond your landlord's control cause the delay.

    Washington State Legislature RCW 59.18.070, opening paragraph and (1)

    ✓ Sources checked September 23, 2026

  4. 2 other deadlines apply after your written notice. Your landlord has 72 hours to start fixing a refrigerator, range and oven, or major plumbing fixture that the landlord supplied. Your landlord has 10 days to start fixing everything else. Both clocks start when your landlord receives your notice. Your landlord must then see that the work is completed promptly. If circumstances beyond your landlord's control delay the work, your landlord must fix the problem as soon as possible.

    Washington State Legislature RCW 59.18.070(2) to (3) and closing paragraph

    ✓ Sources checked September 22, 2026

  5. You must be current on rent, including any utilities (water, electric, gas) you agreed to pay, before using the steps in this guide. This does not limit your right to sue for damage the landlord caused. This does not stop you from arguing in an eviction case that you owe no rent.

    Washington State Legislature RCW 59.18.080

    ✓ Sources checked September 23, 2026

  6. You can pay for a repair yourself and deduct the cost from rent. This is called repair and deduct. First, give your landlord notice of the problem. Then send a good faith estimate (your best honest guess) of the repair cost, by first-class mail or in person. You can send it with your notice.

    Washington State Legislature RCW 59.18.100(1)

    ✓ Sources checked September 22, 2026

  7. If your landlord has not started the fix after the deadline, you can hire a licensed or registered contractor. If the law does not require a license for that work, you can hire any responsible person able to do it. For a 10-day repair, you must wait 10 days after your notice or 2 days after your landlord gets the estimate, whichever is later.

    Washington State Legislature RCW 59.18.100(2)

    ✓ Sources checked September 22, 2026

  8. After the repair is done and your landlord has a chance to inspect it, you can deduct the cost from rent. You cannot deduct more than 2 months' rent per repair, or more than 2 months' rent total in any 12 months. Example: if your rent is $1,500, the most you can deduct for one repair is $3,000.

    Washington State Legislature RCW 59.18.100(2)

    ✓ Sources checked September 22, 2026

  9. If your landlord still has not fixed a serious safety problem, you can ask your city or county code office to inspect your home. First, give your landlord written notice describing the problem. Then, if your landlord still has not fixed it in a reasonable time, ask your local government for an inspection. The inspector must inspect and decide within 5 days of your request. The inspector will certify whether the problem exists and is serious enough to affect your health or safety.

    Washington State Legislature RCW 59.18.115(2)(c)

    ✓ Sources checked September 21, 2026

  10. If the inspection confirms the problem, you can put your rent in escrow (a locked account held by a neutral party). This replaces paying your landlord directly. First, you must make a good faith decision that you cannot fix the problem yourself using repair and deduct. Then, deposit your rent with an escrow company, bank, attorney, or the court clerk where the property is located.

    Washington State Legislature RCW 59.18.115(2)(c)-(f)

    ✓ Sources checked September 22, 2026

  11. After each rent escrow deposit, you must notify your landlord in writing within 24 hours, by first-class mail or by delivering it. The notice must be a sworn statement in the form set out in RCW 59.18.115(3), with a copy of the inspection certification attached.

    Washington State Legislature RCW 59.18.115(3)

    ✓ Sources checked September 22, 2026

  12. Your home may be condemned or declared unlawful to live in. If you must move, your landlord must pay you relocation assistance (money to help you move). This applies only if your landlord knew or should have known about the problems. It does not apply if the cause was illegal conduct by a tenant or someone else that the landlord did not know about. It also does not apply after a natural disaster, or if the government took the property by eminent domain.

    Washington State Legislature RCW 59.18.085(3)(a)

    ✓ Sources checked September 22, 2026

  13. Relocation assistance (money to help you move) after a condemnation is the greater of $2,000 per unit or 3 times your monthly rent. Example: if your rent is $900, 3 times that is $2,700, so you would get $2,700 because it is more than $2,000. Your landlord must also return your full deposit and all rent you paid in advance. Your landlord must pay within 7 days after the government sends the condemnation notice.

    Washington State Legislature RCW 59.18.085(3)(b)

    ✓ Sources checked September 23, 2026

  14. If your landlord does not fix the problem within a reasonable time after the repair deadline passes, you can end your lease and move out. You must give your landlord written notice first. You will not owe rent after you leave, and you get back rent you prepaid for that time. This works only if you strictly followed the repair notice rules and are current on rent. If not, you can owe rent until the landlord rents the home again, up to the end of your lease.

    Washington State Legislature RCW 59.18.090 Northwest Justice Project (WashingtonLawHelp.org) Tenants' rights: Moving out

    ✓ Sources checked September 23, 2026

  15. Your landlord does not have to fix normal wear and tear (the natural wear from everyday living). Your landlord also does not have to fix damage caused by you, your family, or your guests.

    Washington State Legislature RCW 59.18.060, closing paragraph

    ✓ Sources checked September 23, 2026

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