Demanding Repairs Before Moving In: Washington Renters’ Guide

Moving into a new rental home in Washington is an exciting time, but it’s crucial to make sure the property is safe and well-maintained before you sign the lease or move in. Washington renters have legal rights to a habitable unit, with clear tenant protections under state law. This guide explains how to inspect your rental, request repairs before move-in, and what steps you can take if issues aren’t fixed.

Your Right to a Habitable Home in Washington

Washington law requires that all rental properties meet basic health and safety standards. Your landlord must provide a dwelling that is clean, structurally safe, and equipped with working utilities. This is known as the 'implied warranty of habitability,' which protects tenants throughout the tenancy.
For more, see Washington Residential Landlord-Tenant Act (RCW 59.18).

What to Inspect Before Move-in

Before you move your belongings or sign the lease, carefully inspect the property. Common issues to check include:

• Broken windows or locks
• Leaky pipes or damaged plumbing
• Heating or electrical problems
• Pest infestations
• Mold, mildew, or water damage
• Non-working appliances (e.g., stove, refrigerator)

Take notes and photos of any problems you find. This documentation strengthens your request for repairs and protects you if disputes arise later.

How to Request Repairs Before Move-In

Washington renters have the right to demand repairs be completed before they take possession of the property. The best way to do this is with a written request—this creates a clear record and shows you acted in good faith. Verbal agreements can easily be forgotten or misunderstood.

Official Forms for Washington Renters

• Move-In Checklist (Condition Report)
  Form Name: Move-In/Move-Out Condition Checklist
  When and How to Use: This checklist must be completed at the start and end of every tenancy if the landlord collects a security deposit. Go through the property with your landlord and document the condition of each area and appliance. Both parties should sign and keep copies.
  Download the official Washington Move-In Checklist
• Repair Request Letter
  Form Name: Written Notice of Need for Repairs (no official state form)
  When and How to Use: Washington law does not mandate a specific repair request form, but you should provide a detailed written letter or email describing the problem, requested repairs, and a reasonable deadline (usually 10 days for standard repairs, sooner for urgent issues).
  Washington Attorney General Repair Request Guidance

After delivering your written request, keep a copy for your records. Delivery methods include mail, hand delivery, or a method indicated in your rental agreement.

What If the Landlord Refuses Repairs?

If your landlord does not address the requested repairs before your move-in date, you have several options under the Washington Residential Landlord-Tenant Act:

• Do not move in or pay rent until required repairs are completed.
• Request mediation through an agency such as Washington Attorney General’s Office.
• Report serious health or safety violations to your local city or county housing authority.
• Consider terminating or delaying your lease start date if the unit is not habitable.

Major unresolved issues may be a valid reason to walk away from the rental contract without penalty, especially if the unit is unsafe. Always document your communications with your landlord and report outcomes in writing.

Action Steps: Demanding Repairs Before Move-In

• Inspect the rental and note all issues.
• Complete the Move-In Condition Checklist with your landlord before entering.
• Write a clear, dated repair request that lists the issues and expected resolution deadline.
• Send your request via a method specified in your lease or acceptable under state law (certified mail, email, etc.).
• Keep copies of all communications, checklists, and photos.

Where to Get Help With Landlord-Tenant Problems

In Washington State, landlord-tenant disputes and enforcement of rental laws are typically handled by the Washington Attorney General’s Landlord-Tenant Program and, for legal action, by your local county court.

For further details, review the Washington Residential Landlord-Tenant Act (RCW 59.18).

FAQs: Washington Move-In Repairs

1. What is the Move-In Condition Checklist and do I have to use it?
   The Move-In/Move-Out Condition Checklist is a required form in Washington when a security deposit is collected. It documents the property’s condition and should be completed with the landlord at the start and end of your lease.
2. Can I refuse to move in if repairs aren’t made?
   Yes, if the unit is not fit to live in (uninhabitable) at the time your lease begins, you have the right to refuse to move in or pay rent until significant repairs are completed.
3. How quickly must my landlord respond to repair requests?
   For non-emergency repairs, the landlord generally has 10 days after receiving your written notice. For emergency issues (like unsafe conditions), they must act faster—usually within 24-72 hours.
4. What if my landlord doesn’t give me a Move-In Checklist?
   If your landlord collects a security deposit but doesn’t provide the required checklist, you may be entitled to the return of your full deposit if there’s a dispute.
5. Who enforces rental repair laws in Washington?
   The Washington Attorney General’s Office oversees landlord-tenant issues. For urgent safety or building code issues, your local housing authority or building department can also help.

Conclusion: Key Takeaways for Washington Renters

• Washington law requires rental properties to be safe and habitable before move-in.
• Always use a Move-In Checklist and send repair requests in writing.
• If repairs are not made, you have options—including refusing to move in or seeking help from state agencies.

Following these steps helps protect your rights and ensures a better move-in experience.

Need Help? Resources for Renters

• Washington Attorney General – Landlord-Tenant Program: Tenant rights information, complaint forms, and guidance
• WA Department of Health – Rental Housing Programs
• Washington Residential Landlord-Tenant Act (RCW 59.18)
• Washington LawHelp – Tenant Rights

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1. Washington State Residential Landlord-Tenant Act (RCW 59.18)
2. Washington Attorney General: Landlord-Tenant Information
3. Official Move-In/Move-Out Condition Checklist (PDF)
4. WA Department of Health – Rental Housing Inspection Programs

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