Washington Landlord Requirements for Heat and Hot Water

If you rent a home or apartment in Washington, your landlord is legally required to provide working heat and hot water year-round. If you’re facing issues like no heat in winter or inadequate hot water, understanding your rights and the official complaint process can help you resolve the problem quickly and protect your health.

Minimum Heat and Hot Water Requirements in Washington

Under Washington's Residential Landlord-Tenant Act, landlords must maintain all basic systems—such as heating and hot water—so they are "in good working order" at all times. This includes:

• Heating systems capable of maintaining a temperature of at least 68°F in living spaces during colder months
• Continuous hot water at a safe temperature (typically between 110°F and 120°F) for bathing and cleaning
• Prompt repairs if heat or hot water stops working

The law forbids landlords from intentionally shutting off heat or hot water, except for temporary repairs with advance notice or true emergencies.

What to Do If Your Heat or Hot Water Stops Working

Washington law gives renters the right to request repairs and—if necessary—to take further steps if your landlord doesn't fix the problem. For repairs involving essential services (like heat or hot water):

• Notify your landlord in writing as soon as you notice the problem
• Your landlord typically has 24 hours to begin repairs of heat or hot water systems, as these are considered "emergency" services

If repairs aren’t started within 24 hours, you may have options such as making repairs yourself and deducting the cost, or moving out if the unit is considered uninhabitable. Always document all communications and repair attempts.

Official Form: Repair Notice to Landlord (RCW 59.18.070)

Use the Notice to Landlord: Request for Repairs if you need to formally tell your landlord to fix the heat or hot water. This written notice is required before you can use any “repair and deduct” process.

• Form Name: Notice to Landlord: Request for Repairs (RCW 59.18.070)
• How to Use: Complete and deliver this written notice to your landlord, describing the issue (e.g., "no heat since Jan 15"). Keep a copy for your records.
• Download sample repair notice and instructions from the Washington State Attorney General

If there’s no response and the issue remains, you may use Washington’s “Repair and Deduct” option—but only for issues affecting habitability and after proper notice. For more, see the official text of the repair and deduct law.

The Role of the Landlord-Tenant Tribunal

In Washington, eviction and habitability disputes are handled by the local county Superior Court. The Washington Courts system provides details on filing claims or responding to eviction or repair disputes. There is no separate "tribunal," but your county’s Superior Court is the official authority for these matters.

Your Rights Under Washington Law

• Landlords must provide heat and hot water in all rentals unless you have an agreement to provide these services yourself (rare in Washington).
• If the landlord fails to fix heat or hot water, you may have the right to pay for repairs yourself and deduct the cost from your rent, or you may be able to terminate your lease if the unit is uninhabitable. Strict notice and documentation rules apply—review the Residential Landlord-Tenant Act for details.
• You cannot be evicted, charged late fees, or retaliated against for requesting repairs or reporting violations.

Washington’s Residential Landlord-Tenant Act (RCW 59.18) outlines all rights and required procedures for repairs and habitability concerns.

How to File a Repair Complaint or Take Legal Action

If you have already given proper written notice and your landlord still doesn’t restore heat or hot water, you may:

• File a complaint with your local code enforcement office
• Start an action in your county’s Superior Court if your home is unlivable
• Contact the Office of the Washington Attorney General for information and forms

Always gather evidence, such as repair requests, photos, and correspondence, before any legal action.

FAQ: Washington Renters and Heat/Hot Water Issues

1. Can my landlord turn off the heat in winter for repairs? Landlords may briefly shut off heat or hot water only for repairs and must give advance notice, except in emergencies. Prolonged loss of heat or hot water is illegal.
2. How fast must my landlord fix no heat or no hot water? They have 24 hours after written notice to begin repairs on no heat or hot water because these are essential services.
3. If my landlord doesn't fix the heat, can I make repairs myself? Yes, but only after giving proper written notice and following strict steps outlined in the law. You may "repair and deduct" within legal limits.
4. What if my rental is unsafe or unlivable due to no heat? If your unit is uninhabitable, you may be able to move out or terminate your lease after following the law’s required notice procedures.
5. Where do I file a legal complaint if repairs aren't made? Repairs and habitability disputes are handled by your county’s Superior Court. You may also contact local code enforcement or the Attorney General’s Office.

Conclusion: What Washington Renters Need to Know

• Washington landlords must provide working heat and hot water at all times.
• If repairs are needed, written notice and specific timelines apply—landlords usually have 24 hours to begin emergency repairs.
• If the landlord does not fix the problem, renters have options under state law, including repair and deduct or filing complaints with state or county officials.

Always use written notice, document everything, and consult the official law or state agencies if you need help.

Need Help? Resources for Renters

• Washington State Attorney General – Landlord-Tenant Information
• Washington Residential Landlord-Tenant Act (RCW 59.18)
• Washington State Courts – County Superior Court Directory
• Contact your local city or county code enforcement—look for the "housing/code enforcement" office on city or county websites
• If you need legal advice, reach out to organizations like Northwest Justice Project or Washington Law Help

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1. Washington Residential Landlord-Tenant Act (RCW 59.18)
2. Washington State Attorney General: Landlord-Tenant
3. Washington State Courts (County Superior Court system)
4. Repair and Deduct Law (RCW 59.18.100)

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