If you're a Washington landlord, you've probably asked yourself: how often should I be checking in on my rental property? The answer matters more than you might think — both for protecting your investment and for staying on the right side of Washington's landlord-tenant laws.
In this guide, we break down the recommended inspection schedule, what the law says about notice requirements, and what to look for during each type of visit.
⚡ Quick Answer
Most Washington landlords should conduct at least two to three formal inspections per year: a move-in inspection, a mid-lease inspection (every 6–12 months), and a move-out inspection. Washington State law (RCW 59.18) requires landlords to give tenants at least 2 days' written notice before entry, except in emergencies.
What Washington State Law Says About Landlord Inspections
Under the Washington Residential Landlord-Tenant Act (RCW 59.18.150), landlords have the legal right to enter a rental unit — but only under specific conditions. Here's what you need to know:
- Advance notice required: You must give your tenant at least 2 days' written notice before entering for non-emergency inspections.
- Reasonable hours: Entry must occur during normal business hours (generally 8 AM–9 PM) unless the tenant agrees otherwise.
- Emergencies are different: If there's a fire, flood, or other immediate threat, you may enter without notice.
- Tenant consent: A tenant may also waive the notice requirement and invite you in at a mutually agreed time.
Failing to follow these rules can expose you to legal liability and potentially damages of up to 1.5 times the monthly rent under Washington law. Always document your notice in writing.
How Often Should You Inspect? A Recommended Schedule for WA Landlords
Washington law doesn't set a mandatory inspection frequency — that's up to you as the landlord. However, industry best practices and the realities of property management point to a clear cadence.
1. Move-In Inspection (Required by Law)
Washington State actually requires landlords to give tenants a written checklist of the property's condition at move-in (RCW 59.18.260). This isn't just a good idea — it's the law. Both you and the tenant should sign and keep a copy.
Why it matters: The move-in checklist is your primary protection if a tenant disputes security deposit deductions later. Document everything, including minor scuffs, and take dated photos.
2. Routine / Seasonal Inspections (Every 6–12 Months)
For most leases, scheduling a formal walkthrough every 6 to 12 months strikes the right balance. It gives you a chance to catch maintenance issues before they become expensive, verify the unit is being cared for, and check for lease violations — all without feeling intrusive.
Washington-specific tip: Given the Pacific Northwest's wet climate, fall and spring inspections are especially useful. Check for moisture intrusion, mold, gutters, and roof condition — issues that are common and costly in Western Washington.
3. Drive-By or Exterior Checks (Anytime)
You don't need to give notice to observe the exterior of your property from a public street. A monthly drive-by lets you check on landscaping, exterior maintenance, and whether unauthorized vehicles or tenants are present — all without disturbing your tenant.
4. Move-Out Inspection
When a tenant vacates, Washington law gives you 21 days to return the security deposit along with an itemized statement of any deductions. Conduct your move-out inspection promptly — ideally on the tenant's last day or the day after — and compare your findings against the original move-in checklist.
What to Look for During a Washington Rental Property Inspection
Every inspection should be systematic. Here's a practical checklist tailored to Washington rental properties:
- Plumbing: Check for leaks under sinks, running toilets, and proper water pressure
- HVAC: Replace filters, confirm heat is functional (landlords are required by law to maintain adequate heating in Washington)
- Smoke and CO detectors: Test and replace batteries — Washington requires working detectors in all rental units
- Mold and moisture: Look in bathrooms, under windows, and in basements — especially important in Western WA
- Appliances: Test included appliances for proper function
- Structural: Check walls, ceilings, and floors for damage
- Lease compliance: Look for signs of unauthorized pets, subletting, or occupants
Can You Inspect Too Often?
Yes. Under Washington law, tenants have a right to "quiet enjoyment" of their rental unit. Excessive, unannounced, or harassing inspections can constitute a breach of that right — and potentially support a tenant's claim of constructive eviction or harassment.
As a general rule, more than 3–4 formal interior inspections per year (outside of specific maintenance visits) may start to feel excessive to tenants and could raise legal issues. Stick to a consistent, documented schedule and always follow proper notice procedures.
Always Document Your Inspections
Documentation is your best protection in any landlord-tenant dispute. Every inspection should result in a written report that includes:
- Date and time of the inspection
- Who was present (landlord, tenant, agent)
- Condition of each room, with notes on any damage or concerns
- Dated photographs
- Tenant's signature, if possible
Frequently Asked Questions
Does Washington State require landlords to inspect rental properties?
There is no statute that mandates a specific inspection frequency, but Washington law does require a written move-in checklist (RCW 59.18.260) and sets rules for how and when landlords may enter. Regular inspections are strongly recommended as a best practice.
How much notice must a Washington landlord give before an inspection?
At least 2 days (48 hours) written notice is required before a non-emergency entry under RCW 59.18.150. Best practice is to provide this notice in writing via text, email, or a written note delivered to the unit.
Can a Washington tenant refuse an inspection?
A tenant can ask to reschedule an inspection to a more convenient time, but cannot indefinitely refuse a landlord's lawful right of entry with proper notice. If a tenant consistently refuses access, document your attempts and consult a Washington landlord-tenant attorney.
What happens if I enter without proper notice in Washington?
Entering without proper notice is a violation of the Washington Residential Landlord-Tenant Act. Tenants may seek damages and in some cases use an unlawful entry as grounds to terminate their lease. Always follow the 2-day notice requirement.
The Bottom Line for Washington Landlords
A sound inspection strategy for Washington rental properties looks like this: a thorough move-in checklist, a mid-lease walkthrough every 6–12 months, and a prompt move-out inspection. Always give the required 2 days' written notice, document everything, and stay alert to the region's specific maintenance risks like moisture and mold.
When done right, regular inspections protect your property, reduce costly repairs, and help you build better long-term relationships with your tenants.
Your property deserves expert care. At The Joseph Group, we treat every property like our own. Reach out to our team today to discuss how we can support your property management needs. Contact The Joseph Group to get started.
