Wash. Rev. Code » Title 59 · Chapter 59.18
Revised Code of Washington

Wash. Rev. Code § 59.18.070 (2026)

✓ current as of May 2026
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If at any time during the tenancy the landlord fails to carry out the duties required by RCW 59.18.060 or by the rental agreement, the tenant may, in addition to pursuit of remedies otherwise provided him or her by law, deliver written notice to the person designated in *RCW 59.18.060(14), or to the person who collects the rent, which notice shall specify the premises involved, the name of the owner, if known, and the nature of the defective condition. The landlord shall commence remedial action after receipt of such notice by the tenant as soon as possible but not later than the following time periods, except where circumstances are beyond the landlord's control:
(1) Not more than twenty-four hours, where the defective condition deprives the tenant of hot or cold water, heat, or electricity, or is imminently hazardous to life;
(2) Not more than seventy-two hours, where the defective condition deprives the tenant of the use of a refrigerator, range and oven, or a major plumbing fixture supplied by the landlord; and
(3) Not more than ten days in all other cases.
In each instance the burden shall be on the landlord to see that remedial work under this section is completed promptly. If completion is delayed due to circumstances beyond the landlord's control, including the unavailability of financing, the landlord shall remedy the defective condition as soon as possible.
[ 2010 c 8 s 19018; 1989 c 342 s 4; 1973 1st ex.s. c 207 s 7.]

Notes:

*Reviser's note: RCW 59.18.060 was amended by 2013 c 35 s 1, changing subsection (14) to subsection (15).
Notes of Decisions
Cited in 12 cases (2 in the last 5 years), 1978–2024 · leading case: State v. Schwab, 693 P.2d 108 (Wash. 1985).
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State v. Schwab, 693 P.2d 108 (Wash. 1985). · cites it 4× “See RCW 59.18.070, .090, .110. Although the Act does provide for attorney fees, an award is limited to instances of retaliatory action (RCW 59.”
Lian v. Stalick, 106 Wash. App. 811 (Wash. Ct. App. 2001). “RCW 59.18.070. Some legal commentators have interpreted “remedies otherwise provided by law” to include a tort action for personal injuries caused by the landlord’s breach of the RLTA.”
Lian v. Stalick, 25 P.3d 467 (Wash. Ct. App. 2001). “RCW 59.18.070. Some legal commentators have interpreted "remedies otherwise provided by law" to include a tort action for personal injuries caused by the landlord's breach of the RLTA.”
Pham v. Corbett, 351 P.3d 214 (Wash. Ct. App. 2015). “¶23 Pham argues the Tenants failed to provide him with notice and opportunity to cure any defects as required by RCW 59.18.070. Br. of Appellant at 11. The argument is without merit.”
Landis & Landis Constr., LLC v. Nation, 286 P.3d 979 (Wash. Ct. App. 2012). · cites it 2× “RCW 59.18.070. ¶10 The landlord can take even longer than 10 days if the defect is “so substantial that it is unfeasible for the landlord to remedy the defect within the time allotted.”
Howard v. Horn, 810 P.2d 1387 (Wash. Ct. App. 1991). “060 provides: (1) Maintain the premises to substantially comply with any applicable code, statute, ordinance, or regulation governing their maintenance or operation, which the legislative body enacting the applicable code, statute, ordinance or regulation could enforce as to the…”
Shepherd v. Weldon Mediation Servs., Inc., 794 F. Supp. 2d 1173 (W.D. Wash. 2011). · cites it 2× “060 (making tenant responsible for repairs necessitated by his own negligence); RCW § 59.18.070 (setting time limits for repairs).”
Baxter v. Jones, 658 P.2d 1274 (Wash. Ct. App. 1983). “110(l)(b) provides in relevant part: " (1) If a court or an arbitrator determines that: "(b) A reasonable time has passed for the landlord to remedy the defective condition following notice to the landlord in accordance with RCW 59.18.070 or such other time as may be allotted by…”
O'BRIEN v. Detty, 576 P.2d 1334 (Wash. Ct. App. 1978). “One vetoed provision was the last paragraph of RCW 59.18.070, which provides that where there are circumstances beyond a landlord's control, he shall endeavor to remedy a defective condition with all reasonable speed.”
Zachary Combs v. Dong Min Shin (Wash. Ct. App. 2024). · cites it 7× “To the extent that any repairs related to the house or other residential aspects of the lease, RCW 59.18.070 states if the landlord fails to carry out the duties required by RCW 59.”
Richmond v. Home Partners Holdings LLC (W.D. Wash. 2024). · cites it 3× “lawn/yard or irrigation system maintenance, snow or ice removal, or appliance, fireplace, chimney repair or 11 replacement, (2) made a maintenance or repair request that was denied as “resident responsibility” or “as-is”, or (3) made a maintenance or repair request to 12…”
Lang Pham v. Shawn Corbett (Wash. Ct. App. 2015). “Pham argues the Tenants failed to provide him with notice and opportunity to cure any defects as required by RCW 59.18.070. Br. of Appellant at 11. The argument is without merit.”
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