Washington security deposit law

How long does a landlord have to return a security deposit in Washington?

What happens if a Washington landlord misses the deadline?

Penalties that depend on bad faith or willfulness are possible, not automatic. Only a judge can make that finding.

What can a Washington landlord deduct from your deposit?

What can be deducted: Only what the lease and the landlord's full and specific statement support; no part may be withheld for ordinary wear. (RCW 59.18.280(1))

Normal wear and tear: No portion of the deposit may be withheld for wear resulting from ordinary use of the premises. (RCW 59.18.280(1)(c))

Cleaning: Carpet cleaning may not be charged unless the landlord documents wear beyond ordinary use. (RCW 59.18.280(1)(c))

What the itemized list must include: A full and specific statement of the basis for keeping any of the deposit, with copies of estimates or invoices; for the landlord's own work, receipts for materials and the time spent and hourly rate. If only part of an item is damaged, the charge may not exceed the cost to repair or replace that part. Fixtures, appliances and furnishings not documented on the move-in checklist cannot be charged. (RCW 59.18.280(1)(a)-(c))

More on common charges: normal wear and tear, cleaning, painting, and a missing itemized list.

Deadlines and steps on your side

Washington also sets rules for tenants. Missing one of these can cost you part of your claim, so check them early.

Move-in condition report: A landlord may not collect a deposit unless the lease is in writing and the landlord gives the tenant a written checklist or statement describing the unit's condition at the start of the tenancy. A landlord who collects a deposit without the checklist is liable to the tenant for the amount of the deposit, plus court costs and reasonable attorney's fees to the winning side. (RCW 59.18.260(5))

Taking a deposit case to small claims court in Washington

Small-claims limit: Individuals can sue for up to $10,000 in Washington small claims. (RCW 12.40.010)

Most deposit disputes never get that far. A clear demand letter, sent by certified mail, often settles them first.

Good to know

• A landlord may not keep deposit money for damage to fixtures, appliances or furnishings whose condition was not recorded on the written move-in checklist (RCW 59.18.260).

What to do if your Washington landlord kept your deposit

1. Pin down your dates. When you moved out, returned the keys, and gave a forwarding address in writing. Compare them with the deadline above.
2. Gather your evidence. Move-in and move-out photos, the lease, the landlord's list of deductions, receipts and messages. The case checklist covers what matters.
3. Send a demand letter by certified mail. Ask for the money, cite Washington's rules, and give a deadline to pay. What a demand letter does.
4. If they still don't pay, consider small claims court. You don't need a lawyer there.

Sources

These rules come from the same verified table the Demand Letter Companion uses, checked against the sources below on October 25, 2026. Laws change; check the current official text before relying on a date.

• RCW 59.18.280: app.leg.wa.gov
• RCW 12.40.010: kingcounty.gov
• RCW 59.18.260(5): lawfilesext.leg.wa.gov

Other states: see the guides for all 50 states and DC

This page is general legal information, not legal advice. Local ordinances can add rules, and your lease and facts matter. For advice about your situation, consult a licensed attorney in Washington.