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Washington security deposit law
Short answer: A Washington landlord has 30 days after the lease ends and the tenant moves out to send a full, specific statement of anything kept, with estimates or invoices, plus the refund. A landlord can't collect a deposit at all without a written lease and a signed move-in condition checklist.
| Deadline to return the deposit | 30 days after the rental agreement ends and the tenant moves out (or 30 days after the landlord learns the tenant abandoned the unit). |
|---|---|
| Limit on how much a landlord can charge | No statewide limit in the general landlord-tenant law (RCW 59.18). Some cities, such as Seattle, set their own limits. |
| Itemized list of deductions | Yes. The landlord must give a full and specific statement of the reasons for keeping any of the deposit, with copies of estimates or paid invoices. For the landlord's own work, the statement must show time spent and the hourly rate, plus receipts for materials. |
| Interest on the deposit | Not owed to the tenant unless agreed in writing. The deposit must be held in a trust account at a Washington bank or licensed escrow agent, and the tenant gets a written receipt and the bank's name and address. |
| Penalty if the landlord breaks the rules | A landlord who misses the 30 days owes the full deposit and generally can't argue for keeping any of it. For an intentional refusal, the court can award up to twice the deposit. The winner gets court costs and attorney's fees. |
| What the tenant has to do | Sign and keep your copy of the move-in checklist; you can ask for one free replacement copy. |
| The law | Revised Code of Washington 59.18.260, 59.18.270 and 59.18.280 |
Official law: Revised Code of Washington 59.18.260, 59.18.270 and 59.18.280. Checked against the statute on 2026-11-04.
Good to know
- No deposit can be collected unless the lease is in writing and the landlord gives the tenant a signed, dated move-in checklist describing the condition of walls, paint, flooring, furniture and appliances. A landlord who skips the checklist owes the whole deposit back.
- Nothing can be withheld for normal wear, or for carpet cleaning unless the landlord documents wear beyond normal use.
- Repairs to fixtures and appliances can't be charged if their condition wasn't documented on the move-in checklist.
- For a partly damaged item, the charge can't exceed the cost to repair or replace the damaged part.
Tips for landlords
- Do a written move-in inspection and have the tenant sign it. Take dated photos of every room, including inside appliances and closets.
- Collect the tenant's forwarding address in writing at move-out.
- Put the itemized list and the refund in the mail well before the deadline, and keep proof of mailing.
- Normal wear and tear (faded paint, light carpet wear, small nail holes) usually can't be charged. Damage beyond that can.
Tips for tenants
- Take your own dated photos and video on move-in day and move-out day.
- Give your landlord your forwarding address in writing, and keep a copy.
- If the deadline passes, send a written demand letter that cites the law above before going to small claims court.
Common questions
How long does a landlord have to return a security deposit in Washington?
30 days after the rental agreement ends and the tenant moves out (or 30 days after the landlord learns the tenant abandoned the unit).
Is there a limit on security deposits in Washington?
No statewide limit in the general landlord-tenant law (RCW 59.18). Some cities, such as Seattle, set their own limits.
Does a landlord in Washington have to itemize deductions?
Yes. The landlord must give a full and specific statement of the reasons for keeping any of the deposit, with copies of estimates or paid invoices. For the landlord's own work, the statement must show time spent and the hourly rate, plus receipts for materials.