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Washington security deposit law

Source: RCW 59.18.253, 59.18.260–59.18.285, 59.18.610 · Checked against the statute

Maximum deposit
No statewide limit. Holding fees are capped at 25% of the first month's rent (RCW 59.18.253(3)).
Return deadline
30 days (see details)
If the landlord keeps it wrongly
Missing the 30-day deadline makes the landlord liable for the full deposit and bars most defenses. The court may award up to two times the deposit for intentional refusal. The prevailing party gets costs and attorneys' fees (RCW 59.18.280(2)).

Calculate your Washington deadline

Choose your state and move-out date to see when your landlord must return the deposit.

When the deposit must be returned

  • Within 30 days after the rental agreement ends and the tenant vacates, give a full and specific statement of the basis for keeping any deposit, with documentation, plus any refund. If the tenant abandoned the unit, the 30 days run from when the landlord learns of it (RCW 59.18.280(1)(a)).

No forwarding-address condition. The landlord complies by personal delivery, or by first-class mail to the tenant's last known address within the 30 days (RCW 59.18.280(1)(a)).

Itemized list of deductions

Required: Yes. A full and specific statement of the basis for withholding, with estimates, invoices, or receipts for damage charges. If the landlord does the repairs, the statement must give the time spent and the hourly rate (RCW 59.18.280(1)(b)).

What can and can't be deducted

No deposit may be withheld for wear from ordinary use. Carpet cleaning can't be charged unless the landlord documents wear beyond ordinary use. Items not documented on the checklist can't be charged. Partial damage can't be charged at full replacement cost (RCW 59.18.260(4), 59.18.280(1)(c)).

Nonrefundable fees

Allowed, but nonrefundable money may not be called a deposit. The written rental agreement must clearly say the fee is nonrefundable. If it doesn't, the fee is treated as a refundable deposit (RCW 59.18.285). On written request, tenants may pay deposits, nonrefundable fees, and last month's rent in installments (RCW 59.18.610). A landlord may offer an optional fee in lieu of a deposit. It requires the statutory disclosure form, can be nonrefundable if disclosed in the lease and acknowledged by the tenant, must be used to buy insurance for the landlord's losses, and isn't a security deposit. The tenant may switch to paying the full deposit at any time. Collection against a fee-paying tenant must start within one year after the tenancy ends (RCW 59.18.670).

Interest, bank account and move-in inspection

  • Interest required: No. Not owed to the tenant. Unless otherwise agreed in writing, the landlord keeps the interest on the trust account (RCW 59.18.270).
  • Separate account required: Yes. Deposits must promptly go into a trust account at a financial institution or licensed escrow agent in Washington. The landlord must give the tenant a receipt and written notice of the depository's name and address (RCW 59.18.270).
  • Move-in inspection required: Yes. No deposit may be collected without a written rental agreement and a signed, dated checklist describing the unit's condition at move-in. The checklist must cover walls, flooring, furniture, and appliances, and the tenant gets a copy. A landlord who collects a deposit without a checklist owes the tenant the full deposit (RCW 59.18.260).

Penalties and bad faith

Missing the 30-day deadline makes the landlord liable for the full deposit and bars most defenses. The court may award up to two times the deposit for intentional refusal. The prevailing party gets costs and attorneys' fees (RCW 59.18.280(2)).

No presumption. The up-to-double award applies to an intentional refusal to give the statement, documentation, or refund. It doesn't apply if circumstances beyond the landlord's control prevented compliance, or if the tenant abandoned the unit (RCW 59.18.280(2)).

Getting your deposit back in court

Small claims court: up to $10,000 when brought by a person. Court information

Before filing, many tenants send a written demand first. Write a Washington demand letter →

City and county rules

  • Seattle: Under SMC 7.24, the deposit plus move-in fees can't exceed one month's rent. Nonrefundable move-in fees are capped at 10% of the first month's rent and limited to screening or cleaning. Pet deposits are capped at 25% of rent. Tenants may pay in installments (up to 6 for leases of 6 months or longer). New rental-fee rules take effect July 1, 2027.

Also good to know

  • If a tenant asks in writing, the landlord must allow deposits, nonrefundable fees, and last month's rent to be paid in installments: three monthly payments for terms of 3 months or longer, otherwise two. This doesn't apply if deposits and fees total 25% of the first month's rent or less and last month's rent isn't required. Refusal carries a penalty of one month's rent plus attorneys' fees (RCW 59.18.610).
  • Charges for ordinary wear or undocumented damage may not be sent to collections or reported to screening services or credit agencies (RCW 59.18.280(3)(b)).
  • For agreements starting on or after July 23, 2023, a landlord's suit for amounts beyond the deposit must be filed within three years (RCW 59.18.280(3)(c)).

Sources

Laws change. This page was checked against the sources above on October 11, 2026. It is legal information, not legal advice; see our methodology.