General information, not legal advice. Landlord-tenant rules change, and cities and counties can add their own. Check the current statute and local ordinances, and talk to a licensed attorney before you act.
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The short version
- The landlord has 30 days after the tenancy ends and the tenant moves out to return the deposit or send a full and specific statement of the reasons for keeping any part.
- A landlord who misses the deadline owes the full deposit, and a court may award up to twice the deposit for an intentional refusal to return it, plus costs and attorney fees.
- State law generally does not set a dollar or months limit on security deposits.
- The statement must explain each deduction, and landlords generally include supporting documents such as invoices or estimates.
Washington does not cap deposits, but it requires a written move in condition checklist before any deposit is taken. Landlords have 30 days after move out to return the deposit with a full statement of deductions.
Washington security deposits at a glance
| Rule | Washington | Law |
|---|---|---|
| Deposit limit | State law generally does not set a dollar or months limit on security deposits. | Residential Landlord Tenant Act (RCW 59.18) |
| Deadline to return the deposit | The landlord has 30 days after the tenancy ends and the tenant moves out to return the deposit or send a full and specific statement of the reasons for keeping any part. | RCW 59.18.280 |
| Itemized deductions | The statement must explain each deduction, and landlords generally include supporting documents such as invoices or estimates. | RCW 59.18.280 |
| Penalty for wrongful withholding | A landlord who misses the deadline owes the full deposit, and a court may award up to twice the deposit for an intentional refusal to return it, plus costs and attorney fees. | RCW 59.18.280 |
How much you can collect
Deposit limit. State law generally does not set a dollar or months limit on security deposits. (Residential Landlord Tenant Act (RCW 59.18))
Holding the deposit
Where the deposit is held. Deposits are generally held in a trust account at a financial institution, and the tenant is told in writing where the money is kept. (Residential Landlord Tenant Act (RCW 59.18))
Receipts and notices. No deposit may be collected unless the lease is in writing and the written move in checklist has been given to the tenant. (RCW 59.18.260)
Deductions and normal wear and tear
A deposit can cover unpaid rent and damage beyond normal wear and tear. Everyday aging, such as faded paint, small nail holes or light carpet wear, is not damage.
Itemized deductions. The statement must explain each deduction, and landlords generally include supporting documents such as invoices or estimates. (RCW 59.18.280)
Returning the deposit
Deadline to return the deposit. The landlord has 30 days after the tenancy ends and the tenant moves out to return the deposit or send a full and specific statement of the reasons for keeping any part. (RCW 59.18.280)
Penalties for wrongful withholding
Penalty for wrongful withholding. A landlord who misses the deadline owes the full deposit, and a court may award up to twice the deposit for an intentional refusal to return it, plus costs and attorney fees. (RCW 59.18.280)
Mistakes to avoid
- Skipping a dated move-in condition report with photos, then having nothing to compare against at move out.
- Charging for normal wear and tear.
- Missing the return deadline, even by a few days.
- Not asking for a forwarding address before the tenant leaves.
- Losing track of deposit money by mixing it with operating funds without a ledger.
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General information, not legal advice.
Verify current law
We last checked these Washington rules on . Laws change and cities can add their own, so confirm the current text before you rely on it, and talk to a Washington attorney about your situation.
Laws named on this page
- Residential Landlord Tenant Act (RCW 59.18)
- RCW 59.18.280
- RCW 59.18.260
Official sources
Washington forms for this topic
Letters and checklists for this topic
The parts people misread.
Is there a limit on security deposits in Washington?
State law generally does not set a dollar or months limit on security deposits. Source: Residential Landlord Tenant Act (RCW 59.18).
How long does a Washington landlord have to return a deposit?
The landlord has 30 days after the tenancy ends and the tenant moves out to return the deposit or send a full and specific statement of the reasons for keeping any part. Source: RCW 59.18.280.
What happens if a Washington landlord keeps a deposit wrongly?
A landlord who misses the deadline owes the full deposit, and a court may award up to twice the deposit for an intentional refusal to return it, plus costs and attorney fees. Source: RCW 59.18.280.