Overview
Washington state does not cap the amount a landlord may charge as a security deposit, but it does impose strict procedural requirements on how deposits are collected, held, and returned. The Residential Landlord-Tenant Act (Wash. Rev. Code § 59.18) governs these rules and provides significant protections for tenants regarding the documentation and return of deposits.
This guide covers everything landlords and tenants need to know about security deposits in Washington.
Deposit Limits
Washington does not impose a statutory limit on the amount a landlord may charge as a security deposit. However, landlords must comply with the following requirements:
- Written rental agreement: The deposit amount and terms must be disclosed in writing
- Trust account: Deposits must be held in a trust account at a financial institution regulated by Washington state
- Receipt: Landlords must provide a written receipt identifying the name and address of the financial institution where the deposit is held
- Move-in checklist: Landlords must provide a written checklist describing the condition and cleanliness of the unit at move-in, and the tenant must have the opportunity to review and sign it
Failure to comply with the checklist requirement may result in the landlord being unable to make deductions from the deposit.
cite: Wash. Rev. Code § 59.18.260
Allowable Deductions
Landlords may deduct from the security deposit for the following reasons:
- Unpaid rent: Any rent owed at the time of move-out
- Damage beyond normal wear and tear: Costs to repair tenant-caused damage
- Cleaning: Costs to restore the unit to the same level of cleanliness as at move-in
- Other lease obligations: Unpaid utilities or other charges specified in the lease
What Constitutes Normal Wear and Tear?
Normal wear and tear includes:
- Minor scuffs on walls from everyday use
- Small nail holes from hanging pictures
- Worn carpet from regular foot traffic
- Faded paint due to sunlight exposure
- Minor marks on floors from furniture
Damage beyond normal wear and tear includes:
- Large holes in walls
- Stained, burned, or torn carpet
- Broken windows, doors, or fixtures
- Pet damage (scratches, stains, odors)
- Unauthorized modifications to the unit
cite: Wash. Rev. Code § 59.18.280
Return Timeline
Landlords must return the security deposit within 21 days of the tenant vacating the unit and providing a forwarding address. The return must include:
- The remaining deposit amount (if any deductions were made)
- A full and specific statement describing the basis for any deductions, including the estimated or actual cost of repairs
- Documentation supporting the deductions
If the landlord fails to return the deposit or provide the required statement within 21 days, the landlord may be liable for up to twice the deposit amount in damages, plus court costs and reasonable attorney fees.
The tenant is required to provide the landlord with a forwarding address in writing. If the tenant fails to provide a forwarding address, the 21-day period does not begin until the address is provided.
cite: Wash. Rev. Code § 59.18.280
Pre-Move-Out Inspection
Washington law does not specifically require a pre-move-out inspection. However, the move-in checklist requirement serves a similar protective function. The checklist documents the unit's condition at the start of the tenancy and provides a baseline for determining whether damage occurred during the tenancy.
Tenants should:
- Complete the move-in checklist thoroughly and keep a copy
- Take dated photos or video of the unit at both move-in and move-out
- Request a walk-through with the landlord at move-out to discuss any potential deductions
Landlords who fail to provide a move-in checklist may be barred from making deductions from the security deposit.
cite: Wash. Rev. Code § 59.18.260
Dispute Resolution
If a tenant believes their deposit was wrongfully withheld, they can:
- Send a demand letter to the landlord requesting the return of the deposit with a detailed explanation of the dispute
- File a claim in Small Claims Court (up to $10,000 in Washington)
- File a complaint with the Washington State Attorney General's office
- Seek legal counsel for disputes exceeding the small claims limit
Courts may award the tenant up to twice the deposit amount as damages if the landlord intentionally failed to return the deposit or provide the required itemized statement. The court may also award reasonable attorney fees to the prevailing party.