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Washington security deposit: 30 days to get it back

Within 30 days after the rental agreement ends and the tenant moves out (or after the landlord learns the tenant abandoned the unit), the landlord must give a full and specific statement of the basis for keeping any of the deposit, with any refund. Handing it over or first-class mailing it to the last known address within 30 days is timely.

What the law requires

Itemized statement: The statement must include copies of estimates received or invoices paid to substantiate damage charges. If the landlord does the repair itself, it must give receipts for materials and state the time spent and hourly rate. The deposit cannot be kept for ordinary wear, carpet cleaning (unless wear exceeds ordinary use), or items not recorded on the move-in checklist.
Forwarding address: Not required. Mailing the statement and refund to the tenant's last known address within 30 days is timely.
If the landlord breaks the rules: If the landlord misses the deadline, it is liable for the full deposit. If it intentionally refuses to give the statement, documentation or refund, the court may in its discretion award up to two times the deposit. The prevailing party also recovers court costs and reasonable attorney fees.
Loss of the right to deduct: Yes. A landlord that misses the 30-day deadline is liable for the full deposit and is barred from asserting any claim or defense to keep any of it, unless circumstances beyond its control prevented a timely statement or the tenant abandoned the premises.
Deposit cap: No statewide cap in RCW 59.18.260. Seattle caps the deposit and move-in fees combined at one month's rent.
Small claims limit: $10,000 in District Court, Small Claims Department
Statute: RCW 59.18.260, 59.18.270 and 59.18.280 (Residential Landlord-Tenant Act)

Local rules

Seattle (SMC ch. 7.24): deposit and move-in fees combined limited to one month's rent; pet deposit up to 25% of first month's rent; tenants may pay deposits and move-in costs in installments. Other cities may have additional rules; not reviewed.

If your landlord misses the deadline

Write down your dates and gather proof: move-out date, the date you gave your forwarding address, the deposit amount, and anything the landlord sent. Photos and receipts help.
Send a written demand by certified mail, keep the receipt, and cite RCW 59.18.260, 59.18.270 and 59.18.280. Give a date to respond.
If you still aren't paid, file in District Court, Small Claims Department. Deposit claims up to $10,000 can be filed there, usually without a lawyer. Check the court's website for current filing fees and forms.

What a Washington demand letter looks like

Re: Demand for return of security deposit / Rental address: [Street address, unit, city, state ZIP]

Dear [Landlord name]:

I rented the property above from you under a lease that began on [lease start date]. I paid a security deposit of $[deposit amount] on [date paid]. I moved out and returned possession on [move-out date].

My forwarding address is [forwarding address]. Please send my deposit and any required statement to that address.

[A.] I have not received my deposit or an itemized statement of deductions. Under RCW 59.18.260, 59.18.270 and 59.18.280, a landlord must return a tenant's security deposit, or send an itemized statement of any deductions, within 30 days after the tenant moves out. That deadline passed on [deadline date].

Preview of the first part of letter one. Yellow marks the parts you fill in.

Common questions

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

What happens if a Washington landlord keeps the deposit wrongfully?

If the landlord misses the deadline, it is liable for the full deposit. If it intentionally refuses to give the statement, documentation or refund, the court may in its discretion award up to two times the deposit. The prevailing party also recovers court costs and reasonable attorney fees. Yes. A landlord that misses the 30-day deadline is liable for the full deposit and is barred from asserting any claim or defense to keep any of it, unless circumstances beyond its control prevented a timely statement or the tenant abandoned the premises.

Do I have to give my Washington landlord a forwarding address?

Not required. Mailing the statement and refund to the tenant's last known address within 30 days is timely.

Where do I sue for my deposit in Washington?

Deposit claims up to $10,000 can be filed in District Court, Small Claims Department. Check the court's website for current filing fees and forms.

Other states

Rules reviewed October 2026. Laws change, so confirm with the statute before you rely on this page.