Washington Security Deposit Law: No Checklist, No Deposit; Refund Within 30 Days
A Washington landlord may not collect a deposit unless the lease is in writing and the tenant gets a signed, dated move-in checklist describing the unit's condition (RCW 59.18.260(2)–(3)). Without the checklist, the landlord is liable to the tenant for the amount of the deposit (RCW 59.18.260(5)).
Within 30 days after the agreement ends and you vacate, the landlord must give a full and specific statement of anything kept, with estimates or invoices, together with any refund (RCW 59.18.280(1)).
Miss that and the landlord is liable for the full deposit, and a court may award up to twice the deposit for an intentional refusal (RCW 59.18.280(2)).
Before you move in: the checklist
| Rule | Detail | Statute |
|---|---|---|
| Written lease | Required if any deposit is collected, stating when it may be withheld | RCW 59.18.260(1) |
| Move-in checklist | Required before a deposit can be collected: condition of walls, carpets and flooring, furniture, appliances, signed and dated by both sides, with a copy to you | RCW 59.18.260(2)–(3) |
| No checklist | Landlord is liable to you for the amount of the deposit; the winner recovers court costs and attorney’s fees | RCW 59.18.260(5) |
| Where it is held | Promptly in a trust account at a Washington financial institution or licensed escrow agent, with a written receipt and notice of where it is held | RCW 59.18.270 |
After you move out: 30 days
Within 30 days after the rental agreement ends and you vacate (or after the landlord learns you abandoned the unit), the landlord must give you (RCW 59.18.280(1)):
- a full and specific statement of the basis for keeping any of the deposit,
- copies of estimates or paid invoices supporting damage charges, and for work done by the landlord’s own staff, the time spent and the hourly rate,
- any refund due.
Mailing first-class to your last known address within the 30 days counts.
Work out your 30-day deadline with the calculator
What cannot be deducted
No part of the deposit may be kept for (RCW 59.18.280(1)(c)):
- wear from ordinary use of the premises
- carpet cleaning, unless the landlord documents wear beyond ordinary use
- repair or replacement of fixtures, appliances or furnishings whose condition was not reasonably documented in the move-in checklist
- more than the cost of repairing or replacing the damaged part, when only part of an item is damaged
If the landlord misses the deadline
The landlord is liable for the full deposit and, in your suit to recover it, cannot raise any claim or defense for keeping it, unless circumstances beyond the landlord’s control prevented the statement or you abandoned the unit. For an intentional refusal, the court may award up to twice the deposit. The winning side recovers costs and reasonable attorney’s fees (RCW 59.18.280(2)).
Rent increases need 90 days’ notice
A landlord must give at least 90 days’ written notice of a rent increase, and the increase cannot take effect before the end of the rental agreement’s term (RCW 59.18.140(3)(a)). For subsidized tenancies with income-based rent, the minimum is 30 days (RCW 59.18.140(3)(b)).
Common questions
Q. I never signed a move-in checklist. Do I get my deposit back?
A. A landlord who collected a deposit without giving you a checklist at the start of the tenancy is liable to you for the amount of the deposit (RCW 59.18.260(5)).
Q. Can the landlord just say “cleaning, $400”?
A. The statement must be full and specific and come with estimates or invoices that reasonably substantiate the charges (RCW 59.18.280(1)(a)–(b)).
Statutes (official text): RCW 59.18.260 · RCW 59.18.270 · RCW 59.18.280 · RCW 59.18.140
This page explains the statute in general terms and is not legal advice. Local ordinances, your lease and court decisions can add rules. Found an error or a law change? Tell us.