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Security deposit · Washington

30 days after lease ends and you vacate.

By housr editorsStatute text checked 2026-10-05Legal review pending
A named legal reviewer hasn't signed this page yet. We read and quoted the statute ourselves on 2026-10-05. Until review, this page isn't indexed by search engines. This is information, not legal advice. See legal review.
The short answerRCW 59.18.280
Deadline30 calendar days
Before it appliesA signed move-in checklist must exist
If kept in bad faithLate or missing statement: liable for the full deposit

The rule

In Washington, the clock starts when: lease ends and you vacate. The landlord then has 30 calendar days. The statute says:

“Within 30 days after the termination of the rental agreement and vacation of the premises…”

No checklist at move-in, no deposit: a landlord who took one without a signed checklist is liable for the full amount (RCW 59.18.260).

For example, if you returned the keys on Oct 25, 2026, the date would be Nov 24, 2026. Use the Clock for your own dates.

What the landlord has to send

A full and specific statement of the basis for keeping any of it, with copies of estimates or invoices (and the time and hourly rate for the landlord's own work).

“No portion of any deposit may be withheld: (i) For wear resulting from ordinary use of the premises; (ii) For carpet cleaning unless the landlord documents wear to the carpet that is beyond wear resulting from ordinary use of the premises…”
RCW 59.18.280(1)(c)
“If the landlord collects a deposit without providing a written checklist at the commencement of the tenancy, the landlord is liable to the tenant for the amount of the deposit…”
RCW 59.18.260(5)

Do this

On move-out day

Give your forwarding address in writing and keep proof of sending. Photograph every room before you return the keys.

Deductions and wear and tear

No portion may be withheld for wear resulting from ordinary use, or for carpet cleaning unless the landlord documents wear beyond ordinary use (RCW 59.18.280(1)(c)).

Washington has statute text on specific charges:

For a charge to replace something old, Fair Charge works out a prorated estimate from the item's age and useful life, and says where the useful life comes from. See also the item guides for carpet, paint and cleaning.

If the deadline passes

Late or missing statement: liable for the full deposit. Intentional refusal: the court may award up to two times the deposit. The winner gets costs and reasonable attorneys' fees.

“The court may in its discretion award up to two times the amount of the deposit for the intentional refusal of the landlord to give the statement, documentation, or refund due…”
RCW 59.18.280(2)

The usual first step is a written demand that states the date the deposit was due and cites the statute. Our demand letter does that and carries any disputed deductions.

Your next steps

Sources

  1. RCW 59.18.280 · checked 2026-10-05
  2. RCW 59.18.200(1)(a) (notice to vacate) · checked 2026-10-05

Information, not legal advice. Statutes are quoted from official legislature sites; summaries are ours. Spotted an error? Tell us.