How long a landlord has to return your deposit, and what you can claim if they miss it
This page covers residential security deposits in Washington, where a landlord has kept some or all of a deposit after a tenancy ends.
It does not cover:
Lease terms and local ordinances can change what applies. Where a city has its own deposit rules, those may differ from the state statute below.
Measured from termination of the rental agreement and vacation of the premises, or — if you abandon the premises — within 30 days after the landlord learns of the abandonment.
A full and specific statement of the basis for retaining any deposit, together with the required documentation and any refund due, within 30 days after termination and vacation (or after the landlord learns of abandonment).
RCW 59.18.280(1)(a) ↗A landlord who withholds in bad faith may be liable for 1x the full deposit.
If the landlord fails to give the statement, documentation, and refund within the 30-day limit, the landlord is liable for the full amount of the deposit. This full-deposit liability attaches automatically on the failure to comply — it is not a discretionary penalty.
RCW 59.18.280(2) ↗A landlord who withholds in bad faith may be liable for 2x the full deposit.
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. This 2x recovery is a discretionary ceiling (up to), requires a finding of "intentional refusal," and is on top of the base full-deposit liability.
RCW 59.18.280(2) ↗The tenant may recover the landlord's attorney fees.
In any action brought by the tenant to recover the deposit, the prevailing party is entitled to the cost of suit or arbitration, including a reasonable attorneys' fee.
RCW 59.18.280(2) ↗The clock does not start on the day you decided to leave. In Washington it starts termination of the rental agreement and vacation of the premises, or — if you abandon the premises — within 30 days after the landlord learns of the abandonment — for most leases that is the date you hand back the keys, not the date your notice period began.
““I kept the deposit for cleaning and damage.””
Washington requires a full and specific statement plus supporting documentation (estimates, invoices, or receipts) within 30 days of termination and vacation. A blanket figure is not a statement. Provide the specific basis and documentation, or return my deposit in full.
RCW 59.18.280(1)
““There was no written checklist, so I don't have to itemize.””
The opposite is true: without a signed written checklist at move-in, you were not entitled to collect the deposit at all, and you are liable for the full amount (RCW 59.18.260(5)).
RCW 59.18.260(2), (5)
““The carpet needed professional cleaning.””
Carpet cleaning may not be withheld unless you document wear beyond ordinary use (RCW 59.18.280(1)(c)(ii)). Ordinary wear from normal living is not chargeable.
RCW 59.18.280(1)(c)(ii)
Every figure on this page comes from the official text, not from a summary. The table below lists each provision used and the date it was last checked against the source.
| Statute | Last verified | Source |
|---|---|---|
| RCW 59.18.280(1)(a) | 2026-10-15 | official text ↗ |
| RCW 59.18.280(2) | 2026-10-15 | official text ↗ |
| RCW 59.18.280(1)(b), (2) | 2026-10-15 | official text ↗ |
| RCW 59.18 (whole chapter) | 2026-10-15 | official text ↗ |
| RCW 59.18.260(2), (5) | 2026-10-15 | official text ↗ |
| RCW 4.16.040(1) | 2026-10-15 | official text ↗ |
Primary reference: RCW 59.18.280. Where the official text and a secondary summary disagree, this page follows the official text and says so. Amendments are recorded on the site changelog.
A self-help letter is the right starting point for a single deposit you can document. Get legal help if:
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Washington Security Deposit Rules
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30 days, counted from termination of the rental agreement and vacation of the premises, or — if you abandon the premises — within 30 days after the landlord learns of the abandonment. RCW 59.18.280(1)(a).
A landlord who withholds in bad faith may be liable for 1x the full deposit. RCW 59.18.280(2)
It runs from termination of the rental agreement and vacation of the premises, or — if you abandon the premises — within 30 days after the landlord learns of the abandonment — the date you vacated and returned the keys, not the date your notice period began.
No — Washington small claims has jurisdiction over money claims up to $10,000 when brought by a natural person, and $5,000 in all other cases. Attorneys are generally not permitted except with the judge's permission.