DisputeKit / Washington
How long does a Washington landlord have to return a security deposit?
30 days. Under Revised Code of Washington § 59.18.280, a landlord must give a full and specific statement of the basis for keeping any of the deposit, with copies of estimates or invoices supporting damage charges, together with any refund due within 30 days. The clock starts when you move out and hand back possession of the unit. If they miss that deadline, they lose the right to keep any part of the deposit. A court may also award up to two times the amount of the deposit if the landlord intentionally refused to give the statement, documentation, or refund due, and the prevailing party in a suit to recover the deposit is also entitled to costs and reasonable attorneys' fees.
I moved out of my place in on and my landlord still has my $ deposit.
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Conditions that change the deadline
- The 30 days run from the end of the rental agreement and the tenant moving out; if the tenant abandoned the unit, they run from when the landlord learns of the abandonment.
- The landlord meets the deadline by handing the statement and refund to the tenant or mailing them first-class to the tenant's last known address within the 30 days.
What Washington law says about deductions and your rights
- No part of the deposit may be kept for wear from ordinary use of the premises.
- Carpet cleaning may only be charged if the landlord documents carpet wear beyond ordinary use.
- Repairs or replacement of fixtures, appliances and furnishings cannot be charged if their condition was not reasonably documented in the written move-in checklist.
- If the landlord or an employee did the repairs, the statement must include the time spent and the reasonable hourly rate charged.
- Damage charges not backed by the required documentation may not be charged to the tenant or sent to collections, a consumer reporting agency, or a tenant screening service.
If the deadline has passed
Send a written demand letter. State the dates and amounts, the law and the deadline, and a date by which you expect payment. Keep proof that you sent it.
If they still don't pay, you can file in small claims court. The limit in Washington is $10,000 for individuals ($5,000 for other plaintiffs) in the small claims department of district court, and the filing fee is $35 plus any local dispute-resolution surcharge set by the county, plus the cost of serving the defendant.
Steps
- Find your move-out date and deposit amount
- Work out when the clock started: The clock starts when you move out and hand back possession of the unit
- Count 30 days from that date to find the deadline
- Send a written demand letter citing the law
- File in small claims court if unpaid
Common questions
When does the clock start in Washington?
The clock starts when you move out and hand back possession of the unit.
What if I got part of my deposit back?
You can still ask for the rest. Your claim is the deposit minus what was returned and minus any deductions you agree were allowed.
Can I get more than my deposit back?
Possibly. Washington law allows a court to award up to two times the amount of the deposit if the landlord intentionally refused to give the statement, documentation, or refund due, and the prevailing party in a suit to recover the deposit is also entitled to costs and reasonable attorneys' fees. A judge decides; it is not guaranteed.
Do I need a lawyer?
Not usually. Small claims court in Washington is designed for people without lawyers. For advice about your situation, talk to a licensed attorney.