Security Deposit Not Returned in Washington: What Can I Do?
This page explains Washington's statewide law on security deposits. It covers what your landlord must do when you take a deposit, and how you get it back. Some cities, such as Seattle, add stricter deposit rules. Check your city's guide for local details.
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Before your landlord can take a deposit, you must get a written lease and a written checklist. The checklist lists the condition of the walls, floors, furniture, and appliances. You and your landlord both sign and date it. You have a right to one free replacement copy.
✓ Sources checked September 21, 2026
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If your landlord takes a deposit without giving you a written checklist, your landlord owes you the full deposit back. If you win in court, your landlord must also pay court costs and your attorney's fees.
✓ Sources checked September 21, 2026
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Your landlord must put your deposit in a trust account at a bank, credit union, or licensed escrow agent in Washington. This money is not your landlord's to spend. Your landlord must give you a written receipt and tell you in writing the name and address of the account.
✓ Sources checked September 21, 2026
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If your landlord charges a fee that you cannot get back, the fee must be called nonrefundable in your written lease. If the lease does not say the fee is nonrefundable, the law treats it as a refundable deposit.
✓ Sources checked September 21, 2026
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Before you move in, a landlord may charge a fee to hold the unit for you. This hold fee cannot be more than 25% of your first month's rent. For example, 25% of $1,500 rent is $375. If you move in, your landlord must apply this fee to your first month's rent or your deposit.
✓ Sources checked September 21, 2026
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After you move out, your landlord has 30 days to act. Your landlord must return your deposit or send a full written statement explaining why they kept any of it. This 30-day clock starts when your lease ends and you leave the home. Your landlord must include copies of bills, invoices, or receipts to back up any damage charges.
✓ Sources checked September 21, 2026
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Your landlord cannot keep any part of your deposit for normal wear and tear. Normal wear and tear means wear from ordinary use of your home, not damage beyond that. Your landlord also cannot keep deposit money for carpet cleaning unless the landlord documents carpet wear beyond ordinary use.
✓ Sources checked September 24, 2026
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If your landlord misses the 30-day deadline, your landlord owes you the full deposit back. Your landlord also cannot argue in court that they deserve to keep any of it. This does not apply if something beyond your landlord's control caused the delay, or if you abandoned the home.
✓ Sources checked September 21, 2026
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If a court decides your landlord intentionally refused to return your deposit or send the statement, the court can act. The court may order your landlord to pay up to 2 times the deposit amount. For example, on a $1,500 deposit, the court could award up to $3,000. If you win in court, your landlord must also pay your court costs and attorney's fees.
✓ Sources checked September 21, 2026
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Your landlord has 30 days after you move out to refund your deposit or send a written statement with receipts for what was kept. If you get neither, write to your landlord. Say the type and amount of your deposit, the date you moved out and returned the keys, and that you have not heard back. Ask for the deposit back right away and give your mailing address. Send the letter by certified mail, return receipt requested. Keep a copy of the letter and the receipt.
✓ Sources checked September 22, 2026
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If your landlord will not return your deposit, you can sue in small claims court. You do not need a lawyer for a small claims case. As a person, you can sue for up to $10,000. You get this money only if you win your case and your landlord pays.
RenterLaw editorial Washington State Office of the Attorney General Landlord-Tenant page, Small Claims Court section Washington State Legislature RCW 12.40.010(1)(a)✓ Sources checked September 23, 2026
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