rensure.
Sign in Get started
Washington · security deposit · 3 min read

Washington Security Deposit Return Rules

Direct statutory answer

Under RCW 59.18.280, you give the tenant a written itemized statement and return any refund within 30 days after the tenancy ends and the tenant moves out. Repair estimates, receipts or labor records back each deduction, and ordinary wear cannot be charged.

WASHINGTON STATUTORY RECORDSecurity Deposit Statute Washington Security Deposit Return Rules ESCROW TRUST ACCOUNTDedicated Escrow Account• No commingling with operating funds• Bank name & address notice to tenant• Interest-bearing escrow where mandatedINITIAL DEPOSIT: $2,400.00DEDUCTION: REPAIRS -$350.00REFUND AMOUNT: $2,050.00Itemized Accounting Rules• Written line-item repair invoices• Zero deduction for normal wear & tear• Copies of contractor receipts attached30DAYS POST-VACATEStrict Accounting Window• Statement & refund postmark deadline• Delivery to tenant forwarding address• Statutory penalty for bad-faith delay

Quick Answer

Under RCW 59.18.280, you have 30 days after the tenancy ends and the tenant moves out to give a written statement explaining in detail why you keep any part of the deposit, and to return any refund owed. If the tenant abandons the unit, the 30 days start when you learn of the abandonment. Delivery by hand or by first-class mail postmarked within the 30 days to the tenant’s last known address meets the requirement. Statute text last checked October 22, 2026.

Washington Security Deposit Return Rules: three key points WASHINGTON · KEY POINTS · CHECKED OCT 22, 2026 1 Thirty days 2 Written itemization 3 Back it up

Key Takeaways

  • Thirty days. From the end of the tenancy and move-out.
  • Written itemization. Detail for every amount you keep.
  • Back it up. Repair estimates or paid invoices, receipts, and labor time and rate.
  • Limits on deductions. No charges for ordinary wear, or for carpet cleaning unless wear exceeds ordinary use.
  • Mail by day 30. First-class mail postmarked within the period works.

1. The Statement

The written statement explains in detail why you are keeping part of the deposit. Give each deduction its own line with an amount and a reason, and send the statement together with any refund.

2. Supporting Documents

The statute expects documents behind the charges: repair estimates or paid invoices for damage, receipts or invoices for materials (or a vendor price list for items you stock), and for your own or an employee’s repair work, the time spent and the hourly rate charged.

3. What You Cannot Deduct

You may not withhold for ordinary wear and tear, or for carpet cleaning unless the carpet wear goes beyond ordinary use. Fixtures, equipment, appliances or furnishings whose condition was not recorded on the move-in checklist are also outside deductions, as are repair costs that exceed the cost of fixing the damaged portion.

4. Delivery

Hand delivery or first-class mail to the last known address, postmarked within the 30 days, meets the delivery requirement. Keep a copy and proof of mailing.

5. If the Deadline Is Missed

The statute describes that a landlord who misses the deadline or fails to provide the statement, documentation or refund owes the full deposit amount and may not claim a deduction in the tenant’s case to recover it, unless circumstances beyond the landlord’s control prevented adherence or the tenant abandoned the unit. A court may award up to two times the deposit for intentional refusal, and the prevailing party may recover costs and reasonable attorneys’ fees.

6. A Checklist

  1. Use a signed move-in checklist for every unit.
  2. Record the move-out date and calendar day 30.
  3. Collect estimates, invoices and receipts for each deduction.
  4. Send the itemized statement and refund by day 30.
  5. Keep proof of mailing.

7. What This Guide Does Not Cover

This guide covers RCW 59.18.280. It does not cover deposit handling during the tenancy, nonrefundable fees, or local ordinances. It states the statute and does not predict how a court will rule.

8. Questions Owners Ask

What if the tenant abandons the unit? The 30 days start when you learn of the abandonment.

Is the move-in checklist required? It is the record that supports deductions for condition, so use one.

Is the amount triple? The statute describes up to two times the deposit for intentional refusal.

Does not establish
This guide covers the deposit return rules in RCW 59.18.280. It does not cover local ordinances such as Seattle's, commercial leases, federally assisted housing, or the facts of any individual dispute. For a specific dispute, talk with a Washington attorney.

This guide states the statutory rule as of the date checked; it does not establish that a specific notice or deduction decision was correct, or that it will hold in court.

Washington · a dated record of how you decided

Record how your Washington decision was made

Save the criteria you entered, the date you checked the rule, and the statutory citation for your rental. Works alongside your bank and your accountant.

Explore Washington compliance guides $144 a year · nothing charged to the tenant

Related Washington statutory guides

Washington Landlord Duties: RCW 59.18.060

Last checked 21 Oct 2026

Washington Adverse Action Notice: What to Include

Last checked 30 Sept 2026

Washington 14-Day Pay or Vacate Notice

Last checked 21 Oct 2026

Washington Landlord Entry: 2 Days Notice

Last checked 21 Oct 2026