Washington Security Deposit Law

Maximum deposit

Washington sets no maximum security deposit, but on written request a tenant may pay deposits, nonrefundable fees and last month's rent in installments (unless they total ≤25% of the first month's rent and last month's rent isn't required up front), and holding fees are capped at 25% of the first month's rent (RCW 59.18.610). (RCW 59.18.610, RCW 59.18.260)

Return deadline

Within 30 days after the lease ends and the tenant moves out (or 30 days after learning of abandonment), the landlord must refund the deposit or deliver a full and specific written statement of deductions with supporting estimates, invoices or receipts (RCW 59.18.280(1)). (RCW 59.18.280(1))

Itemized statement of deductions

Any deduction requires a full and specific written statement plus copies of estimates, invoices or receipts (and time and hourly rate for landlord-performed repairs), and damage deductions are allowed only for conditions documented on the signed move-in checklist (RCW 59.18.280(1); RCW 59.18.260). (RCW 59.18.280(1)(a)-(c), RCW 59.18.260(2)-(3))

Interest on the deposit

Landlords do not have to pay tenants interest on deposits (the landlord keeps trust-account interest unless the lease says otherwise), but deposits must be placed in a Washington trust account and the tenant must get a written receipt naming the depository (RCW 59.18.270). (RCW 59.18.270)

Deposits must be held in a trust account at a Washington financial institution or licensed escrow agent; unless otherwise agreed in writing, the landlord keeps any interest. Landlord must give a written receipt and the depository's name and address.

Penalty for wrongful withholding

A landlord who fails to deliver the statement, documentation and refund within 30 days owes the full deposit, and a court may award up to twice the deposit for intentional refusal, plus attorneys' fees to the prevailing party (RCW 59.18.280(2)). (RCW 59.18.280(2), RCW 59.18.260(5))

Where the deposit is held

Washington landlords must promptly place deposits in a trust account at a Washington financial institution or licensed Washington escrow agent (RCW 59.18.270). (RCW 59.18.270)

The landlord keeps the account interest unless agreed otherwise in writing, and on a sale the funds must move to an equivalent trust account of the new landlord.

Receipt or written notice of the deposit

A Washington tenant who pays a deposit is entitled to a written receipt plus written notice of the depository's name, address and location, including any later change (RCW 59.18.270). (RCW 59.18.270)

A holding fee or deposit taken before move-in also requires an immediate receipt and a written statement of when it may be kept (RCW 59.18.253(2)).

Move-in condition checklist

No deposit may be collected in Washington unless the lease is written and the tenant receives a signed, dated checklist describing the unit's condition at move-in (RCW 59.18.260(2)-(3)). (RCW 59.18.260)

The checklist must cover walls, flooring, furniture and appliances; collecting a deposit without one makes the landlord liable for the full deposit plus costs and attorneys' fees (RCW 59.18.260(5)).

Pet deposits

Washington's Residential Landlord-Tenant Act sets no pet-specific deposit rule, so pet deposits follow the general deposit sections (RCW 59.18.260-.285). (RCW 59.18.260)

Nonrefundable fees

Nonrefundable fees are allowed in Washington only under a written lease that clearly says they are nonrefundable, and they can never be labeled a deposit (RCW 59.18.285). (RCW 59.18.285)

Without a written lease the landlord owes back every nonrefundable fee; if the lease fails to say nonrefundable, the fee is treated as a refundable deposit.

Small-landlord exemptions

Washington's deposit rules contain no carve-out for small or owner-occupant landlords; the only installment exception turns on the size of the up-front charges, not the landlord (RCW 59.18.610(1)(b)). (RCW 59.18.610, RCW 59.18.260)

Deposit alternatives and installments

Washington tenants can ask in writing to pay deposits, nonrefundable fees and last month's rent in installments, and landlords may offer an optional monthly fee in lieu of a deposit only with a statutory disclosure form (RCW 59.18.610, 59.18.670). (RCW 59.18.610, RCW 59.18.670)

Installments run over 3 months for terms of 3+ months (2 otherwise) unless up-front charges are 25% of rent or less with no last-month's rent; refusal costs one month's rent plus fees. A fee-in-lieu must buy landlord insurance, be offered to every approved applicant, and can be swapped for a full deposit at any time.