No checklist, no deposit
RCW 59.18.260 forbids collecting a deposit unless the rental agreement is in writing and the landlord gives you, at the start of the tenancy, a written checklist describing the condition and cleanliness of, or existing damage to, the premises: walls, paint and wallpaper, carpets and flooring, furniture and appliances. Both sides sign and date it, and you get a copy plus one free replacement on request. A landlord who collects a deposit without that checklist is liable to you for the amount of the deposit, plus court costs and attorney fees to the prevailing party.
Trust account and interest
Deposits must be placed promptly in a trust account at a Washington financial institution or licensed escrow agent, and you must receive a written receipt and the name, address and location of the depository (RCW 59.18.270). Unless your lease says otherwise in writing, the interest goes to the landlord.
The 30-day statement and its documentation
Within 30 days after the lease ends and you vacate, the landlord must deliver or mail a full and specific statement of why any part of the deposit is kept, with the refund (RCW 59.18.280). The statement must include copies of estimates or invoices. For in-house repairs, it needs material receipts and the time spent at a reasonable hourly rate. The landlord may not withhold for ordinary wear, for carpet cleaning without documented excess wear, for items not documented on the move-in checklist, or more than the cost of repairing the damaged portion.
Remedies
A landlord who misses the 30-day statement is liable for the full deposit and loses most defenses, unless circumstances beyond its control prevented it or you abandoned the unit. For an intentional refusal, the court may award up to two times the deposit, and the prevailing party recovers attorney fees. Nonrefundable fees must be labeled nonrefundable in a written lease, or they are treated as a refundable deposit (RCW 59.18.285). The calculator applies the full-deposit rule.
City rules
Some Washington cities, including Seattle, add local limits on deposits and fees. Check your city's code alongside the state law.
Neighboring states
California also caps deposits at one month for most landlords. Arizona uses a short 14-business-day deadline.
Frequently asked questions
Is there a cap on security deposits in Washington State?
There is no statewide cap. Some cities, including Seattle, have local limits.
Can a Washington landlord collect a deposit without a checklist?
No. A written lease and a signed move-in checklist are required; otherwise the landlord is liable for the amount of the deposit (RCW 59.18.260).
How long does a Washington landlord have to return a deposit?
30 days after the lease ends and you vacate, with a full and specific statement and supporting estimates, invoices or receipts (RCW 59.18.280).
What happens if the landlord misses the deadline?
The landlord is liable for the full deposit. For an intentional refusal, a court may award up to two times the deposit, plus attorney fees.
Sources
- RCW 59.18.260 — written lease and move-in checklist (Washington State Legislature)
- RCW 59.18.270 — trust account, receipt and interest (Washington State Legislature)
- RCW 59.18.280 — 30-day statement and remedies (Washington State Legislature)
- RCW 59.18.285 — nonrefundable fees (Washington State Legislature)
- RCW 59.18.610 — paying deposits in installments (Washington State Legislature)
Last reviewed Oct 17, 2026. Read how we verify. Found an error? Tell us.