How much can a landlord deduct from a security deposit in Washington?

A plain-English guide for small landlords · Last reviewed Nov 4, 2026 against RCW 59.18.260, .270, .280 and .285 of the Residential Landlord-Tenant Act, as published on leg.wa.gov (RCW 59.18.260 and .280 last amended by 2023 c 331)

Short answer: Washington sets no dollar cap, but the rules are strict. You can't collect a deposit at all without a written rental agreement and a signed move-in checklist. Within 30 days after the tenancy ends and the tenant moves out, you must give a full and specific statement of why you're keeping any of it, with copies of estimates or invoices, plus any refund.

Miss the 30 days and you're liable for the full deposit and can't argue for keeping any of it (narrow exceptions). An intentional refusal can cost up to two times the deposit, plus the tenant's attorneys' fees if they win.

Not legal advice. This page is general information drawn from Washington's Residential Landlord-Tenant Act (RCW 59.18) and official state and city sources, linked throughout. Laws change, your lease terms matter, and so do the facts of each case. Check the statute or talk to a Washington attorney before you withhold money.

Do the math in 2 minutes: the free Kitwright Security Deposit Deduction Calculator prorates replaced items for wear and tear, totals your deductions, estimates the Washington 30-day date, and prints an itemized statement. No sign-up, and nothing you type leaves your browser.

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Before move-in: the rules that decide whether you can deduct at all

Written agreement: if you take a deposit, the lease or rental agreement must be in writing and state the terms and conditions under which the deposit may be withheld, including (if applicable) that it may be kept for damage the tenant is responsible for (RCW 59.18.260(1)).
Written checklist: no deposit may be collected unless you give the tenant, at the start of the tenancy, a written checklist or statement specifically describing the condition and cleanliness of, or existing damage to, the premises, fixtures, equipment, appliances and furnishings, including walls (paint and wallpaper), carpets and other flooring, furniture, and appliances. Both of you sign and date it, the tenant gets a copy, and the tenant may request one free replacement copy (RCW 59.18.260(2)–(3)).
No checklist, no deposit: collecting a deposit without the checklist makes you liable to the tenant for the amount of the deposit, and the prevailing party may recover court costs and reasonable attorneys' fees (RCW 59.18.260(5)).
Trust account and receipt: put the deposit promptly in a trust account at a financial institution or licensed escrow agent located in Washington; give the tenant a written receipt and written notice of the depository's name, address and location (and any change). Unless otherwise agreed in writing, you keep the interest (RCW 59.18.270).
Nonrefundable fees: money that is nonrefundable can't be called a deposit. A nonrefundable fee needs a written agreement that clearly says it's nonrefundable; without one you owe the fee back, and if the agreement doesn't say "nonrefundable" the fee is treated as a refundable deposit (RCW 59.18.285).

What you can't deduct

Under RCW 59.18.280(1)(c), no portion of any deposit may be withheld:

for wear resulting from ordinary use of the premises;
for carpet cleaning, unless you document wear to the carpet beyond ordinary use;
for repair or replacement of fixtures, equipment, appliances and furnishings whose condition was not reasonably documented in the move-in checklist; or
in excess of the cost to repair or replace the damaged portion, when the damage doesn't encompass the whole item.

Point 4 is why proration and partial repairs matter: charge for the damaged part, not a brand-new whole item.

The 30-day statement

Deadline: within 30 days after termination of the rental agreement and vacation of the premises, or within 30 days after you learn of an abandonment (as defined in RCW 59.18.310) (RCW 59.18.280(1)(a)).
What: a full and specific statement of the basis for retaining any of the deposit, the documentation below, and any refund due under the agreement.
Delivery: personally, or deposited in the U.S. mail, properly addressed to the tenant's last known address, first-class postage prepaid, within the 30 days.
Documentation (RCW 59.18.280(1)(b)): copies of estimates received or invoices paid to reasonably substantiate damage charges. If you or your employee did the repairs: a bill, invoice or receipt for materials (for stock on hand, a bill, invoice, receipt, vendor price list or other vendor document), and a statement of the time spent and the reasonable hourly rate charged.

Make the statement: enter each line in the free calculator, then print the itemized statement and attach your estimates, invoices and time log.

Penalties

Late or missing statement: liable for the full amount of the deposit, and barred from asserting any claim or defense for keeping any of it, unless circumstances beyond your control prevented timely compliance or the tenant abandoned the premises (RCW 59.18.280(2)).
Intentional refusal: the court may in its discretion award up to two times the deposit for intentionally refusing to give the statement, documentation or refund (same exceptions).
Fees: in any action by the tenant to recover the deposit, the prevailing party gets the cost of suit or arbitration including a reasonable attorneys' fee.
Damage above the deposit: you may sue for damage exceeding the deposit plus reasonable attorneys' fees (RCW 59.18.280(3)(a); different rules apply if you claim from the state landlord mitigation program).
Small claims: district court small claims departments hear claims up to $10,000 brought by a natural person and $5,000 in all other cases, such as an LLC (RCW 12.40.010).

Hypothetical worked example

Deposit $1,800. Move-in checklist signed, noting the living-room carpet as "new, clean." At move-out: one bedroom wall has large holes (patch and paint that wall: $260 invoice), and a pet stain ruined one 4×6 ft section of carpet (repair that section: $340 estimate). General scuffs and faded paint elsewhere are ordinary wear.

Wall repair: $260 (invoice attached).
Carpet: $340 for the damaged section only, not replacement of the whole room (RCW 59.18.280(1)(c)(iv)); estimate attached.
Scuffs, faded paint: $0 (ordinary wear).
Total deductions $600; refund $1,200, mailed with the statement within 30 days.

Hypothetical only; the amounts are illustrations, not typical costs.

Local rules (Seattle and other cities)

Some cities add their own rules. The City of Seattle's official Renting in Seattle pages cover local topics including move-in costs, deposit installment payments and the security-deposit checklist. This guide covers state law only; check your city's official site, and follow the stricter rule when both apply.

Quick checklist before you send the refund or statement

Confirm you had a written agreement and a signed move-in checklist; if not, talk to an attorney before withholding anything.
Note the date the tenancy ended and the tenant vacated; calendar day 30.
Remove ordinary wear, undocumented items, and carpet cleaning without documented excess wear.
Charge only for the damaged portion; attach estimates or invoices (and a time log and materials receipts for your own work).
Deliver personally or by first-class mail to the last known address, with any refund, within 30 days.

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Guides for other states

Arizona: how much can a landlord deduct from a security deposit? (14 business-day itemized list after possession and demand, 1.5-month cap, nonrefundable fees in writing, move-out inspection notice, twice-the-amount damages)
California: how much can a landlord deduct from a security deposit? (21-day itemized statement, receipts and photos, 2026 changes)
Florida: how much can a landlord deduct from a security deposit? (15-day full return or 30-day claim notice, tenant 15-day objection, itemized claim)
Georgia: how much can a landlord deduct from a security deposit? (30-day return after possession, move-in/out damage lists, two-month cap, escrow or bond, treble damages for wrongful withholding)
Illinois: how much can a landlord deduct from a security deposit? (30-day itemized statement, 45-day full return if none, double-deposit penalty)
New Jersey: how much can a landlord deduct from a security deposit? (30-day itemized return by personal delivery or registered/certified mail, 1.5-month cap, interest-bearing NJ account with written notice, double damages)
New York: how much can a landlord deduct from a security deposit? (14-day refund, one-month cap, itemized list, forfeiture if late)
North Carolina: how much can a landlord deduct from a security deposit? (30-day itemized accounting (60-day final if needed), statutory deposit caps, trust account or bond, willful noncompliance voids retention)
Ohio: how much can a landlord deduct from a security deposit? (30-day itemized written notice + refund, written forwarding address, wrongful withholding doubled + attorney fees)
Pennsylvania: how much can a landlord deduct from a security deposit? (30-day written damages list + refund, forfeit if late, double excess withheld)
Texas: how much can a landlord deduct from a security deposit? (30-day refund, forwarding address, itemized list, bad-faith penalties)

For every other state's return deadline and statute, see the 51-jurisdiction table in the free deposit calculator.

Also for landlords: Do I need to send a 1099 to my contractor? (IRS rules for 2026 payments)

FAQ

How much can a landlord deduct from a security deposit in Washington?

RCW 59.18.280 does not set a dollar cap. The landlord may keep only amounts allowed by the written rental agreement, and must give a full and specific statement of the basis for retaining any of the deposit, with copies of estimates or invoices, within 30 days. Nothing may be withheld for wear resulting from ordinary use, for carpet cleaning unless wear beyond ordinary use is documented, for items whose condition was not reasonably documented in the move-in checklist, or beyond the cost of repairing or replacing only the damaged portion.

Does a Washington landlord need a move-in checklist?

Yes. Under RCW 59.18.260, no deposit may be collected unless the rental agreement is in writing and the landlord gives the tenant at the start of the tenancy a written checklist or statement describing the condition and cleanliness of, or existing damage to, the premises, fixtures, equipment, appliances and furnishings (including walls, flooring, furniture and appliances). It must be signed and dated by both, with a copy to the tenant. Collecting a deposit without the checklist makes the landlord liable for the amount of the deposit, plus court costs and reasonable attorneys' fees to the prevailing party.

How long does a Washington landlord have to return the deposit?

Within 30 days after termination of the rental agreement and vacation of the premises (or within 30 days after learning of an abandonment under RCW 59.18.310), the landlord must give the full and specific statement, the required documentation, and any refund due. Personal delivery or first-class mail to the tenant's last known address within the 30 days complies (RCW 59.18.280(1)(a)).

What documentation must come with the statement?

Copies of estimates received or invoices paid that reasonably substantiate damage charges. If the landlord or an employee did the work, include a bill, invoice or receipt (or vendor price list or similar vendor document) for materials, and a statement of time spent and the reasonable hourly rate charged (RCW 59.18.280(1)(b)).

What happens if a Washington landlord misses the 30-day deadline?

The landlord is liable for the full amount of the deposit and is barred from asserting any claim or defense for retaining any of it, unless circumstances beyond the landlord's control prevented timely compliance or the tenant abandoned the premises. A court may award up to two times the deposit for an intentional refusal to give the statement, documentation or refund, and the prevailing party gets costs and a reasonable attorneys' fee (RCW 59.18.280(2)).

Can a Washington landlord charge a nonrefundable fee?

Only with a written rental agreement that clearly says the fee is nonrefundable, and the fee may not be called a deposit. Without a written agreement the landlord is liable for the fees collected; if the agreement does not say the fee is nonrefundable, it is treated as a refundable deposit (RCW 59.18.285).

Where does a Washington landlord have to keep the deposit?

In a trust account at a financial institution or licensed escrow agent located in Washington, with a written receipt to the tenant and written notice of the depository's name and address (RCW 59.18.270). Unless otherwise agreed in writing, the landlord is entitled to the interest.

Where do Washington deposit disputes go?

District court small claims departments hear money claims up to $10,000 when brought by a natural person and $5,000 in all other cases (RCW 12.40.010). A landlord may also sue for damages exceeding the deposit (RCW 59.18.280(3)).

Do Seattle or other cities add rules?

They can. The City of Seattle's Renting in Seattle pages cover local rules on move-in costs, deposit installment payments and the security-deposit checklist. Check your city's official site; this guide covers state law only.

Is this legal advice?

No. This page is general information based on RCW 59.18 and RCW 12.40 as published on leg.wa.gov, and official Washington AG and City of Seattle pages, as of November 2026. Read the statute or talk to a Washington attorney before you withhold money.

Sources

RCW 59.18.260 (written agreement and move-in checklist; 2023 c 331 s 3): leg.wa.gov
RCW 59.18.270 (trust account, receipt, transfers): leg.wa.gov
RCW 59.18.280 (30-day full and specific statement, documentation, penalties; 2023 c 331 s 4): leg.wa.gov
RCW 59.18.285 (nonrefundable fees): leg.wa.gov
RCW 59.18, Residential Landlord-Tenant Act: chapter index
RCW 12.40.010 (small claims: $10,000 natural person, $5,000 other): leg.wa.gov
Washington State Office of the Attorney General, Landlord-Tenant
City of Seattle, Renting in Seattle

Not legal advice. Kitwright isn't a law firm. This guide summarizes RCW 59.18 and RCW 12.40 and official Washington and City of Seattle sources as of Nov 4, 2026. Your lease, local ordinances and the facts of the case can change the answer. Confirm with the statute or an attorney.