Security deposits are a significant upfront cost when renting in Seattle. Washington State law provides important protections for tenants, including the crucial checklist requirement that can prevent landlords from making improper deductions. Here's everything you need to know.
(no state maximum)
after move-out
move-in & move-out
The Checklist Requirement (Critical!)
Washington State law (RCW 59.18.260) has a powerful protection called the checklist requirement:
If Your Landlord Didn't Provide a Checklist...
If your landlord failed to provide a written checklist describing the unit's condition at move-in, they cannot deduct ANYTHING from your security deposit at move-out (except unpaid rent). This is Washington law.
The checklist must:
- Be provided at or before the beginning of your tenancy
- Describe the condition of the unit and its fixtures
- Be signed by both landlord and tenant (or tenant's opportunity to sign noted)
- Include a similar checkout checklist when you move out
How Much Can Landlords Charge?
Unlike some states, Washington does not cap security deposit amounts. However:
- Most Seattle landlords charge one month's rent
- Some may charge 1.5x to 2x for pets or higher-risk tenants
- Last month's rent is often collected separately (not considered "deposit")
- Non-refundable fees (like cleaning fees) must be clearly labeled as such
Where Your Deposit Must Be Held
Washington law requires landlords to:
- Hold deposits in a trust account — At a bank in Washington State
- Provide written receipt — With name and address of bank
- Keep it separate — Cannot commingle with landlord's personal funds
What Can Be Deducted?
Landlords can only deduct for actual damages beyond normal wear and tear. Here's the difference:
Normal Wear & Tear (NOT deductible)
- • Faded paint from sunlight
- • Minor scuffs on walls
- • Worn carpet in high-traffic areas
- • Small nail holes from hanging pictures
- • Loose door handles from normal use
- • Minor marks on wood floors
- • Grime on appliances (normal cleaning)
Actual Damage (CAN be deducted)
- • Holes in walls (beyond small nail holes)
- • Broken windows or doors
- • Stained or burned carpet
- • Damaged appliances
- • Pet damage
- • Unreturned keys
- • Unpaid rent or utilities
Getting Your Deposit Back
When you move out, your landlord must return your security deposit within 21 days. Here's the process:
The 21-Day Rule
Request a walk-through with your landlord
In writing—email is fine. Keep a copy.
Must mail full deposit OR itemized statement with any remaining balance
If landlord misses the 21-day deadline, they may forfeit the right to any deductions
What If Your Landlord Won't Return It?
If your landlord doesn't return your deposit within 21 days (or keeps it without valid reasons), you have options:
- Send a demand letter — Certified mail, requesting return within 7-10 days. Cite RCW 59.18.280.
- File in Small Claims Court — For amounts up to $10,000. Filing fee is around $50-75.
- Potential double damages — If landlord acted in bad faith, court may award up to 2x the wrongfully withheld amount.
Small Claims Court Tips
- • File in King County District Court (or appropriate county)
- • Bring all documentation (lease, checklists, photos, demand letter)
- • You can sue for the deposit, court costs, and potentially double damages
- • No lawyer needed—it's designed for self-representation
- • Cases usually heard within 1-2 months
How to Protect Your Deposit
At Move-In
- • Get that checklist! This is your most important protection
- • Take photos and videos of every room with timestamps
- • Note any existing damage on the checklist
- • Test all appliances and fixtures
- • Email photos to yourself (creates timestamped record)
- • Keep a copy of the signed checklist
During Your Tenancy
- Report maintenance issues in writing (creates record)
- Keep copies of all communication with landlord
- Don't make alterations without written permission
- Document any repairs or improvements you make
At Move-Out
- • Clean the apartment thoroughly
- • Fill small nail holes if required
- • Take photos/video of final condition
- • Request a walk-through with landlord
- • Complete the checkout checklist together
- • Return all keys
- • Provide forwarding address in writing
Common Landlord Violations
Watch out for these illegal practices:
Illegal Deposit Practices in Washington
- ✗No checklist provided — Cannot deduct anything (except unpaid rent)
- ✗Deducting for normal wear — Can only deduct for actual damage
- ✗Missing the 21-day deadline — May forfeit right to deductions
- ✗No itemized statement — Must explain all deductions in writing
- ✗Charging for pre-existing damage — Checklist proves prior condition
- ✗Not holding in trust account — Must use Washington bank
Non-Refundable Fees
In Washington, landlords can charge non-refundable fees (like cleaning fees), but:
- Must be clearly stated as non-refundable in writing
- Must be agreed to before move-in
- Cannot be called a "deposit"
- If not clearly labeled as non-refundable, it's treated as a refundable deposit