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Security Deposit Return in Washington

September 27, 2026 · LawDiver Research Team

If you only remember one point about getting a security deposit back in Washington, remember this: The cap is No statewide cap (local ordinances such as Seattle may impose limits). The return deadline is 30 days after termination of the tenancy / surrender of possession (14 days in some no-deduction postures under recent amendments—confirm current RCW text), with an itemized statement. Interest: No statewide interest requirement. Procedure, examples, and the opinions below hang off Wash. Rev. Code §§ 59.18.260 to 59.18.280. Wrongful withholding can support liability for the deposit amount plus up to twice the amount wrongfully withheld and attorney fees under RCW 59.18.280.

Interest and accounting

No statewide interest requirement.

Walking through Washington facts

Use this walkthrough to see which Washington authority does the work at each step.

A residential tenant moves out of a Washington rental and the landlord has not returned the deposit.

Check the cap that applied when the deposit was collected: No statewide cap (local ordinances such as Seattle may impose limits).
Calendar the return deadline: 30 days after termination of the tenancy / surrender of possession (14 days in some no-deduction postures under recent amendments—confirm current RCW text), with an itemized statement
Interest, if any: No statewide interest requirement.
If the landlord keeps money without the required accounting: Wrongful withholding can support liability for the deposit amount plus up to twice the amount wrongfully withheld and attorney fees under RCW 59.18.280.

Washington does not set a statewide deposit maximum. Landlords must return deposits with an itemized statement on the statutory timeline under the Residential Landlord-Tenant Act. Check city ordinances for stricter caps. District court handles many disputes.

Penalties for wrongful withholding

Wrongful withholding can support liability for the deposit amount plus up to twice the amount wrongfully withheld and attorney fees under RCW 59.18.280.

Practical process for tenants and landlords

Document the unit with dated photos or video at move-in and move-out, keep the lease and any inspection checklist, and send a dated written demand if the deadline passes without a lawful accounting.

Case law: security deposits in Washington

Elaine Carlstrom, Respondent, v. David A. Hanline, Appellant

Elaine Carlstrom, Respondent, v. David A. Hanline, Appellant, 98 Wash. App. 780 (2000)

…the number of months. Paragraph fourteen designated $200 as security deposit. Paragraph 16 of the lease provided that: “$200.00 deposit is nonrefundable if tenant moves out within first 6 months.” During the tenancy Hanline complained to Carlstrom about housing code violations. Hanline sent Carlstrom a letter on March 4, 1998, complaining about a malfunctioning furnace. In the…

Elaine Carlstrom, Respondent, v. David A. Hanline, Appellant is worth reading on Washington security deposits because the court put the point in its own words: "Paragraph fourteen designated $200 as security deposit. Paragraph 16 of the lease provided that: “$200.00 deposit is nonrefundable if tenant moves out within first 6 months.” During the tenancy Hanline complained to Carlstrom about housing code violations." Use that passage as the starting point, then read the facts that precede it.

Transpac Development, Inc. v. Young Suk Oh

Transpac Development, Inc. v. Young Suk Oh, 132 Wash. App. 212 (2006)

…deling and moving expenses, loss of subtenant rent, and his security deposit. ¶8 In January 2002, Transpac sued Oh, alleging he owed rent and fees from the time that he left, as well as rent for the remaining term of the lease. Oh answered, denying this claim. As affirmative defenses, he asserted that Transpac had failed to mitigate its damages and that Transpac was barred by e…

Practitioners open Transpac Development, Inc. v. Young Suk Oh when Washington security deposits turns on the distinction in this sentence: "In January 2002, Transpac sued Oh, alleging he owed rent and fees from the time that he left, as well as rent for the remaining term of the lease. Oh answered, denying this claim." Do not lift it out of the facts the court was deciding.

Delores F. Sardam, Respondent, v. Mildred D. Morford, Petitioner

Delores F. Sardam, Respondent, v. Mildred D. Morford, Petitioner, 51 Wash. App. 908 (1988)

…atory action by Ms. Sardam, trespass, failure to return the security deposit, and breach of the covenant of quiet enjoyment and of the implied warranty of habitability. Ms. Morford sought damages for emotional distress, personal injury and property damage. After trial, the court ruled Ms. Sardam had substantially complied with RCW 59.18.280 (regarding return of the security dep…

Washington opinions such as Delores F. Sardam, Respondent, v. Mildred D. Morford, Petitioner are cited where security deposits is disputed. The court stated: "Ms. Sardam, trespass, failure to return the security deposit, and breach of the covenant of quiet enjoyment and of the implied warranty of habitability. Ms. Morford sought damages for emotional distress, personal injury and property damage. After trial, the court ruled Ms." That is the language to brief; the rest of the decision supplies the procedural posture.

Transpac Development, Inc. v. Oh

Transpac Development, Inc. v. Oh, 130 P.3d 892 (2006)

…deling and moving expenses, loss of subtenant rent, and his security deposit. ¶ 8 In January 2002 Transpac sued Oh, alleging he owed rent and fees from the time that he left, as well as rent for the remaining term of the lease. Oh answered, denying this claim. As affirmative defenses he asserted that Transpac had failed to mitigate its damages, and that Transpac was barred by e…

On security deposits, Transpac Development, Inc. v. Oh speaks to the Washington dispute in this passage: "In January 2002 Transpac sued Oh, alleging he owed rent and fees from the time that he left, as well as rent for the remaining term of the lease. Oh answered, denying this claim." The surrounding opinion shows how the court applied that language to the record.

The State of Washington, Respondent, v. Anthony Schwab, Et Al, Appellants

The State of Washington, Respondent, v. Anthony Schwab, Et Al, Appellants, 103 Wash. 2d 542 (1985)

…itution in the sum of $125 to a tenant found to have made a security deposit that had not been returned and awarded judgment to the State against the defendant for $8,800 in civil penalties and $25,000 in attorneys' fees. Thus, the total judgment against the defendant was $33,925 plus costs. The defendant was also enjoined from further similar acts. In argument before this cour…

Practitioners open The State of Washington, Respondent, v. Anthony Schwab, Et Al, Appellants when Washington security deposits turns on the distinction in this sentence: "State against the defendant for $8,800 in civil penalties and $25,000 in attorneys' fees. Thus, the total judgment against the defendant was $33,925 plus costs. The defendant was also enjoined from further similar acts." Do not lift it out of the facts the court was deciding.

Silver v. Rudeen Mgmt. Co., Inc.

Silver v. Rudeen Mgmt. Co., Inc., 197 Wash. 2d 535 (2021)

…-1 In this case, a residential landlord withheld a tenant’s security deposit after the termination of the tenancy, demanding a large sum of money for alleged excessive wear and tear to the premises. Two years and two months later, the tenant filed suit, alleging that the landlord failed to comply with the RLTA and seeking to recover his security deposit. The tenant claimed that…

Silver v. Rudeen Mgmt. Co., Inc. is worth reading on Washington security deposits because the court put the point in its own words: "In this case, a residential landlord withheld a tenant’s security deposit after the termination of the tenancy, demanding a large sum of money for alleged excessive wear and tear to the premises." Use that passage as the starting point, then read the facts that precede it.

Jessica Mae Goodeill, Petitioner, v. Madison Real Estate, Respondent

Jessica Mae Goodeill, Petitioner, v. Madison Real Estate, Respondent, 191 Wash. App. 88 (2015)

….280 precludes her landlord from retaining a portion of her security deposit because it failed to timely provide her a full and specific statement of the basis for retaining her deposit. Her landlord argues that an exception to RCW 59.18.280 applies: “[C]ircumstances beyond [its] control prevented [it] from providing the statement within ... fourteen days.” We hold that a landl…

Practitioners open Jessica Mae Goodeill, Petitioner, v. Madison Real Estate, Respondent when Washington security deposits turns on the distinction in this sentence: "Her landlord argues that an exception to RCW 59.18.280 applies: “[C]ircumstances beyond [its] control prevented [it] from providing the statement within ... fourteen days." Do not lift it out of the facts the court was deciding.

Key takeaways

Maximum deposit: No statewide cap (local ordinances such as Seattle may impose limits)
Return deadline: 30 days after termination of the tenancy / surrender of possession (14 days in some no-deduction postures under recent amendments—confirm current RCW text), with an itemized statement
Interest: No statewide interest requirement.
Penalties: Wrongful withholding can support liability for the deposit amount plus up to twice the amount wrongfully withheld and attorney fees under RCW 59.
Primary authority: Wash. Rev. Code §§ 59.18.260 to 59.18.280.

Deposit limits in Washington

No statewide cap (local ordinances such as Seattle may impose limits)

When the deposit must be returned

30 days after termination of the tenancy / surrender of possession (14 days in some no-deduction postures under recent amendments—confirm current RCW text), with an itemized statement

Frequently asked questions

How much can a landlord charge for a security deposit in Washington?