Do this today
- Keep move-in and move-out photos, dated, of every room and the condition of walls, floors, appliances, and keys.
- Keep the lease, the receipt for the deposit, and a record of how keys were returned.
- Give a forwarding address in writing.
- List each disputed deduction in one sentence with the reason.
What usually has to be proven?
A deposit dispute in Washington is a records problem first. What was paid, what was deducted, what the unit looked like at both ends, and whether keys were returned as the lease required. Washington Residential Landlord-Tenant Act is the chapter to open for caps, timing, and itemization — not a national chart.
Should I send a demand letter?
A calm, dated letter that lists each deduction and a way to reach you is something any renter can write. Send it in a way you can prove. Small-claims court exists in Washington; whether it is worth filing, and what the court can order, is a question for legal aid or the court's own self-help materials.
Is Seattle the same as the rest of Washington?
RCW 59.18 is statewide. Seattle, Tacoma, and other cities have added local just-cause, notice, and relocation rules. Those ordinances stop at the city line. Spokane has its own rental program. Use the city of the unit.
The Washington chapter
Washington Residential Landlord-Tenant Act (Wash. Rev. Code §§ 59.18.010 to 59.18.912) is the starting point. We name it. We do not paraphrase a day-count or a dollar cap out of it.
Washington's Residential Landlord-Tenant Act is Chapter 59.18 of the Revised Code of Washington, and the Attorney General maintains a landlord–tenant page for renters. Several Washington cities add local protections.
Seattle, Tacoma, Burien and other Washington cities have adopted local tenant-protection ordinances that add to state law. Check the city clerk or housing office for the address in question.
Official sources
- StatuteRCW Chapter 59.18 — Residential Landlord-Tenant ActWashington State Legislature, the official code publisher.
- State agencyWashington Attorney General — Landlord-TenantState guidance for renters and landlords.
- Free legal helpWashingtonLawHelp — Tenants' rights: While you are rentingStatewide legal-aid guide for Washington tenants.
- Statute indexCornell LII landlord-tenant tableWash. Rev. Code §§ 59.18.010 to 59.18.912
- FederalHUD — Washington
- Free legal helpLawHelp.org — Washington
Common questions
Is there a national cap on security deposits in Washington?
No. Any cap, any itemization rule, and any return deadline for Washington live in Washington Residential Landlord-Tenant Act — sometimes in a city rule too. This site does not reprint them.
Can my landlord in Washington keep the deposit for normal wear?
Ordinary wear and damage are different ideas in most states. What counts as each is a Washington and facts question. Photos from move-in and move-out are what make that argument possible.
Where do I confirm the Washington deposit rule?
Open Washington Residential Landlord-Tenant Act, or take the file to legal aid. A city housing department may add rules the state does not.
Is Seattle the same as the rest of Washington?
RCW 59.18 is statewide. Seattle, Tacoma, and other cities have added local just-cause, notice, and relocation rules. Those ordinances stop at the city line. Spokane has its own rental program. Use the city of the unit.
The national security deposit guide has the full sequence. Open the security deposit guide
People also ask
Last reviewed 8 September 2026. Legal information, not legal advice. Not a law firm. hello@renterprotection.org