Get Your Full Security Deposit Back in Washington

Planning to move out of your rental in Washington? Getting your full security deposit back can be a major concern. Washington state law protects renters, but understanding your rights and responsibilities can make all the difference when ending your lease. This guide walks you through the key steps, timelines, and forms you need to know, so you can approach moving out with confidence—and maximize your deposit return.

What Is a Security Deposit and How Is It Protected?

A security deposit is money paid to your landlord as financial protection in case of property damage or unpaid rent. In Washington, landlords must:

• Hold deposits in a separate trust account or provide a surety bond
• Give you a written rental agreement describing the deposit
• Provide a detailed written move-in condition checklist when you move in

You can read more about these rules under Washington’s Residential Landlord-Tenant Act, RCW 59.18.260.^[1]

Moving Out: Steps to Protect Your Deposit

To maximize your chances of getting your full security deposit back in Washington, follow these steps:

• Give your landlord written notice (in line with your lease/policy)—usually 20 days before your move date
• Request a move-out inspection with your landlord
• Thoroughly clean your unit and repair damage beyond normal wear and tear
• Document the condition (take time-stamped photos or video, and use your move-in checklist for comparison)
• Return all keys, garage door openers, and applicable access devices
• Provide your landlord with a valid forwarding address in writing

Tip: Always keep a copy of your move-in and move-out documentation. This can help resolve any disputes quickly.

Understanding Possible Deductions

Landlords in Washington can only deduct from your security deposit for:

• Unpaid rent or other lease charges
• Repairs for tenant-caused damage (not normal wear and tear)
• Cleaning only if it restores the unit to the condition it was in at move-in (excluding normal use)

If deductions are made, the landlord must provide you with an itemized statement—with receipts or invoices—within 30 days of your move-out date. If not, you’re entitled to your full deposit back, even if there was property damage.^[2]

Important Forms You May Need

• Move-In/Move-Out Checklist (no official state form number):
  - Used to document the unit’s condition at move-in and move-out, signed by both renter and landlord.
  - Washington sample condition checklist (Attorney General), or check if your landlord’s version meets requirements.
• Request for Return of Security Deposit:
  - If your deposit is withheld or delayed, send a written request to your landlord. While there’s no numbered state form, you can draft your own letter referencing RCW 59.18.280 and keep a copy. See the Attorney General’s security deposit tips and example letter.

What if There’s a Dispute?

If you don’t receive your deposit or disagree with deductions, you have legal options:

• Contact your landlord in writing to attempt to resolve (keep all correspondence for your records)
• If not resolved, you may file a claim in Small Claims Court (Washington State Courts)

Washington’s Attorney General’s Office - Landlord/Tenant Section provides guidance and links to local resources for resolving disputes.

FAQ: Security Deposit Returns in Washington

1. How long does my landlord have to return my security deposit in Washington?
   Landlords must return your deposit, with an itemized deductions statement if applicable, within 30 days of your lease ending and you moving out.
2. What qualifies as ‘normal wear and tear’ under Washington law?
   Normal wear and tear means the expected decline in condition from regular use. Examples include minor carpet wear or faded paint—not holes, stains, or pet damage.
3. Can my landlord keep my deposit for cleaning costs?
   Only if you left the rental less clean than when you moved in (beyond normal use), and only to restore it to initial condition. Your move-in checklist can help clarify this.
4. What can I do if my landlord withholds my deposit without a valid reason?
   You can send a demand letter and, if unresolved, sue in Small Claims Court. Washington law may allow you to recover your deposit plus additional penalties if the landlord acted in bad faith.
5. Do I need to complete a move-out checklist with my landlord present?
   No, but it’s highly recommended. If your landlord can’t attend, thoroughly document the condition on your own and keep detailed records for your protection.

Need Help? Resources for Renters

• Washington Attorney General – Landlord-Tenant Resources: Guides, complaint contacts, and legal information
• Washington State Courts: Small Claims Court information and filing instructions
• Security Deposit Information from the AG’s Office
• Washington LawHelp: Free civil legal aid and educational materials

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1. Washington Residential Landlord-Tenant Act (RCW 59.18)
2. RCW 59.18.280 (Security deposit return rules)

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