Auburn, Washington Security Deposit Rules (Ch. 5.23)
Auburn caps amounts paid at the start of tenancy to procure the unit, including the security deposit, at one month's rent (a reasonable extra pet deposit is allowed), and requires a written lease and a signed condition checklist before a deposit is collected.
State law vs Auburn ordinance
| Rule | Washington state law | Auburn ordinance |
|---|---|---|
| Deadline |
| Not found in the ordinance text reviewed |
| Cap | not capped statewide by RCW 59.18 (some local ordinances, e.g. Seattle, add rules, but no statewide dollar cap) | Any amount paid at commencement charged to procure the dwelling unit, including the deposit or as security for performance of the tenant's obligations, must not exceed the allowable monthly rent. Additional security deposits may be added for tenants that have pets, provided those deposits are reasonable and do not embed other types of deposits or fees. (ACC 5.23.040.A.2) |
| Interest | No statewide interest requirement in the verified data. | Not found in the ordinance text reviewed |
| Penalty | If landlord fails to provide the statement/refund within 30 days, landlord becomes liable to tenant for the full amount of the deposit; if the court finds the landlord's refusal to give the statement, documentation, or refund was "intentional," the court may in its discretion award up to 2x the deposit amount, plus the prevailing party (tenant, if they win) may recover costs and reasonable attorneys' fees. If the landlord fails to provide the initial move-in checklist (RCW 59.18.260) before collecting a deposit, landlord is liable for the full deposit amount plus costs/fees. Bad faith required: Yes. | Not found in the ordinance text reviewed |
| Itemization | Required; itemized statement required regardless of amount withheld; must include documentation (estimates/invoices/receipts or a statement of landlord's own repair time and hourly rate) | No security deposit may be collected unless the rental agreement is in writing and a written checklist or statement of condition and existing damages is signed and dated by landlord and tenant, with a copy to the tenant. (ACC 5.23.040 (checklist/trust provisions)) |
| Applies to | Statewide | Residential rentals under ACC Ch. 5.23. Landlord must offer, before entering the rental agreement, the opportunity to pay deposit/security amounts over six months. Written-request installment schedule: 3 equal monthly installments for terms of 3 months or longer (with stated exceptions if total deposit+fees ≤25% of first-month rent and last month's rent is not required). |
RCW 59.18.260, RCW 59.18.280 (Residential Landlord-Tenant Act)
Free Washington template, built from verified state data
I rented [rental property address] from [lease start date] to [move-out date]. I paid a security deposit of $[amount]. I returned the keys on [date] and gave you my forwarding address in writing on [date]. Under Washington law (RCW 59.18.260, RCW 59.18.280), a landlord must return the deposit or send a written, itemized list of deductions within 30 days after termination of the rental agreement and vacation of the premises (or, if tenant abandons, within 30 days after landlord learns of the abandonment).
Statute says
Any amount paid to the landlord by the tenant at the commencement of the tenancy charged for the purpose of procuring and obtaining a dwelling unit, including the deposit or as security for performance of the tenant’s obligations in a lease or rental agreement, must not exceed the allowable monthly rent as permitted by this chapter.
What this means
Auburn caps amounts paid at the start of tenancy to procure the unit, including the security deposit, at one month's rent (a reasonable extra pet deposit is allowed), and requires a written lease and a signed condition checklist before a deposit is collected.
Source accessed: . Verified by: grok, codex, claude.
County small claims courts
| County | Court and city | Limit | Filing fee | E-filing | Court link |
|---|---|---|---|---|---|
| King County | King County District Court, Small Claims Department, Seattle (multiple divisions: Seattle, Shoreline, Kent, Redmond, Burien, Issaquah, Federal Way, Vashon) | $10,000 (statewide) | Statewide filing fee: $50 (statewide fee under RCW 12.40.020) | Yes | Official court website Court page check not recorded |
FAQ
What does Auburn add to state deposit law?
Auburn caps amounts paid at the start of tenancy to procure the unit, including the security deposit, at one month's rent (a reasonable extra pet deposit is allowed), and requires a written lease and a signed condition checklist before a deposit is collected.
What is the ordinance return deadline?
Not found in the ordinance text reviewed
Who does the ordinance cover?
Residential rentals under ACC Ch. 5.23. Landlord must offer, before entering the rental agreement, the opportunity to pay deposit/security amounts over six months. Written-request installment schedule: 3 equal monthly installments for terms of 3 months or longer (with stated exceptions if total deposit+fees ≤25% of first-month rent and last month's rent is not required).