Kirkland, Washington Security Deposit Rules (Ch. 7.75)
Kirkland caps all move-in fees and security deposits charged before possession at one month's rent.
State law vs Kirkland ordinance
| Rule | Washington state law | Kirkland 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) | All move-in fees and security deposits charged before a tenant takes possession shall not exceed one month's rent, except subsidized housing where rent is income-based (Housing Choice Voucher tenancies are not within that exception). (KMC 7.75.040(a)) |
| 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) | Not found in the ordinance text reviewed |
| Applies to | Statewide | Residential rental agreements in Kirkland under KMC Ch. 7.75. Income-based subsidized housing (other than HCV/Section 8) is excepted from the cap. Existing leases predating September 17, 2022 are not rewritten by the ordinance. |
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
All move-in fees and security deposits charged by a landlord before a tenant takes possession of a dwelling unit shall not exceed one month’s rent, except in subsidized housing where the amount of rent is set based on the income of the tenant. The exception for subsidized housing shall not include tenancies regulated under Section 8 of the Housing Act of 1937, 42 U.S.C. 1437f, commonly known as the housing choice voucher program.
What this means
Kirkland caps all move-in fees and security deposits charged before possession at one month's rent.
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 Kirkland add to state deposit law?
Kirkland caps all move-in fees and security deposits charged before possession at one month's rent.
What is the ordinance return deadline?
Not found in the ordinance text reviewed
Who does the ordinance cover?
Residential rental agreements in Kirkland under KMC Ch. 7.75. Income-based subsidized housing (other than HCV/Section 8) is excepted from the cap. Existing leases predating September 17, 2022 are not rewritten by the ordinance.