Tacoma, Washington Security Deposit Rules (Ch. 1.95)
TMC 1.95 requires a written rental agreement and a signed move-in condition checklist before any security deposit may be collected.
State law vs Tacoma ordinance
| Rule | Washington state law | Tacoma 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) | Not found in the ordinance text reviewed |
| 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. | Violation of TMC 1.95.040: $500 for the first violation for each affected dwelling unit; $1,000 for each subsequent violation within a three-year period. (TMC 1.95.090.E.1.a) |
| 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 specifically describing condition and existing damages is signed and dated by landlord and tenant, with a copy to the tenant. (TMC 1.95.040.G) |
| Applies to | Statewide | Residential rental dwelling units in Tacoma under TMC Ch. 1.95. Installments are not required if the total of security deposit and nonrefundable move-in fees does not exceed 25% of first full month's rent and last month's rent is not required at inception. |
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
No security deposit may be collected by a landlord unless the rental agreement is in writing and a written checklist or statement specifically describing the condition and cleanliness of or existing damages to the premises and furnishings, including, but not limited to, walls, floors, countertops, carpets, drapes, furniture, and appliances, is provided by the landlord to the tenant at the beginning of the tenancy.
What this means
TMC 1.95 requires a written rental agreement and a signed move-in condition checklist before any security deposit may be collected.
Source accessed: . Verified by: grok, codex, claude.
County small claims courts
| County | Court and city | Limit | Filing fee | E-filing | Court link |
|---|---|---|---|---|---|
| Pierce County | Pierce County District Court, Small Claims, Tacoma | $10,000 (statewide) | Statewide filing fee: $50 | Not verified | Official court website Court page check not recorded |
FAQ
What does Tacoma add to state deposit law?
TMC 1.95 requires a written rental agreement and a signed move-in condition checklist before any security deposit may be collected.
What is the ordinance return deadline?
Not found in the ordinance text reviewed
Who does the ordinance cover?
Residential rental dwelling units in Tacoma under TMC Ch. 1.95. Installments are not required if the total of security deposit and nonrefundable move-in fees does not exceed 25% of first full month's rent and last month's rent is not required at inception.