Washington Security Deposit Deductions
In Washington, deposit deductions are limited to the uses in the supplied statute. The landlord must give an itemized statement within 30 days. The record does not include a statutory definition of wear and tear. Ordinary wear is not a lawful charge. The table lists each supplied item rule and citation.
Wear and tear in this record
The supplied Washington record does not include a statutory definition of wear and tear. Normal wear and tear is the expected aging of a rental from ordinary living, such as faded paint or carpet worn from walking. Damage is harm beyond that ordinary use, such as a large stain, a burn, or a hole. A landlord can usually charge for tenant-caused damage. A landlord cannot charge for ordinary wear.
Item rules
| Item | Allowed | Rule |
|---|---|---|
| Cleaning | Conditional | No portion of any deposit may be withheld for wear resulting from ordinary use of the premises. Cleaning is not independently authorized; a deposit may be withheld only under the written rental agreement’s specified terms, and not for ordinary-use wear. (RCW 59.18.260(4), 59.18.280(1)(c)(i)) |
| Carpet replacement | Conditional | No portion of any deposit may be withheld for carpet cleaning unless the landlord documents wear to the carpet that is beyond wear resulting from ordinary use of the premises. Replacement of damaged carpet is limited to the cost of repair or replacement of the damaged portion when the item is not damaged in its entirety. No statutory useful-life schedule. (RCW 59.18.280(1)(c)(ii), (iv)) |
| Painting | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (RCW 59.18.260, RCW 59.18.280 (Residential Landlord-Tenant Act)). (RCW 59.18.260, RCW 59.18.280 (Residential Landlord-Tenant Act)) |
| Nail holes and wall damage | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (RCW 59.18.260, RCW 59.18.280 (Residential Landlord-Tenant Act)). (RCW 59.18.260, RCW 59.18.280 (Residential Landlord-Tenant Act)) |
| Pet damage | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (RCW 59.18.260, RCW 59.18.280 (Residential Landlord-Tenant Act)). (RCW 59.18.260, RCW 59.18.280 (Residential Landlord-Tenant Act)) |
| Unpaid rent and fees | Yes | Checklist and damage-documentation rules do not apply when part or all of a security deposit is withheld for reasons unrelated to damages, such as for rent or other charges owing. (RCW 59.18.280(4)) |
Itemization duty
| Itemization required | Yes |
|---|---|
| Deadline | 30 days |
| Receipts required | Yes |
| Rule | Within 30 days after termination of the rental agreement and vacation (or 30 days after the landlord learns of abandonment), the landlord must give a full and specific statement of the basis for retaining any of the deposit, plus copies of estimates or invoices paid to substantiate damage charges (or time-and-rate and supply receipts if the landlord did the work), together with any refund due. |
| Citation | RCW 59.18.280(1)(a) - (b) |
Burden of proof
If the landlord fails to give the statement, documentation, and refund within 30 days, the landlord is liable for the full deposit and is barred from asserting any claim or defense for retaining any of the deposit unless circumstances beyond the landlord’s control prevented timely compliance or the tenant abandoned the premises. RCW 59.18.280(2).
Statute says
The requirements with respect to checklists and documentation ... do not apply to situations in which part or all of a security deposit is withheld by the landlord for reasons unrelated to damages ... such as for rent
What this means
Source accessed: .
If it was deducted anyway
Use the Washington demand letter page to ask for the itemized statement and the return of any amount that bills ordinary wear. Cite only a rule listed on this page.
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).
FAQ
What security deposit deductions are allowed in Washington?
Only the uses in the supplied Washington record. The table on this page lists each item with its rule and citation. A general wear-and-tear row is not an item-specific statute.
Does a Washington landlord have to itemize deductions?
Yes. Within 30 days after termination of the rental agreement and vacation (or 30 days after the landlord learns of abandonment), the landlord must give a full and specific statement of the basis for retaining any of the deposit, plus copies of estimates or invoices paid to substantiate damage charges (or time-and-rate and supply receipts if the landlord did the work), together with any refund due.
Who has the burden of proof for a Washington deduction?
If the landlord fails to give the statement, documentation, and refund within 30 days, the landlord is liable for the full deposit and is barred from asserting any claim or defense for retaining any of the deposit unless circumstances beyond the landlord’s control prevented timely compliance or the tenant abandoned the premises. RCW 59.18.280(2).