Washington Security Deposit Demand Letter
In Washington a landlord must return your security deposit, with a full and specific statement, within 30 days. A court may award up to twice the deposit for an intentional refusal. Attorney review available.
Introduction
A security deposit demand letter is a written demand a Washington tenant sends a former landlord to recover a security deposit that has not been returned, before filing in small claims court. In Washington the landlord must give a full and specific statement of the basis for retaining any of the deposit, along with the documentation required by the statute, together with payment of any refund due, within 30 days after the rental agreement ends and the tenant vacates (RCW 59.18.280(1)(a)-(b)). A landlord may not withhold any portion of a deposit for wear resulting from ordinary use of the premises (RCW 59.18.280(1)(c)(i)), and no deposit may be collected at all unless there is a written rental agreement and the landlord gave a written move-in checklist describing the condition of the unit at the start of the tenancy (RCW 59.18.260). If the landlord intentionally refuses to give the statement, documentation, or refund due, the court may in its discretion award the tenant up to two times the amount of the deposit (RCW 59.18.280(2)). If the demand is ignored, a Washington tenant can sue in small claims court, where a natural person may claim up to $10,000 (RCW 12.40.010), and the deadline to sue on a written lease is six years (RCW 4.16.040). DocDraft builds your Washington security deposit demand letter from your facts, with attorney review available before you send it.
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Key Things to Know
- 1
A security deposit demand letter is a written demand a Washington tenant sends a former landlord to recover a deposit withheld past the state deadline, before taking the landlord to small claims court.
- 2
The landlord must give a full and specific statement of the basis for retaining any of the deposit, with the required documentation and payment of any refund due, within 30 days after the rental agreement ends and the tenant vacates (RCW 59.18.280(1)(a)-(b)).
- 3
No deposit may be collected at all unless the rental agreement is in writing and the landlord gave a written move-in checklist describing the condition and cleanliness of, or existing damage to, the premises at the start of the tenancy (RCW 59.18.260).
- 4
No portion of a deposit may be withheld for wear resulting from ordinary use of the premises (RCW 59.18.280(1)(c)(i)). Charges for normal use can be disputed.
- 5
If the landlord intentionally refuses to give the statement, documentation, or refund due, the court may in its discretion award the tenant up to two times the amount of the deposit (RCW 59.18.280(2)).
- 6
The up to 2x award is discretionary and requires an intentional refusal, so it is not automatic; citing it still signals that ignoring the demand can cost more than the deposit itself (RCW 59.18.280(2)).
- 7
If the demand is ignored, a Washington natural person may sue in small claims court for up to $10,000 (RCW 12.40.010); the deadline to sue on a written lease is six years (RCW 4.16.040).
Key decisions before you file
Before you file a Security Deposit Demand Letter in Washington, a few decisions shape the document: which option to choose and what each one means. The Security Deposit Demand Letter guide walks through them.
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Washington Requirements for Security Deposit Demand Letter
30-Day Return Deadline
In Washington the landlord must give a full and specific statement of the basis for retaining any of the deposit, with the required documentation and payment of any refund due, within 30 days after the rental agreement ends and the tenant vacates (RCW 59.18.280(1)(a)). Your demand letter should state that this deadline has passed.
Full and Specific Statement With Documentation
A Washington landlord who keeps any part of the deposit must give a full and specific statement of the basis for retaining it, together with the documentation required by RCW 59.18.280(1)(b), such as estimates or invoices, receipts for materials, and the hourly labor rate. A missing statement supports treating the withholding as improper.
Written Move-In Checklist Precondition
No deposit may be collected unless the rental agreement is in writing and the landlord gave the tenant a written checklist or statement describing the condition and cleanliness of, or existing damage to, the premises at the start of the tenancy (RCW 59.18.260). Without that checklist the landlord's basis to withhold is weak.
No Withholding for Wear From Ordinary Use
No portion of any deposit may be withheld for wear resulting from ordinary use of the premises (RCW 59.18.280(1)(c)(i)); RCW 59.18.260 states the same bar. Charges for normal use, such as worn carpet or faded paint, are improper and can be disputed.
Up to Twice the Deposit for Intentional Refusal
If the landlord intentionally refuses to give the statement, documentation, or refund due, the court may in its discretion award the tenant up to two times the amount of the deposit (RCW 59.18.280(2)). The award requires an intentional refusal, so it is not automatic.
The Penalty Is at the Court's Discretion
The up to 2x award under RCW 59.18.280(2) is discretionary; the court may award it, in an amount up to twice the deposit, based on an intentional refusal. Naming this remedy in your demand letter still signals that ignoring it can cost the landlord more than the deposit.
Send With Proof of Delivery and a Forwarding Address
Send the demand to the landlord's address for notices using a trackable method such as certified mail with return receipt, and provide your forwarding address. Keep a copy of the letter and the delivery record for a later small claims filing.
Small Claims Limit and Deadline to Sue
If the demand is ignored, a natural person may sue in Washington small claims court for up to $10,000 (RCW 12.40.010). The deadline to sue on a written lease is six years (RCW 4.16.040), though filing promptly after the demand is the practical course.