How long does a Washington landlord have to return a deposit?

30 days after the tenancy ends, under RCW 59.18.280 — the landlord must send a full and specific statement with invoices or estimates, plus the refund due.

Can my landlord charge for carpet cleaning in Washington?

Not without documented damage beyond ordinary wear — the statute bars withholding for ordinary wear and for carpet cleaning without such documentation.

Is this legal advice?

No. This page is general information about Washington law, with sources. It is not tailored to your situation and we are not a law firm.

Washington security deposit law: the 30-day rule and the strongest forfeiture remedy in this guide

Last reviewed: 2026-09-19 · get-book.com

Washington gives a landlord 30 days to send a full and specific statement of why any part of the deposit is being kept, with invoices or estimates, plus the refund due. Missing the deadline is unusually costly: the landlord becomes liable for the full deposit and is barred from asserting any claim to it.

The rule

Within 30 days of the tenancy ending, the landlord must give a full and specific statement of the basis for keeping any part of the deposit, together with invoices or estimates, plus any refund due. RCW 59.18.280.

Nothing may be withheld for ordinary wear — and carpet cleaning cannot be charged without documented damage beyond ordinary wear.

What missing the deadline costs

A landlord who misses the 30-day deadline is liable for the full deposit and is barred from asserting any claim to it. A court may award up to twice the deposit for an intentional refusal, and the prevailing party recovers costs and reasonable attorney’s fees. RCW 59.18.280.

The cap and where a claim goes

Washington sets no statutory cap; some cities add their own limits (Seattle among them). At move-in the landlord must provide a written checklist of the unit’s condition (RCW 59.18.260). Deposit claims go to small claims in the District Court (limit $10,000); filing fees vary by court — roughly $29 to $75 — with service costs separate.

Common questions

How long does a Washington landlord have to return a deposit?: 30 days after the tenancy ends, under RCW 59.18.280 — the landlord must send a full and specific statement with invoices or estimates, plus the refund due.
What happens if the landlord misses the deadline?: The landlord becomes liable for the full deposit and is barred from asserting any claim to it; a court may award up to twice the deposit for an intentional refusal. RCW 59.18.280.
Can my landlord charge for carpet cleaning in Washington?: Not without documented damage beyond ordinary wear — the statute bars withholding for ordinary wear and for carpet cleaning without such documentation.
Is this legal advice?: No. This page is general information about Washington law, with sources. It is not tailored to your situation and we are not a law firm.

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This page is general information for a general audience and is not legal advice. It is not tailored to your situation and we are not a law firm. Laws change and vary by county — for your own situation, consult a licensed attorney.