Updated 2026 · Washington Law
Security Deposit Laws in Seattle, Washington (2026)
Under Wash. Rev. Code § 59.18.280, landlords in Seattle must return your security deposit within 30 days after you vacate the unit. Failure to comply entitles you to the deposit plus statutory penalties. This page is a plain-language reference to Washington's security deposit statute as it applies to Seattle renters. Seattle's Just Cause Eviction Ordinance and move-in cost limits (SMC 7.24) restrict how much landlords can collect upfront and require payment plan options for deposits.
30
Days to Return
Up to 2× deposit
Penalty
$10,000
Small Claims Limit
Washington Security Deposit Statute — Quick Reference
Statute
Return Deadline
30 days after tenancy ends — Must provide itemized statement with receipts
Penalty
You can recover up to twice your deposit amount, plus court costs
Small Claims Limit
$10,000
Filing Fee
$14–$59
The 30-Day Return Deadline in Detail
Under Wash. Rev. Code § 59.18.280, a Seattle landlord has 30 calendar days after the tenancy ends to return your security deposit. If the landlord makes deductions, they must provide a written, itemized statement of each deduction along with copies of receipts, invoices, or estimates supporting each charge.
Important: Must provide itemized statement with receipts. The clock starts when the tenancy legally terminates — typically your move-out date or lease end date, whichever is later. To protect your rights, provide your forwarding address in writing on or before your move-out date.
Penalty for Violation
Washington Statutory Penalty
You can recover up to twice your deposit amount, plus court costs
Cite: Wash. Rev. Code § 59.18.280
Up to 2x the deposit plus court costs. To recover these penalties, file in small claims court in Seattle's jurisdiction. You may also send a formal demand letter first — many landlords return deposits once they receive a written legal demand citing the applicable statute.
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Small Claims Court — Washington
How to find your court
File at the District Court in the county where the property is located.
Washington court finder →Seattle Security Deposit FAQ
How long does a Seattle landlord have to return my security deposit?
21 days after the tenancy ends (the later of your move-out date or the final day of your lease), under Wash. Rev. Code § 59.18.280. The landlord must return the deposit or provide a written itemized statement of deductions, along with receipts or invoices supporting the charges, within this 21-day window.
What is the penalty if my Seattle landlord wrongfully withholds my deposit?
Under Wash. Rev. Code § 59.18.280(2), a landlord who wrongfully retains any portion of a deposit is liable for 2x the amount wrongfully withheld. The tenant may also recover court costs and, in some circumstances, reasonable attorney fees. Washington courts have consistently applied this penalty where landlords failed to provide timely documentation.
What are Seattle's unique move-in cost protections?
Under Seattle Municipal Code § 7.24.030, landlords cannot require payment of fees exceeding the first month's rent and deposit at the time of move-in. Additionally, landlords must offer tenants the option to pay deposits and non-refundable fees in installments (up to 6 equal monthly payments). This is a Seattle-specific rule that does not apply under state law alone.
What must a Seattle landlord include in the itemized deduction statement?
Under Wash. Rev. Code § 59.18.280, the landlord must provide a written statement listing each specific deduction and the dollar amount, along with copies of estimates, invoices, or receipts. Vague descriptions like 'cleaning' or 'repairs' without supporting documentation are not sufficient. If the landlord does not have actual invoices, they must provide estimates and then forward the actual charges within 14 days of completion.
How do I file a small claims case for my deposit in Seattle?
File at King County District Court, Small Claims Division, located at 516 Third Ave., Seattle. The Washington small claims limit is $10,000. Filing fees are approximately $14–$59 depending on the amount claimed. Attorneys may not represent parties in Washington small claims proceedings. Bring your lease, deposit receipts, move-out photos, the demand letter with certified mail receipt, and any landlord communications.
Related Resources
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This page is a general legal reference for informational purposes only and does not constitute legal advice. Security deposit laws may change; always verify the current statute before taking action. Full disclaimer →