Washington Security Deposit Demand Letter
A free Washington security deposit demand letter that follows Washington law. Fill in the boxes, check the rules below, then print or copy it. Keep a copy and proof of how you sent it.
What Washington law says
| Deposit return deadline | 30 days after the rental agreement terminates and the tenant vacates (or 30 days after the landlord learns of abandonment). Source: RCW 59.18.280(1) |
|---|---|
| Itemized deductions | Required: a full and specific statement of the basis for retaining any of the deposit, with supporting documentation (estimates, invoices, receipts; time and hourly rate for landlord's own labor). No deductions for ordinary wear, for carpet cleaning unless wear exceeds ordinary use, or for conditions not documented on the move-in checklist. Source: RCW 59.18.280(1) |
| Penalty for withholding | Landlord who fails to provide the statement/documentation within 30 days owes the full deposit and loses the right to assert claims against it; court may award up to two times the deposit for intentional refusal; prevailing party gets costs and reasonable attorneys' fees. |
| Wear and tear / move-out charges | 'Wear resulting from ordinary use of the premises' means deterioration from intended use, including breakage or malfunction due to age or deteriorated condition, but not deterioration from negligence, carelessness, accident or abuse by the tenant, family, occupants or guests. No deposit may be withheld for ordinary wear; for carpet cleaning unless the landlord documents carpet wear beyond ordinary use; for items whose condition was not documented in the move-in checklist; or for more than the cost to repair the damaged portion of an item. The landlord must include estimates or invoices (or time and hourly rate for in-house work) to substantiate damage charges. Source: RCW 59.18.030; 59.18.280(1) |
Fill in your letter
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To: [landlord or manager name], [landlord address]
From: [your name], former tenant at [rental address]
I moved out and returned the keys on [move-out date]. I paid a security deposit of $[deposit amount]. I gave you my forwarding address in writing on [date you gave your address].
Under RCW 59.18.280(1), a landlord must return the deposit, or send an itemized list of lawful deductions, by the deadline set in that law. I have not received [the deposit / an itemized list].
Please send $[amount owed] to [forwarding address] within [number] days of this letter.
If I do not receive it, I plan to file a claim in small claims court and ask for any additional amount allowed by RCW 59.18.280(2)-(3); RCW 59.18.260.
Date: [today's date]
Tenant: [your name]
Signature: ____________________
How to send it: use a method you can prove — certified mail with return receipt, or email/text if your lease allows notices that way. Write down the date.
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General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.