What Can a Washington Landlord Deduct From a Security Deposit?
A Washington landlord must connect deductions to a full and specific statement and required supporting documentation. Washington does not allow deductions for wear resulting from ordinary use, and carpet cleaning requires documented wear beyond ordinary use.
The landlord must send any refund due with the statement and documentation within the 30-day period.
What documentation should support deductions?
Washington requires more than a vague total. Depending on the charge, support may include:
- estimates received
- invoices paid
- bills, receipts, vendor price lists, or other vendor documents for materials or supplies
- landlord or employee labor time and a reasonable hourly rate
If the landlord sends a deduction without support, ask for the missing documentation in writing.
Ordinary use and carpet cleaning
Washington bars deductions for wear resulting from ordinary use of the premises. Ordinary use means normal wear from living in the rental.
Carpet cleaning is limited too. A landlord cannot deduct carpet cleaning unless the landlord documents wear to the carpet beyond ordinary use.
Checklist limits
The move-in checklist matters. A landlord generally cannot deduct repair or replacement costs for fixtures, equipment, appliances, or furnishings if their condition was not reasonably documented in the written checklist required by RCW 59.18.260.
If only part of an item is damaged, the deduction should not exceed the cost of repairing or replacing the damaged portion.
Nonrefundable fees are different
Washington treats nonrefundable fees separately. A nonrefundable fee should not be called a deposit, and it must be clearly specified as nonrefundable in a written rental agreement.
Related Washington guides
- Washington security deposit deadline
- Washington normal wear and tear
- Washington security deposit evidence guide
- Washington security deposit demand letter
The guide above helps you identify weak deductions. The paid system gives you the letters that use those facts at each step.
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Important: This page provides general information and is not legal advice.