Washington tool

Washington Security Deposit Deadline Calculator

Washington landlords have 30 days from termination of the rental agreement and vacancy to mail a full and specific statement of the basis for retaining any portion of the deposit, along with any payment due. This tool estimates whether the deadline was missed under RCW 59.18.280, whether the itemization is likely specific enough, whether a signed move-in checklist exists under RCW 59.18.260, and how strong a Washington security-deposit demand letter looks on the facts.

1Move-out date

When did you actually vacate the unit?

The 30-day clock under RCW 59.18.280 starts when the rental agreement terminates and the tenant vacates, whichever is later.

2Date keys returned

When did you actually return the keys?

For most tenancies this is the same as the move-out date. If different (e.g., keys mailed later), use the later date for a conservative clock.

3Lease termination date

When did the lease end (term expiration, mutual termination, or notice taking effect)?

If you moved out before the lease ended, the clock starts later of (termination, vacancy). If you stayed past the lease end on a month-to-month, use the actual termination date.

4Date landlord learned of abandonment (if any)

If the landlord claims you abandoned the unit, when did the landlord actually learn of the vacancy?

RCW 59.18.310 abandonment carve-out can extend the clock to start when the landlord learns of the abandonment. Most cases do not need this date; leave blank if not applicable.

5Deposit amount

How much was the original deposit?

6Amount refunded (if any)

How much did the landlord refund (so far)?

7Date statement received

When did you receive the landlord's itemization statement?

Leave blank if no statement was ever received. The 30-day rule turns on the mailing date, but if you only have a receipt date, use that conservatively.

8Documentation in the statement

Did the landlord's statement include itemized invoices, photographs, or repair estimates?

9Charges disputed

Which charges (if any) do you believe are wrong?

10Move-in checklist

Was there a signed move-in checklist describing the unit condition?

RCW 59.18.260 requires a written checklist signed by both parties as a precondition to any damages retention. No checklist usually defeats the damages portion of the retention.

How the score is calculated

Three statutory gates carry the most weight: the 30-day deadline under RCW 59.18.280, the signed move-in checklist under RCW 59.18.260, and the itemization specificity under RCW 59.18.280. A clear failure on any one usually carries the matter to a viable demand letter. Disputed wear-and-tear charges and a documented deposit amount add weight; an undocumented or small deposit reduces strength.

Authority notes

Statutory citations come from RCW 59.18.260 (signed checklist required before damages retention), RCW 59.18.280 (30-day statement, specificity, remedies up to twice the deposit, one-way fee-shifting), RCW 59.18.285 (nonrefundable fees), and RCW 59.18.310 (abandonment carve-out).

For background on Washington security deposit demand letters, see my security deposit demand letter resource. For the full landlord-tenant cluster, see my tenant demand letter service hub.