Sources checked:
Quick answer. Washington: no deposit cap in the law read; deposit returned within 30 days; 14-day notice for unpaid rent; 48-hour entry notice; $10,000 small claims limit. 18 of 23 items are confirmed on official pages; 5 are marked not confirmed, with the page to check.
Key numbers
- Deposit limit
- No cap in the law read
- Deposit back within
- 30 days
- Month-to-month notice (landlord)
- See the rule
- Unpaid rent notice
- 14 days
- Entry notice
- 48 hours
- Time to answer or appear
- At the hearing
- Judgment to writ
- 5 court days
- Writ to lockout
- 3 days
- Small claims limit
- $10,000
Security deposit (6 of 6 confirmed)
Law read: RCW 59.18.260, 59.18.270, 59.18.280.
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ConfirmedDeposit limit
No maximum in 59.18.260. A deposit requires a written rental agreement and a signed move-in checklist (59.18.260(1)-(3)).
Source: Washington State Legislature: RCW 59.18.260, Deposits, written agreement and checklist, checked November 2026
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ConfirmedReturn deadline
Within 30 days after the rental agreement ends and the tenant vacates (or the landlord learns of abandonment): a full and specific statement of the basis for keeping any of the deposit, with any refund, delivered personally or by first-class mail (59.18.280(1)).
Source: Washington State Legislature: RCW 59.18.260, Deposits, written agreement and checklist, checked November 2026
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ConfirmedItemized list of deductions
A full and specific statement of the basis for keeping any part, with estimates or invoices for damage charges; for the landlord's own repairs, materials, time and hourly rate (59.18.280(1)).
Source: Washington State Legislature: RCW 59.18.260, Deposits, written agreement and checklist, checked November 2026
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ConfirmedInterest on the deposit
Interest on the trust account belongs to the landlord unless the parties agree otherwise in writing (59.18.270).
Source: Washington State Legislature: RCW 59.18.260, Deposits, written agreement and checklist, checked November 2026
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ConfirmedWhere the deposit is held
In a trust account at a financial institution or with a licensed escrow agent in Washington; the tenant gets a written receipt and written notice of the depository's name, address and location (59.18.270).
Source: Washington State Legislature: RCW 59.18.260, Deposits, written agreement and checklist, checked November 2026
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ConfirmedPenalty the law states
Missing the deadline makes the landlord liable for the full deposit; up to twice the deposit for intentional refusal; costs and attorney fees to the prevailing party (59.18.280(2)). Collecting a deposit without the move-in checklist makes the landlord liable for the deposit amount (59.18.260(5)).
Source: Washington State Legislature: RCW 59.18.260, Deposits, written agreement and checklist, checked November 2026
More: Security deposit rules by state · Deposit return deadline calculator
Notice periods (6 of 6 confirmed)
What the official text says about each notice. Cities and counties can add their own notice, just-cause or rent rules. Check local rules too.
| Notice | Rule | Source |
|---|---|---|
| Ending month-to-month (landlord) | A landlord can't end a periodic (month-to-month) tenancy except for one of the causes listed in RCW 59.18.650(2). Some causes carry their own notice: for example, the owner or immediate family moving in, or the owner selling a single-family home, needs at least 90 days' advance written notice of the date possession ends. RCW 59.18.650 has a version in effect until January 1, 2028 and one from that date; they differ only in a cross-reference in (2)(g). | Source: Washington State Legislature: RCW 59.18.650 (Eviction, refusal to continue tenancy, end of periodic tenancy; cause; notice), checked November 2026 (RCW 59.18.650(1)(a), (2)(d), (2)(e)) |
| Ending month-to-month (tenant) | Written notice of 20 days or more before the end of any month or rental period. | Source: Washington State Legislature: RCW 59.18.200 (Tenancy from month to month; end of tenancy), checked November 2026 (RCW 59.18.200(1)(a)) |
| Rent increase notice | At least 90 days' prior written notice of an increase. The Attorney General notes a cap of the lesser of 10% or 7% plus CPI (9.683% for 2026). | Source: Washington State Legislature: RCW 59.18.140, checked November 2026 (RCW 59.18.140(3)(a)) |
| Unpaid rent notice | A 14-day notice to pay rent or vacate, in the form the statute sets out. | Source: Washington State Legislature: RCW 59.18.057 (14-day notice form), checked November 2026 (RCW 59.18.057) |
| Entry notice | At least two days' written notice of intent to enter, and only at reasonable times, except in an emergency or where impracticable. To show the unit to buyers or tenants: at least one day's notice. The landlord may enter without consent in an emergency or if the unit is abandoned. | Source: Washington State Legislature: RCW 59.18.150 (Landlord's right of entry), certified 7/12/2024, checked November 2026 (RCW 59.18.150(5), (6)) |
| Late fee limits | No late fee for rent paid within five days after its due date. RCW 59.18.170 sets no amount limit. | Source: Washington State Legislature: RCW 59.18.170 (Late fees), checked November 2026 (RCW 59.18.170(2)) |
More: Notice periods by state · Notice date calculator
Eviction case, in order (5 of 10 confirmed)
- Notice before filing The written notice comes first; its length is in the notice table above.
Unpaid rent: A 14-day notice to pay rent or vacate, in the form the statute sets out.
- Filing the case Where the case goes and what it costs to start.
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Not confirmedCourt
Not confirmed — check Revised Code of Washington 59.18.390. Not confirmed on an official page we opened.
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Not confirmedFiling fee
Not confirmed — check Revised Code of Washington 59.18.390. Not confirmed on an official page we opened.
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- The tenant's answer or appearance
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ConfirmedTime to answer or appear
At the hearing on the writ, the tenant may answer orally or in writing and raise any defense arising from the tenancy.
may answer, orally or in writing, and assert any legal or equitable defense or set-off arising out of the tenancy
Source: Revised Code of Washington 59.18.380, checked November 2026
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- Hearing or trial
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Not confirmedHearing after filing
Not confirmed — check Revised Code of Washington 59.18.390. Not confirmed on an official page we opened.
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- Judgment and the writ The order that lets the officer act.
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ConfirmedJudgment to writ
In a nonpayment judgment, execution waits five court days so the tenant can reinstate by paying.
execution upon the judgment shall not occur until the expiration of five court days after the entry of the judgment.
Source: Revised Code of Washington 59.18.410, checked November 2026
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- Lockout Carried out by an officer, not by either side.
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ConfirmedWrit to lockout
The sheriff serves the writ and can't execute it for three days after.
shall not execute the same for three days thereafter
Source: Revised Code of Washington 59.18.390, checked November 2026
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ConfirmedWho carries out the lockout
The sheriff serves and executes the writ of restitution.
shall not execute the same for three days thereafter
Source: Revised Code of Washington 59.18.390, checked November 2026
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- Along the way Paying to stop the case, counsel and diversion programs.
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ConfirmedPaying to stop the case
In a nonpayment case the tenant can reinstate the tenancy by paying the rent due plus costs and fees in the judgment within five court days.
tender the amount stated within the judgment
Source: Revised Code of Washington 59.18.410, checked November 2026
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Not confirmedRight to counsel (statewide)
Not confirmed — check Revised Code of Washington 59.18.390. Not confirmed on an official page we opened.
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Not confirmedDiversion or mediation (statewide)
Not confirmed — check Revised Code of Washington 59.18.390. Not confirmed on an official page we opened.
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The appointed-counsel statute (RCW 59.18.640) and the chapter's full text couldn't be opened, so the court and counsel fields stay blank.
More: Washington eviction process · Eviction timeline estimator
Deposit disputes: small claims
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ConfirmedSmall claims limit (for a deposit dispute)
$10,000: the most a small claims case can ask for.
RCW 12.40.010 (last amended 2019): $10,000 in cases brought by a natural person; $5,000 in all other cases (businesses and other entities).
Filing fee to start a case: $35.
Source: Washington State Attorney General: Small Claims Court, checked November 2026
More: Washington small claims court
Still to confirm
- Court: check Revised Code of Washington 59.18.390
- Filing fee: check Revised Code of Washington 59.18.390
- Hearing after filing: check Revised Code of Washington 59.18.390
- Right to counsel (statewide): check Revised Code of Washington 59.18.390
- Diversion or mediation (statewide): check Revised Code of Washington 59.18.390
Washington kit
Washington Landlord Compliance Kit
This page as a printable checklist with every source link and check date, a move-in and move-out deposit checklist with the Washington return deadline, a notice calendar, an eviction timeline sheet, and an Excel workbook with a tenant notice log, a deposit tracker that works out the return date, and a rent ledger.
Kits for any state: Security Deposit Kit for Landlords and Tenants ($15) · Landlord-Tenant Notice Organizer ($15) · Eviction Case File Organizer ($15)
General information, not legal advice. We are not lawyers, and MCC Solutions is not a law firm. The same rules apply whichever side of the lease you are on; this page describes them and doesn't take a side. Rules change, cities and counties can add their own, a lease can add terms, and the official source has the final word.
Common questions
How much can a security deposit be in Washington?
No maximum in 59.18.260. A deposit requires a written rental agreement and a signed move-in checklist (59.18.260(1)-(3)).
How long does a Washington landlord have to return a deposit?
Within 30 days after the rental agreement ends and the tenant vacates (or the landlord learns of abandonment): a full and specific statement of the basis for keeping any of the deposit, with any refund, delivered personally or by first-class mail (59.18.280(1)). What goes with it: A full and specific statement of the basis for keeping any part, with estimates or invoices for damage charges; for the landlord's own repairs, materials, time and hourly rate (59.18.280(1)).
How much notice ends a month-to-month tenancy in Washington?
From the landlord: A landlord can't end a periodic (month-to-month) tenancy except for one of the causes listed in RCW 59.18.650(2). Some causes carry their own notice: for example, the owner or immediate family moving in, or the owner selling a single-family home, needs at least 90 days' advance written notice of the date possession ends. From the tenant: Written notice of 20 days or more before the end of any month or rental period.
What notice comes before an unpaid-rent case in Washington?
A 14-day notice to pay rent or vacate, in the form the statute sets out.
How much notice before a landlord enters a rental in Washington?
At least two days' written notice of intent to enter, and only at reasonable times, except in an emergency or where impracticable. To show the unit to buyers or tenants: at least one day's notice. The landlord may enter without consent in an emergency or if the unit is abandoned.
How long does an eviction case take in Washington?
Time to answer or appear: At the hearing. Judgment to writ: 5 court days. Writ to lockout: 3 days. These are the stated rules; the court's calendar often takes longer.
Can a Washington deposit dispute go to small claims court?
The small claims limit in our data: $10,000: the most a small claims case can ask for. The court's own page explains what kinds of cases it hears.
Related: Landlord rules by state · Kits for landlords