Move-in checklist signed by both parties is REQUIRED for landlord to make any deductions.
If the landlord violated the law
If your landlord didn't return your deposit within 30 days or didn't itemize deductions, you can demand the deposit back — and in Washington, recover up to 2× the deposit in damages.
The exact rule: Failure to comply: tenant entitled to recover the deposit + costs of suit + attorney fees + up to 2× the deposit if the court finds intentional non-compliance.
A free letter generator for Washington is on the roadmap. See the NY generator for the format — the legal logic adapts to Washington per the statute below.
What to do step by step
Send a written demand letter, certified mail with return receipt, to the landlord's address on file. State the deposit amount, the move-out date, the days elapsed, and the statute (RCW 59.18.280).
Wait 14-30 days for compliance.
If still no return: file in your local small claims court (cap in Washington: $10,000). Filing fees are typically $20-$60.
Bring: the lease, deposit-paid proof, photos taken at move-out, any communication with the landlord, and a copy of your demand letter (with the certified-mail receipt).
Common landlord excuses (and why they don't hold)
"It's wear and tear": In Washington, ordinary wear and tear is NOT a deductible item. Period.
"I haven't gotten around to it": The deadline is statutory. 30 days, no extensions.
"I'm holding it for damage I haven't quantified yet": The law requires an itemized statement. Vague claims = unenforceable retention.
"You broke the lease": Lease-break damages are a separate claim — they don't entitle the landlord to skip the deposit-return process.
Why this page exists
Most landlord-tenant info pages are written by law firms hoping to upsell representation. This isn't that. It's a public-interest summary based on the actual statute, free to use, no signup. If you find an error, open an issue on GitHub.