Wash. Rev. Code § 59.18 § 59.18.260
Moneys paid as deposit or security for performance by tenant -- Written rental agreement to specify terms and conditions for retention by landlord -- Written checklist required.
Operative Text
(1) If any moneys are paid to the landlord by the tenant as a deposit or as security for performance of the tenant's obligations in a lease or rental agreement, the lease or rental agreement shall be in writing and shall include the terms and conditions under which the deposit or portion thereof may be withheld by the landlord upon termination of the lease or rental agreement. If all or part of the deposit may be withheld to indemnify the landlord for damages to the premises for which the tenant is responsible, the rental agreement shall be in writing and shall so specify. (2) No deposit may be collected by a landlord unless the rental agreement is in writing and a written checklist or statement is provided by the landlord to the tenant at the commencement of the tenancy specifically describing the condition and cleanliness of or existing damages to the premises, fixtures, equipment, appliances, and furnishings including, but not limited to: (a) Walls, including wall paint and wallpaper; (b) Carpets and other flooring; (c) Furniture; and (d) Appliances. (3) The checklist or statement shall be signed and dated by the landlord and the tenant, and the tenant shall be provided with a copy of the signed checklist or statement. The tenant has the right to request one free replacement copy of the written checklist. (4) No such deposit shall be withheld on account of wear resulting from ordinary use of the premises. (5) If the landlord collects a deposit without providing a written checklist at the commencement of the tenancy, the landlord is liable to the tenant for the amount of the deposit, and the prevailing party may recover court costs and reasonable attorneys' fees. This section does not limit the tenant's right to recover moneys paid as damages or security under RCW 59.18.280 .
Washington law under Wash. Rev. Code § 59.18.260 establishes that a landlord who collects a security deposit must have a written rental agreement that spells out the conditions under which any portion of the deposit can be kept. Before or at the start of the tenancy, the landlord must provide a written move-in checklist documenting the condition of the unit, its fixtures, appliances, and furnishings, which both parties must sign and date. Deposits cannot be withheld for normal wear and tear, and a landlord who collects a deposit without providing the required checklist becomes liable to the tenant for the full deposit amount, with the prevailing party in any resulting legal action potentially recovering court costs and reasonable attorneys' fees.
Plain English — not legal advice.
Under Wash. Rev. Code § 59.18.260, compliant operators ensure that every tenancy involving a security deposit is backed by a written rental agreement that explicitly states the conditions under which the deposit—or any portion of it—may be retained. At the commencement of each tenancy, landlords provide a detailed written checklist covering walls, flooring, furniture, appliances, and other fixtures, then sign and date it alongside the tenant and retain a copy for their records. Landlords also keep in mind that deductions for ordinary wear and tear are not permitted, and that failing to provide the checklist at move-in exposes them to liability for the full deposit amount plus potential court costs and attorneys' fees.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Wash. Rev. Code § 59.18.260 gives tenants the right to receive a signed, dated move-in checklist at the start of any tenancy where a security deposit is collected, along with a written rental agreement that describes exactly when and why the deposit can be withheld. Tenants are entitled to one free replacement copy of that checklist if needed, and deductions for normal, everyday wear and tear on the unit are not lawful under this provision. If a landlord collected a deposit without providing the required written checklist, tenants may have grounds to recover the full deposit amount through the courts, and may also explore remedies under RCW 59.18.280; tenant-rights organizations in Washington can help explain the range of options available.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated October 7, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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