What Can a Landlord Deduct From a Security Deposit in Washington?

For landlords in the Puget Sound rental market, security deposits are an important financial safeguard. However, Washington State law strictly regulates what landlords may deduct from a tenant’s deposit. Improper deductions can lead to disputes, financial penalties, or legal action.

This guide explains what Washington landlords can legally deduct from a security deposit, what is prohibited, and how to remain compliant.

Quick Answer: What Can a Landlord Deduct From a Security Deposit?

Washington landlords must follow the Washington Residential Landlord-Tenant Act (RCW 59.18) when handling security deposits and deductions. In Washington State, landlords may deduct from a security deposit for:

• Unpaid rent
  
  
• Damage beyond normal wear and tear
  
  
• Cleaning costs, if allowed by the lease
  
  
• Unpaid utilities the tenant was responsible for
  
  
• Other charges specifically authorized in the lease agreement
  
  

All deductions must be reasonable, documented, and supported by the lease.

Unpaid Rent

Landlords may deduct any unpaid rent owed at the time the tenant vacates the property. This includes past-due rent and any legally owed rent for partial months.

Providing a rent ledger with the deposit disposition helps clearly document outstanding balances.

Damage Beyond Normal Wear and Tear

Washington law allows deductions only for damage that exceeds normal wear and tear.

Examples of deductible damage include:

• Large holes in walls
  
  
• Broken doors, windows, or fixtures
  
  
• Pet damage such as urine stains or chewed trim
  
  
• Missing or damaged appliances provided by the landlord
  
  

Normal wear and tear includes minor scuffs, light carpet wear, faded paint, or loose hardware from ordinary use and cannot be deducted.

Cleaning Costs (When Permitted by the Lease)

Landlords may deduct cleaning costs only if:

• The lease explicitly allows cleaning deductions
  
  
• The unit is left in a condition substantially dirtier than at move-in
  
  

Deductible cleaning may include excessive grease, heavy grime, abandoned belongings, or unusually soiled flooring. Routine turnover cleaning between tenants is not deductible.

Unpaid Utilities or Services

If the lease makes the tenant responsible for utilities such as water, sewer, garbage, or electricity, unpaid balances may be deducted from the deposit. Landlords should include copies of final utility bills or statements.

Other Lease-Authorized Charges

Additional deductions are allowed only if clearly outlined in the lease, such as:

• Lost keys or garage remotes
  
  
• Unauthorized alterations
  
  
• Lease-specific charges tied to tenant-caused damage
  
  

Charges not expressly authorized in the lease generally cannot be deducted.

What Landlords Cannot Deduct From a Security Deposit

Washington landlords may not deduct for:

• Normal wear and tear
  
  
• Routine maintenance or repairs
  
  
• Property upgrades or improvements
  
  
• Pre-existing damage
  
  
• Charges not listed in the lease
  
  
• Estimated or undocumented costs
  
  

Improper deductions can expose landlords to legal claims and financial liability.

Washington State Security Deposit Deadlines

According to the Washington Attorney General’s guidance on security deposits, landlords must provide an itemized statement and return any remaining deposit within 21 days.

Landlords must provide:

• A written, itemized statement of deductions
  
  
• Any remaining portion of the deposit
  
  

This must be delivered within 21 days of the tenant moving out. Missing this deadline can require the landlord to return the full deposit, regardless of damages.

Best Practices for Puget Sound Landlords

To reduce risk and improve compliance:

• Conduct detailed move-in and move-out inspections
  
  
• Take date-stamped photos and videos
  
  
• Use clear, legally compliant lease language
  
  
• Retain invoices, receipts, and documentation
  
  
• Work with a property manager familiar with Washington landlord-tenant law
  
  

Professional Property Management Support

Security deposit disputes are one of the most common legal issues Washington landlords face. Understanding what can be deducted, documenting properly, and following statutory deadlines can help protect your rental income and avoid costly mistakes.

The Joseph Group Property Management helps Puget Sound landlords stay compliant with Washington law, reduce risk, and streamline deposit handling, inspections, and tenant communication.

Contact The Joseph Group to learn how professional property management can protect your investment.