Seattle caps the deposit plus nonrefundable move-in fees at one month's rent (pet deposits at 25%) and requires installment plans — Washington's 30-day return rules still govern the deposit itself.
Both Washington law and Seattle's ordinance apply to you.
Washington RCW 59.18.280 applies in full: a 30-day return deadline, the full deposit owed if the deadline is missed, up to 2× for an intentional refusal, trust-account holding, and a required move-in checklist. Seattle adds the cap and fee rules on top.
Seattle penalty
2× unlawful charge + fees
City ordinance — separate remedy
Seattle’s ordinance carries its own private right of action: a landlord who violates the deposit, fee-cap, or installment requirements is liable to the tenant under SMC 7.24.060 for actual damages plus interest, double any penalties imposed by the City, DOUBLE the amount of any prohibited fee or security deposit unlawfully charged or withheld, and reasonable attorney fees and costs. This city remedy is separate from — and stacks with — the state RCW 59.18.280 remedies for wrongful withholding.
Attorney's fees may also be recoverable.
Washington penalty
up to 2× the deposit
State law — still applies
Missing the 30-day deadline makes the landlord liable for the full deposit and bars any retention claim or defense; for an intentional refusal, a court may additionally award up to twice the amount of the DEPOSIT itself — not merely the portion withheld — under § 59.18.280(2).
These are two distinct remedies under two different laws — they are not the same claim, and one does not replace the other. The Washington return deadline of 30 days still applies.
Local caps: Seattle’s distinctive layer is on the front end — how much can be charged and how it can be collected — rather than the return penalty, which remains the state’s.
Yes. Washington RCW 59.18.280 applies in full: a 30-day return deadline, the full deposit owed if the deadline is missed, up to 2× for an intentional refusal, trust-account holding, and a required move-in checklist. Seattle adds the cap and fee rules on top.
Cap the deposit plus nonrefundable move-in fees at one month’s rent Limit any pet damage deposit to 25% of one month’s rent Offer mandatory installment payment plans for move-in costs
Seattle’s ordinance carries its own private right of action: a landlord who violates the deposit, fee-cap, or installment requirements is liable to the tenant under SMC 7.24.060 for actual damages plus interest, double any penalties imposed by the City, DOUBLE the amount of any prohibited fee or security deposit unlawfully charged or withheld, and reasonable attorney fees and costs. This city remedy is separate from — and stacks with — the state RCW 59.18.280 remedies for wrongful withholding. This is a separate remedy from the Washington state penalty, which also applies: Missing the 30-day deadline makes the landlord liable for the full deposit and bars any retention claim or defense; for an intentional refusal, a court may additionally award up to twice the amount of the DEPOSIT itself — not merely the portion withheld — under § 59.18.280(2).
Seattle Municipal Code Chapter 7.24. We verify these against the ordinance text itself; the date we last checked is shown on this page.
Sources & verification
The Seattle rules on this page were verified against the ordinance text itself:
Last verified against primary sources on .
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Seattle sits on top of Washington's statewide security deposit law. Read the full Washington rule →
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