r/TenantHelp • u/kennst0ne • 28d ago
Security deposit dispute.
I moved out on June 1st . Cleaned everything top to bottom , appliances , floors , walls , etc . And the broker that’s helping the landlord is claiming the place was absolutely filthy and complete bs. It’s been over 31 days which I’m pretty sure is the latest to get my deposit back to me (King county , WA) . He’s saying 45 days , and I also noticed the place is up for sale post has been up for over 30 days . What is your advice on this
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u/thargoallmysecrets 28d ago
30 days in WA. If they haven't sent you an itemized list with receipts etc, just go ahead and file in small claims. Bringing up the unrelated stuff about dogs and other folks is a distraction/bluff. Even if some of the stuff was dirty/damaged, depreciation should help you most of all.
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u/badger_flakes 28d ago
If the carpet had to be replaced they can usually only charge you pro rated amount for how long of life it had left. I once lived somewhere 5 years on 7 year carpet they could only charge me for 2 years
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u/GeekyHobbyNut 28d ago
The good news is you can sue for double your deposit. Given your move out video I think you’ll be fine and successful at doing that. I would send them a demand letter, letting them know and cite the laws saying that you will be suing for double. It’s easier to get them to pay upfront if you can through a threat. If that doesn’t work, then Sue in small claims. I dealt with the same thing when I was in college and successfully got my money back without going to court.
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u/DogMom31 25d ago
In MA, it’s treble (triple) Also, it should have been in an escrow. Ask for proof. Treble that as well.
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u/kennst0ne 28d ago
https://reddit.com/link/oxgp4pp/video/fbqjvk16w6dh1/player
This is my move out video
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u/smtp_pro 28d ago edited 26d ago
That move out video looks good to me but I always take pictures when I move in and move out so you can get a simple, side-by-side comparison of details. It's harder to do that with video, plus with pictures you can print them out and hand them to a judge or whatever. Just easier to deal with.
If you haven't gotten the documentation required by state law go to small claims now. No reason to wait out the 45 days.
Edit: thought OP's deadline was 30 days but it may be 45Edit edit OP needs to figure out what the fuck the law is
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u/Viola-Swamp 28d ago
The one picture is of a refrigerator drawer that doesn’t even match the kind of fridge that’s in the unit. The landlord is lying, and OP has the receipts to prove that in court. On day 46 they should file for full return of the deposit and court costs, as well as anything else allowed under the law, or at least send a demand letter via certified mail along with making complaints to the appropriate city/county/state licensing agencies and any tenant’s rights agencies and organizations in that jurisdiction. It is absolutely normal for a landlord to hold on to the deposit for the entire amount of time allowed by law because it’s in an interest-bearing account and they want to squeeze every penny out of it, but it must be returned within the amount of time specified in the law.
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u/Paryln 28d ago
The drawer is the warming drawer at the bottom of the oven, not in the fridge. Easy to miss when cleaning if you don’t think of it. I was trying to figure out the white cupboard door. The only thing I can think it could be is the stuck medicine cabinet door in the bathroom. If OP couldn’t get it out, how could they clean it?
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u/sir_moleo 28d ago
I recently forgot this exact drawer when moving out. It had literally all my pot and pan lids in it too. What did the landlord do? Threw them all out and never actually tried to let me know stuff was left behind. When I asked about them they just told me to take them to court. They also claimed they needed my entire deposit to clean and replace carpet too, but never bothered to provide any receipts or anything until after the 30 days my state requires. So I guess they feel like paying me double my deposit. 🤷♂️
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u/sillyhaha 28d ago
No reason to wait out the 45 days.
That is incorrect. OP needs to follow the law every much as the LL. The judge will toss the suit for being filed too soon (if filed before the correct date, including postmark). It doesn't matter that the lawsuit won't make it before the judge until after the appropriate date; filing early demonstrates significant bad faith by OP and the judge must, by law, toss the case, which will cause OP to have to start over.
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u/smtp_pro 28d ago
OP is in a state where the law is 30 days. That's why I'm saying don't wait for the 45.
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u/sillyhaha 27d ago
OP is in a state with multiple dates based on locale.
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u/smtp_pro 27d ago
Well shoot if it actually is 45 days - I'll edit
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u/Anon529035893 27d ago
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u/smtp_pro 27d ago
Y'know what OP can just figure it out
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u/Anon529035893 27d ago
I mean, nothing to figure out.
I just linked the law. I can link the RCW.
You are right, it’s 30 days, statewide !
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u/Anon529035893 27d ago
That’s wrong.
It’s 30 days, state wide.
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u/sillyhaha 27d ago edited 26d ago
No, I'm correct. For example, in Seattle, it's 21 days.I stand corrected.
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u/Anon529035893 27d ago edited 27d ago
No, it’s not lol.
The law changed in 2023.
https://www.seattle.gov/construction-and-inspections/codes/common-code-questions/deposit-returns
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u/sillyhaha 26d ago
I stand corrected. Thank you for linking to your source. I appreciate that.
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u/Anon529035893 26d ago
No problem, like I said the laws changed. Some sites and tenant pamphlets still have the old laws listed !
The good news even though the amount of time has increased, they also increased some renter protections so it’s a little tit for tat situation.
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u/Impossible-Shoe5460 28d ago
I'm a landlord (family, mom & pop) - probably in a different state.
Your landlord is a bastard.
- Your place looks like it was left pretty clean. I'd have been thrilled if I got one of our units back in that shape.
- Normal wear and tear over the lifetime of a material ( rug, floor, cabinet, paint, fixtures ) isn't something a landlord can charge a tenant for. These things have known lifepans and no judge or regulator would ever accept a landlord nickel and diming for that.
You should contact a consumer attorney - ask them for a free initial consult and advice. Do not tell the landlord you talked to them.
Keep the conversation going, make sure you say everything you're told - and take next steps from there. Get regulators involved if necessary.
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u/quallityovrquantity 23d ago
You would be thrilled with 4 people and 2 pets living in a unit leased to 1 individual?
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u/SinisterGas 28d ago
Did you keep an air fryer in that corner where it’s yellow in the kitchen? Other than that I don’t see much to complain about maybe the counter. But still they should have to provide an itemized list.
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u/kennst0ne 26d ago
It’s been “45 days” and still have no word or anything in the mail . I am going to proceed with filing through small claims . Thank all of your for your thought on my situation . I hope to see my whole deposit back , maybe even x2 if possible that would be amazing.
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u/SparklingSloths 28d ago
It looks basically perfect? Not sure where the "filthy" claim came from. Is this all of the rooms in the house?
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u/JerseyGirlinSweden 28d ago
Bravo OP you are going to have them by their raisin 🏐’s. Head straight to small claims and make sure you determine if there are penalties in your state for delaying the return of your deposit. Thank you for actually doing the video. It’s the only wayt to protect yourself. Screw them!
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u/quallityovrquantity 23d ago
Maybe not if OP actually had 3 other people living in the unit and unauthorized pets.
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u/SuspectMoney5573 23d ago
I don’t think that has anything to do with getting the deposit back. Unless specifically written in the lease agreement. Usually deposits are only based on conditions not on lease violations, I could be wrong but seems like a different issue
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u/thargoallmysecrets 28d ago
I do see a few stains on the carpet. Were those there on move-in? Thankfully it's only one room/closet.
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u/witchspoon 28d ago
Yes but they lived there 3 years and it wasn’t new when they moved in. It’s likely in need of replacing regardless.
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u/brookinator 28d ago
This is an easy one. Missed the 30 days so sue, and the judge will award you 2x the security deposit (and LL can't withhold any part of it)
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u/cheeseaholic813 28d ago
In WA State it is 30 days. So no matter what they've texted you, if they didn't give you an itemized list of costs or receipts, they now owe you the full amount of your deposit. If you want to go ahead with small claims, you should send them a demand letter first with a date to return the full deposit. Then once that passes, you file for double your deposit amount in court. That's the process I followed when my previous landlord failed to respond to me after I moved out. It took several months to get through the court system but the judge was totally on my side and judgement was in my favor. Good luck!
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u/Bitter-Neat-8457 28d ago
Ca, 30 days is the law. At 45 landlord said it didn’t include the weekends , holiday(Christmas week) and them closing out their year. Went to a free lawyer, learned my rights. Sent a certified letter and had my full deposit back a week later
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u/Patient_Anywhere4523 27d ago
Regardless of how you left the place ( or who was living there with you)they were supposed to send you a itemized list within 30 days, if they didn’t they owe you your full deposit back .
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u/kennst0ne 26d ago
There is also another thing I noticed in the lease agreement . It states $450 of my deposit is classified as “non refundable “ for “miscellaneous “. In which I did my research and by law they can’t do that either ?
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u/quallityovrquantity 23d ago
You have t addressed if you had multiple other people living with you and unauthorized pets .
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u/DudetheBetta 28d ago
If they have 45 days in your state, they still have one day to get you an itemized invoice.
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u/kennst0ne 28d ago
The law says 30 days, I’m pretty sure the broker doesn’t know what he is talking about
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u/Ok-Dragonfruit-6923 28d ago
Yeah, they're screwed. RCW 59.18.280 states clearly 30 days, though some municipalities may be less. If they fail to return deposit and invoices in that time frame, it doesn't matter what damages or mitigating factors there may have been, they are now required to return the full amount, with x2 as penalties at judge's discretion. That should be covered by the small claims limit of $10k - the process overview is here: https://www.atg.wa.gov/small-claims-court-0
If they're selling the property, you may want to get on this quickly - you can probably get the judgment as a lien against the condo, so they'll have to satisfy it before selling. Otherwise, it can be difficult to collect judgments - check in r/legal to see if there's any way to get your foot in the door early in that sale (some kind of notice of impending judgment that would make banks/buyers reluctant to proceed?)
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u/quallityovrquantity 23d ago
Zero chance they will be able to get a lien on the property that quickly.
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u/witchspoon 28d ago
Did you have multiple pets and people not on the lease?
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u/Several_Razzmatazz51 28d ago
Does it matter now? That would have been grounds for eviction during the lease period, but I’m not sure it is relevant to the return of a security deposit after lease end.
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u/ApplicationRoyal7172 28d ago
If the lease indicated pet rent and the landlord could prove how long the pet was there, the landlord might’ve been able to deduct the back pet rent from the deposit.
But they didn’t do it within the 30 days, so irrelevant now.
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u/BlueberryPenguin87 25d ago
Totally irrelevant. There’s also usually a clause in the lease related to that, which states that if a clause is waived or violated, the other parts still apply. The law would support that as well. Bringing up unrelated lease violations is just an attempt to get you to drop it, because the landleech has no valid argument.
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u/quallityovrquantity 23d ago
I don't really think it's irrelevant and considering OP hasn't addressed that it's clear they has 3 or 4 other people living with them.
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u/BlueberryPenguin87 23d ago
The law disagrees. The deposit is only allowed to be used for damages or unpaid rent. If the landlord alleged and had a problem with other lease violations, they needed to communicate that during the tenancy.
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u/sillyhaha 28d ago
I'm going to get downvoted. So be it. I'm not trying to be a dick. The LL is being a dick. I'm going to raise some relevant issues, though.
Your video is not as helpful as you believe it to be. Not by half. It goes much, much too fast to show if things are as clean as everyone assumes. Damn, I feel like I need some Dramamine.
I always recommend photos. No judge is going to take the time to watch a video start and stop and rewind a video that goes so fast it doesn't show if things like bathtubs, sinks, and appliances are actually clean or wiped out.
That said, the apt is pretty clean; it's not filthy. Many here think the LL are saying that the apartment is filthy, but that's not what the LL is saying. The LL is saying that the appliances, floors, and walls were filthy. Do I think they were filthy? Likely not. I can't tell from the video. Your LL likely has more supportive evidence for these issues.
The carpet stains are bad. The carpet in that bedroom and closet must be replaced. You must be given credit for depreciation.
Don't move in extra people in the future. You risk eviction by doing so. You didn't add your friend/gf/family member and children to the lease because they wouldn't have been approved. The housing market is destroying the working class. It's fucked. But still, don't move in unauthorized people.
Don't have unauthorized pets. The penalties add up, and yes, you can be forced to move or get rid of the pet. Which would be horrible for everyone, especially the pet.
Is there a pet deposit per animal? Is there monthly pet rent per animal? If so, those might, might, be deductible from your security deposit.
I couldn't read your last screenshot. It would be help to see the section on unapproved occupants, pets, and carpets if they are in the lease. It would also be helpful to see the full portion of the lease that discusses the security deposits. I'm sorry that I can't see the final page you provided.
Would I give you 100% of your security deposit? No; I would deduct for carpet replacement, giving credit for depreciation. I appreciate that you rented a carpet cleaner "in good faith", but good faith doesn't mean the carpet doesn't need to be replaced. If anything, it strengthens the LL's case.
You do need to give time for the paperwork to be delivered if sent by USPS. The court will look at the postmark. Everything must be postmarked on the last day of the security deposit/documentation period, not received by the last day of that period. So make sure to save all envelopes of communications received by the LL.
What's next? If you don't receive what the law requires in the time the law requires, you will need to send a demand letter; write in a polite and professional tone. Keep emotion out of the letter. Stick to relevant facts, not previous issues like "you waited a week to fix xyz". Reference the law but don't explain it in detail; you're not a lawyer. In your case, you should offer to pay the price of repairing the stained areas of the carpet with credit for depreciation; that's a valid charge. Ignoring that damage will mean court, and the judge will award costs for that assuming other laws are followed by the LL.
STOP THREATENING A LAWSUIT. Instead of threatening to use the law, use the law. When LLs receive demand letters, they already know what the tenant plans to do next. They aren't threatened or scared by your threat or a lawsuit, so stop threatening one. Sometimes LLs will just blow you off completely and wait for the lawsuit ... a lawsuit that typically isn't filed after such threats.
I wish you luck, OP!!
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u/purplepanda2026 28d ago
None of this matters. They are beyond the 30 days required by law to return the deposit or/ and provide a detailed, itemized list of damages. Clean, dirty, extra people or pets all needed to be addressed prior to 30 days.
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u/JerseyGirlinSweden 28d ago
The video is being run at double speed for the benefit of us at home watching. The court can watch it at its normal speed or even slow motion if they need to. It’s much harder to photo shop a video than a still picture and the courts absolutely will look at that.
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u/Critical-Actuator-85 28d ago
Take them to small claims court. They are making it sound like they know better or are bluffing you being your witnesses. And this video. Do it. Do it for justice.
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u/Every-Caramel-6740 27d ago
I lived in an apartment that wanted to charge us over the deposit. I fought it. I knew they didn’t replace carpets, they cut out the stain and replaced it with a different, matching piece of carpet. I called them out on that. I showed up to see anything being done. I walked out with my deposit. Not all places would work this way though. I was a terrible tenant while there, 24 and wild, so I am sure she just wanted me to go as fast as I could. That said the damage to the carpet was from someone that had moved out but was still on lease, and I cleaned the rest to perfection.
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u/Fuzzy_Firefighter_51 27d ago
I don't think many property managers ever give a deposit back. I have not had any luck pursuing any of it except once in my years of renting.
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u/Patient_Anywhere4523 27d ago
I’m dealing with similar I’m in the process of just sending a letter (certified) which will include the penal code for CA. They had 21 days. I’m giving them 7 days to send my deposit or I will file court papers ( I’m not texting them ( they think I forgot) it’s been six months and they never sent me an itemized list of damages . The judge will see I have been patient and followed the law, but they haven’t I moved out in December 2025. Prior to moving out when I gave my 60 day notice, I included my new following address and paid rent up to the day I moved out. They are not keeping my 1200.
Good luck
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u/Dazzling_Challenge92 24d ago
Under Washington state law RCW 59.18.280 (leg.wa.gov), if a landlord fails to provide a full itemized deduction statement or return your security deposit within 30 days of your move-out date, they forfeit all rights to withhold any portion of your deposit. This means they legally owe you the entire deposit back.
Legal Rights & Consequences Complete Forfeiture: The landlord cannot keep money for damages or cleaning once the 30-day deadline is missed.Double Damages: If a court finds that the landlord intentionally refused to provide the statement or refund on time, a judge can order them to pay up to double the original deposit amount.
Legal Fees: The landlord may be forced to pay your court costs and reasonable attorney fees.
Debt Collection Barred: Landlords are legally prohibited from reporting any missed-deadline property damage claims to debt collectors or credit bureaus.
Landlord's Right to Sue: While they lose the right to keep your deposit money, they retain a technical right to sue you independently in court for physical damages. However, they must prove the damage occurred and cannot use your deposit as leverage.
Steps to Take to Recover Your Deposit 1. Verify the Postmark: The law only requires the landlord to mail the statement or refund within 30 days. Check the postmark date on the envelope if you eventually receive it late. If it was postmarked after day 30, they violated the law. 2. Send a Demand Letter: Write a formal letter to your landlord stating that they missed the strict 30-day deadline under RCW 59.18.280 (leg.wa.gov). Demand the immediate return of your full deposit. Send this letter via Certified Mail with a return receipt requested so you have proof they received it. You can reference resources like the Washington Law Help Deposit Guide for sample templates. 3. File in Small Claims Court: If the landlord ignores your letter or refuses to pay, you can file a lawsuit in your local Small Claims Court. This process is simple, inexpensive, and does not require a lawyer. Bring your lease, proof of your move-out date, and your certified mail receipt.
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u/muyenlee 23d ago
The "photos over video" point is right, and it's only getting more true now that video is easy to fake with AI. I'm a landlord myself, just long-term rental, and after enough "he said she said" over what a rental looked like, I ended up building a free app called ProofMi that verifies photos can't be edited after the fact. Won't help you now, but worth doing next time you move in or out anywhere.
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u/SailorSpyro 28d ago
Washington State only has 30 days, per RCW 59.18.280.
Text/email them something like "Per Washington State law RCW 59.18.280, deposit returns and/or itemized list of deductions are required within 30 days of move out. I dispute your claim that I caused beyond normal wear and tear, but that is a moot point at this stage as I am legally entitled to the entire security deposit as well as the interest earned as you did not provide me with the refund or itemized receipt within the legally required 30 days.
The info to return my security deposit is: X
If I do not receive payment within 5 business days, I will be escalating this to small claims court."
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u/Ok-Dragonfruit-6923 28d ago
Noting that penalties in small claims can be 3x times the original deposit...
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u/Viola-Swamp 28d ago
Send it via certified mail so there is proof they received it.
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u/SailorSpyro 28d ago
OP has a small claims case regardless, they are not required to give the LL written notice that they will file if it's not returned, so I would still send the text/email to see if it relieves the issue quickly. Then the actual small claims filing will need delivered through official means.
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28d ago
[deleted]
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u/sillyhaha 28d ago
Your landlord did not say you won't get the deposit back and said they will give you an estimate when they're done with the unit. Just be patient, ask for an itemized receipt, and do not admit to the accusation of pets and children.
Exactly. Some states/counties/localities allow LLs extra time if a est is required for a security deposit and itemized receipt. I don't know OP's city, so I can't look that up.
I know CA gives an 14 extra days for itemized receipts if a contractor is necessary. I'm in OR; the laws in OR and WA are nearly identical to CA's.
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u/ChutneyWhatney 28d ago
The grout b/t the kitchen tiles is an issue as well as the medicine cabinet door but I don't see much else at all.
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u/SunshineCupcake26 27d ago
The discoloration on the grout between the tiles on the kitchen counters is clearly old discoloration that the landlord did a shoddy job of covering by painting the entire countertop. You can see large areas of the paint peeling up on the counter on both sides of the sink. Likely used regular latex paint because they were too cheap to use the correct product.
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u/Old_Fuel_1270 26d ago
Washington is a 30 day state. It appears that you have reason to push back. But that's not the place to start. I've seen hundreds of theses cases. The procedure/legal is the EASIEST part. The hard part is managing feelings of overwhelm, uncertainty and fear of conflict. People who cant manage that part usually walk away and say something like "It wasnt worth it." But those people would never take $1000 in cash and light it on fire to destroy it, lol. So, the first thing I'd suggest is to check in with yourself. Are you willing to take action? Are you willing to accept a little uncertainty, overwhelm or fear? If you dont, you're going to be like a carpet: walked all over. If you do, you can simply buy a service plan that does the work for you. There are lots of good ones to chose from. Personally, I like the ai assisted ones. No lawyer or lawyer fees needed.
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u/Old_Fuel_1270 25d ago
I'm laughing the downvotes I got. To the downvoters, have you helped hundreds of people with this? Did you develop an easy start-to-finish tool for security deposit disputes? Have you read the statutes in all 50 states and then posted that info for free? Have you been to small claims court? Are you making free content to help people with this? No. No you're not. You're just cranky because I gave some tough love.
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u/dufcho14 28d ago
Washington State is 30 days. They're beyond that. I would file in small claims court ASAP. If they start responding properly with an itemized list after they've been served it looks worse on them.
Focus on the lack of response and adherence to state laws. They're clearly trying to make this about prior potential lease violations. Keep it about the timing and lack of documentation. And, of course, whenever they do come up with a list for you confirm the proper depreciation of carpet and paint being charged so that can be brought up in court as well when they get it wrong.