Home, 185 Wn.2d 532, 547, 374 P.3d 121 (2016). Additionally, the issue here—the
interpretation and application of the Residential Landlord-Tenant Act (RLTA), chapter
59.18 RCW—is a question of law reviewed de novo. Silver v. Rudeen Mgmt. Co., Inc.,
197 Wn.2d 535, 542, 484 P.3d 1251 (2021).
When interpreting statutes, the court’s objective “is to ascertain and carry out the
Legislature’s intent.” Id. “The RLTA specifies numerous duties, rights, and remedies for
landlords and tenants engaged in residential lease agreements.” Id. at 543. The RLTA
creates remedies for tenants to protect their interests from the landlord’s “upper hand,”
especially during times of housing shortages. Id. at 548 (quoting Thomas Bothwell,
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Comment, Washington Tenant Remedies and the Consumer Protection Act, 10 GONZ. L.
REV. 559, 559 (1975)). As such, the RLTA is a remedial statute that must be construed
liberally to accomplish the purpose for which it was enacted. Silver, 197 Wn.2d at 548.
As a statute in derogation of the common law, the RLTA is “ ‘strictly construed in favor
of the tenant.’ ” Randy Reynolds & Assocs. v. Harmon, 193 Wn.2d 143, 156, 437 P.3d
677 (2019) (quoting Silver, 197 Wn.2d at 548).
Among the most frequent landlord-tenant disputes are complaints of wrongful
retention of damage and security deposits. Silver, 197 Wn.2d at 544. To this end,
security deposits were subject to “new and significant regulation” when the RLTA was
enacted. Id. at 544-45. For example, when a security deposit is required, the lease must
specify, in writing, the terms and conditions under which the deposit may be withheld.