not attend. Smith and the Lewises signed a move-out checklist, indicating that the
property was in the same condition as it had been at move-in. Smith informed the
Lewises that they would be refunded their full security deposit.
Four days later, the Ridgways visited the property and found substantial
damage that Smith had not documented on the move-out checklist. The Ridgways
instructed Crossroads to deduct the repair costs from the Lewises’ security deposit.
Crossroads complied over Smith’s objection. After repairing the damage, the
Ridgways e-mailed Crossroads invoices and receipts for repairs totaling $1,526.01.
Crossroads mailed the statement of damages and a deposit refund check of $158.99
3
For the current opinion, go to https://www.lexisnexis.com/clients/wareports/.
Crossroads Management, LLC v. Ridgway et al., No. 101329-9
to the Lewises on June 12, 2018—exactly 21 days after the Lewises left the property.
The Lewises immediately returned the check to Crossroads, disputing the charges
listed in the damage statement.
Crossroads filed an interpleader action and deposited $1,695 from its trust
account into the court’s registry. The Lewises answered the interpleader and filed a
cross claim against the Ridgways, alleging the Ridgways violated RCW 59.18.280
by intentionally sending “an improper explanation and itemization of charges against
the deposit to justify the improper partial refund.” Clerk’s Papers (CP) at 45. That
statute requires a landlord to provide a tenant “a full and specific” damage statement
“together with the payment of any refund due the tenant” pursuant to the lease
agreement within 21 days 1 after the tenant moves out. RCW 59.18.280. If the
landlord fails to do so, the tenant is entitled to their full deposit and, in some