$2.9M Settlement Rudeen Management Withheld Security Deposits for Nearly a Decade — Now Former Tenants Get Paid Automatically

Thomas Silver filed a class action lawsuit against Rudeen Management Company, Inc. in Spokane County Superior Court alleging that Rudeen failed to provide a full and specific deposit statement and failed to return deposit refunds within the legal timelines required by Washington law. The court entered an order finding that Rudeen violated RCW 59.18.280 and was liable to pay each class member two times their respective security deposit. Rather than continue through further litigation and appeals, the parties settled for $2,900,000. Here’s the critical difference from most settlements: you do not need to file a claim to get paid. If you qualify, a check is already on its way — unless you choose to opt out by May 29, 2026.

Field	Detail
Settlement Amount	$2,900,000
Opt-Out / Objection Deadline	May 29, 2026
Claim Form Required?	No — automatic payment to identified class members
Estimated Payout	~80% of the deposit paid for your tenancy
Proof Required	No
Settlement Status	Preliminarily approved
Case Name	Thomas Silver v. Rudeen Management Co. Inc.
Case Number	17-2-03103-2
Court	Spokane County Superior Court, Washington
Fairness Hearing	July 31, 2026 at 11:00 a.m.
Administrator	EisnerAmper
Official Website	rudeendepositrefund.com
Administrator Phone	1-844-536-0555
Administrator Email	[email protected]

Where things stand right now:

• The settlement is proposed. The court must still grant final approval at the Fairness Hearing on July 31, 2026 before any payments go out.
• The settlement administrator will distribute payments within 60 days after the court resolves any appeals and grants final approval.
• Any unclaimed funds will be donated to the Legal Foundation of Washington and Inland Empire Legal Aid.

The Law Said 21 Days. Rudeen Took Longer — or Didn’t Return Deposits at All.

In 2012, Thomas Silver entered into a residential lease with Rudeen Management Company in Spokane, paying a refundable $300 security deposit. After three years, he gave proper notice and moved out. Rudeen sent him a “preliminary deposit disposition” on the day he vacated — claiming he owed $3,000 for excessive wear and tear — but did not provide the required final deposit statement until 35 days later.

Washington’s Residential Landlord-Tenant Act is clear: landlords must return a tenant’s deposit or provide a full, written explanation for keeping it within a strict deadline. RCW 59.18.280 requires landlords to provide a full and specific statement of the basis for retaining any portion of the deposit within 21 days after the tenant vacates. If a landlord violates this requirement, the entire deposit must be returned and the court may award double the deposit amount plus attorney fees.

Silver filed a complaint on behalf of himself and similarly situated former tenants whose deposits Rudeen had withheld in violation of RCW 59.18.280. The case bounced through the courts for years — the trial court dismissed it, the Court of Appeals affirmed the dismissal, and then the Washington Supreme Court reversed both decisions in 2021 and ruled in Silver’s favor. The case then returned to Spokane County Superior Court, where the court ultimately found Rudeen liable and ordered it to pay double each class member’s deposit. Rather than continue appealing, Rudeen agreed to settle.

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You Rented From Rudeen Between 2014 and 2023 — Here’s Whether You’re In

To be a class member, you must meet all of the following: you rented a Washington state residential property that Rudeen Management Co. Inc. owned or managed; you paid a damage and/or security deposit; and you vacated or abandoned the property between August 10, 2014, and May 19, 2023.

Beyond those basics, at least one of the following must also apply:

• Fifteen or more days after the end of the rental agreement and move-out, Rudeen withheld all or part of your deposit; OR
• Before June 6, 2016, you did not receive a full and specific deposit statement within 14 days after moving out; OR
• On or after June 6, 2016, you did not receive a full and specific statement within 21 days after moving out, or Rudeen withheld all or part of your deposit after 22 days.

For tenancies with more than one tenant, each tenant is considered a separate class member and will receive an equal share of the payment for that tenancy.

Your Payout Is Roughly 80% of Whatever Deposit You Paid — With No Paperwork

This is one of the more straightforward payouts in any recent tenant settlement. Each tenancy will receive a share of the remaining settlement fund based on the deposit amount paid under that tenancy. The anticipated payout is approximately 80% of the deposit paid, though the exact percentage may change depending on final deductions and the number of valid class members.

Here’s how the fund breaks down before tenants get paid: attorneys’ fees are capped at up to $966,667, administration costs are at least $45,000, and the class representative Thomas Silver can receive up to $20,000 as a service award. Whatever remains after those deductions distributes to class members proportionally based on their deposit size.

Payments arrive either by mailed check or electronic payment. If you prefer to select a digital payment method, you can do so through the settlement’s digital disbursement portal.

You Don’t File a Claim — But You Do Need to Update Your Address If It Has Changed

This settlement runs differently from most class actions. If the administrator identified you as a class member, you already received a notice — and you will automatically receive payment unless you opt out. There is no claim form to complete.

The only action most people need to take:

Class members who need to update their contact information can do so at rudeendepositrefund.com/contact-update/. If your mailing address is out of date and you don’t update it, your check may never reach you.

If you want to opt out: Individuals who wish to be excluded from the settlement must send a signed letter or email to the settlement administrator by May 29, 2026, including their name, address, phone number, and request to be excluded.

Mail to: Rudeen Settlement Administrator, P.O. Box 3637, Baton Rouge, LA 70821 Email: [email protected]

If you want to object: Objections must be filed with the Spokane County Superior Court and delivered to Class Counsel and Defendant’s counsel, postmarked no later than May 29, 2026. You cannot both object and opt out — choose one.

Nine Years From First Filing to Payout — The Full Timeline

Milestone	Date
Thomas Silver Moves Out of Spokane Apartment	June 30, 2015
Lawsuit Filed in Spokane County Superior Court	August 10, 2017
Trial Court Dismisses Case	2018
Court of Appeals Affirms Dismissal	2019
Washington Supreme Court Reverses — Rules for Silver	April 22, 2021
Class Period Opens	August 10, 2014
Class Period Closes	May 19, 2023
Court Finds Rudeen Liable (2x Deposits)	TBD (pre-settlement order)
Settlement Preliminarily Approved	2026
Opt-Out / Objection Deadline	May 29, 2026
Fairness Hearing	July 31, 2026 at 11:00 a.m.
Expected Payment Date	Within 60 days after final approval

Questions Former Rudeen Tenants Are Actually Asking

I never got a notice — does that mean I’m not in the class? 

Not necessarily. The settlement administrator identified class members using Rudeen’s own records. If you rented from Rudeen in Washington between 2014 and 2023 and believe you qualify, contact the administrator at 1-844-536-0555 or [email protected] to confirm your status and update your contact information.

Do I need a lawyer to participate? 

No. Because payments are automatic, you don’t need to do anything to receive your share — no lawyer, no form, no deadline to meet (other than not opting out). Class Counsel is already handling the case on behalf of all class members at no cost to you.

Is this settlement legitimate?

 This website is supervised by counsel and the court and is controlled by the claims administrator that handles all aspects of the notice program. It is the only authorized website for this litigation. The administrator is EisnerAmper, a well-established settlement administration firm. Always verify by calling 1-844-536-0555 directly.

When will I actually receive my payment? 

The settlement administrator will distribute payments within 60 days after the court resolves any appeals and grants final approval of the settlement. The Fairness Hearing is July 31, 2026, so the earliest realistic payment window is late September or October 2026, assuming no appeals.

What if I missed the opt-out deadline?

 If May 29, 2026 has passed, you can no longer exclude yourself. You will remain in the class, receive your automatic payment, and give up any right to sue Rudeen separately for the same deposit-related claims.

Will my settlement payment be taxed? 

Settlement payments characterized as a return of withheld personal property are often treated differently from wages or income for tax purposes. However, the tax treatment depends on your individual circumstances. Speak with a tax professional if you have questions about how this payment affects your return.

Why is the payout 80% and not the full double-deposit amount the court ordered?

 The court found Rudeen liable for two times each class member’s security deposit. The settlement amount of $2.9 million represents a negotiated figure that both sides agreed to rather than continuing to litigate further appeals. After attorneys’ fees, administration costs, and the class representative award are deducted, approximately 80% of each tenancy’s deposit remains for distribution to class members.

What happens if I do nothing?

 If you do nothing, you will remain a member of the settlement class, your claims against Rudeen arising from its handling of your security deposit will be released, and you will automatically receive your share of the settlement relief. Doing nothing is actually the right move for most class members here.

Sources & References

• Official Settlement Website: rudeendepositrefund.com

Last Updated: April 3, 2026

Disclaimer: This article is for informational purposes only and does not constitute legal advice. Legal claims and outcomes depend on specific facts and applicable law. For advice regarding a particular situation, consult a qualified attorney.