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Security Deposit Deduction Checker

Find out which deductions your landlord can legally take from your security deposit, what your state law says about return deadlines, and exactly how to fight back if you've been charged unfairly. Free and instant, with return deadlines from our research for the states it covers.

Normal Wear and Tear vs. Damage - The Key Distinction

The most common security deposit dispute comes down to one question: is this normal wear and tear, or is it damage the tenant caused? Landlords regularly try to charge for things that legally qualify as normal wear and tear - which they cannot do in any US state. Understanding this distinction is your most powerful tool for getting your deposit back.

Landlord CANNOT Charge For

Small nail holes from pictures
Minor scuffs on walls
Faded or discolored paint (age)
Worn carpet from normal foot traffic
Loose door handles or hinges
Minor scratches on hardwood floors
Faded curtains or blinds (sunlight)
Worn paint near light switches
Small stains from normal use
Dusty window tracks or vents

Landlord CAN Charge For

Large holes in walls
Burn marks on carpet or floors
Unauthorized paint colors
Pet stains and odors
Broken windows or fixtures
Missing or broken blinds
Excessive filth requiring deep cleaning
Broken appliances (tenant caused)
Lost or unreturned keys
Unpaid rent or utilities

Security Deposit Return Deadlines by State

Missing the return deadline can cost a landlord more than the deductions it wanted. In our research, a New York landlord who misses its deadline forfeits any right to keep any part of the deposit, and Pennsylvania's section says the same of all withholding rights where the tenant gave a written forwarding address. The table shows, for each state our research covers, the deadline, the penalty where one is carried, and what the landlord must itemize.

State	Return Deadline	Penalty	Itemization
Arizona	14 business days for sending an itemized list of deductions with the balance and for providing the itemized list of deductions with the amount due	Under A.R.S. § 33-1321(E), a landlord who fails to comply with subsection D, the duty to provide the itemized list and the amount due within fourteen business days after termination of the tenancy, delivery of possession and the tenant's demand may be liable for the property and money due to the tenant plus damages equal to twice the amount wrongfully withheld.	An itemized list of all deductions with the amount due, mailed first class to your last known place of residence unless you arranged otherwise in writing; if you do not dispute the list within sixty days after it is mailed, its figures become final (§ 33-1321(D)).
California	21 days for returning the deposit with an itemized statement and for furnishing the itemized statement with its supporting documents	Under Cal. Civ. Code § 1950.5(m), (h)(7), a landlord who claims or retains the security or any portion of it in bad faith, or in bad faith fails to furnish the itemized statement and return the balance within 21 calendar days may be liable for statutory damages of up to twice the amount of the security in addition to actual damages, and a landlord who in bad faith fails to comply with the 21-day duty is not entitled to claim any amount of the security; the landlord bears the burden of proving the amounts claimed were reasonable.Scope: Security for a rental agreement for residential property that is used as the dwelling of the tenant (§ 1950.5(a)).	An itemized statement of the basis for and amount of any deductions, with copies of bills, invoices or receipts, a description of any work the landlord or an employee did with time spent and hourly rate, and the photographs subdivision (g) requires (a good-faith estimate may be sent when repairs or documents are not complete, with final documents due within 14 calendar days after), all furnished with the balance within the same 21 calendar days (§ 1950.5(h)).
Colorado	30 days (or up to 60 if the lease sets a longer period) for returning the deposit with a written statement of the exact reasons for anything kept and for delivering the written statement of exact reasons with the balance and any required documentation	Under C.R.S. § 38-12-103(3)(a), as amended by HB25-1249, a landlord who wrongfully retains any portion of the deposit in violation of the section may be liable for treble the portion of the deposit wrongfully withheld, together with reasonable attorney fees and court costs; the landlord bears the burden of proving that the withholding was not wrongful and that it complied with the section.	A written statement listing the exact reasons for retaining any portion, delivered with payment of the difference and any documentation subsection (8) requires, sent to the tenant's last-known address or an e-mail address the landlord has actual notice of.
District of Columbia	45 days; then 30 more days after a notice to withhold	Under 14 DCMR § 309.5(1), 309.3, a landlord who fails to return a security deposit rightfully owed in accordance with the section may be liable for the amount of the deposit withheld or, in the event of bad faith, treble damages; a missed 45-day or 30-day deadline is prima facie evidence that the tenant is entitled to full return of the deposit with interest. Bad faith means a frivolous or unfounded refusal to return the deposit motivated by a fraudulent, deceptive, misleading, dishonest or unreasonably self-serving purpose, not simple negligence or bad judgment (14 DCMR § 309.5(2)).	If the owner gives written notice of an intention to withhold within the 45 days, personally or by certified mail to your last known address, it then has 30 more days to refund the balance with an itemized statement of each repair or other use and its cost (14 DCMR § 309.1, 309.2).
Florida	15 days for returning the deposit when the landlord makes no claim on it; 30 days for written notice of any claim on the deposit	Under Fla. Stat. § 83.49(3)(a), a landlord who fails to give the required written notice within the 30-day period may be liable for forfeiture of the right to impose a claim on the security deposit and of any setoff against it, so the deposit must be returned, though the landlord may still file an action for damages after returning it.Scope: Fla. Stat. § 83.49(4) does not reach transient rentals by hotels or motels under chapter 509, or housing whose rent or deposit is regulated by law or by a public body, including public housing authorities and federally administered or regulated programs, other than rent stabilization; subsection (3) still reaches housing authorities. Under § 83.49(5), a tenant who leaves before the term ends, or on a periodic tenancy, must give at least 7 days' written notice by certified mail or personal delivery with an address, or the landlord is relieved of the 30-day claim notice, though the tenant keeps the right to the deposit.	If the landlord intends to impose a claim, written notice within 30 days after the termination of the rental agreement, by certified mail to the tenant's last known mailing address or by e-mail in accordance with s. 83.505, stating the amount and the reason for the claim; the tenant then has 15 days after receiving it to object in writing, and the landlord must remit any balance within 30 days after the date of the notice.
Georgia	30 days for returning the full deposit, with a written statement of the exact reasons for anything kept and for providing the written statement of exact reasons with the balance	Under O.C.G.A. § 44-7-35(b), (c), a landlord who fails to return any part of the deposit that the article requires to be returned may be liable for three times the sum improperly withheld plus reasonable attorney's fees, or only the sum withheld if the landlord proves the withholding was an unintentional bona fide error; a landlord who fails to provide the lists and written statement within the time periods forfeits all rights to withhold any of the deposit or to sue for damages to the premises.Scope: Under § 44-7-36, §§ 44-7-31 to 44-7-33 and 44-7-35 do not apply to rental units owned by a natural person who, with a spouse and minor children, owns ten or fewer units and does not use a paid manager, so the forfeiture and treble-damages rules do not reach such a landlord; the 30-day return under § 44-7-34 applies to all.	A written statement identifying the exact reasons for retaining any portion, including the comprehensive list of damages required by § 44-7-33, delivered with payment of the difference; mailing the statement and payment first class to your last known address counts as compliance.
Illinois	45 days for returning the full deposit when the landlord has not sent a timely itemized statement; 30 days for an itemized statement of any damage deductions	Under 765 ILCS 710/1(c), a landlord who refuses to supply the itemized statement, or supplies it in bad faith, and fails to return the deposit due within the time limits, where the tenant provided a mailing or e-mail forwarding address may be liable for an amount equal to twice the amount of the security deposit due, together with court costs and reasonable attorney's fees. A lessee who never gave the lessor a mailing or e-mail address cannot recover damages or penalties under the Act, so this letter supplies a forwarding address.Chicago: Chicago's Residential Landlord and Tenant Ordinance has deposit rules of its own and awards a tenant two times the deposit plus interest for violations of them. (Chicago Mun. Code § 5-12-080)	Within 30 days after the tenant vacates or the right of possession ends, whichever is later, an itemized statement of the damage with the estimated or actual cost of each item and paid receipts (receipts may follow within 30 days when an estimate was given), delivered in person, by mail or by e-mail to a verified address; without it the full deposit is due within 45 days after the tenant vacates.
Massachusetts	30 days for returning the deposit or its balance and for furnishing the sworn itemized list of damages with the balance	Under M.G.L. c. 186, § 15B(6), (7), a landlord who fails to return the deposit or its balance, with any interest due, within thirty days after the tenancy ends, or did not hold the deposit in the account subsection (3) requires may be liable for three times the amount of the deposit or balance owed, plus interest at five per cent from the date it became due, together with court costs and reasonable attorney's fees; a landlord who fails to furnish the sworn itemized list within thirty days forfeits the right to retain any portion of the deposit.	For any damage deduction, within the same thirty days an itemized list of damages sworn to under the pains and penalties of perjury, itemizing the damage and the repairs in precise detail, with written evidence of the actual or estimated cost such as estimates, bills, invoices or receipts (§ 15B(4)(iii)).
Nevada	30 days for handing or mailing an itemized written accounting with any remainder and for providing the itemized written accounting with any remainder	Under NRS 118A.242(6), (7), a landlord who fails or refuses to return the remainder of the deposit within 30 days after the end of the tenancy may be liable for damages equal to the entire security deposit, plus a further sum the court fixes of not more than the entire deposit, weighing whether the landlord acted in good faith.	An itemized written accounting of the disposition of the deposit, handed to you where the rent is paid or mailed to your present address (or, if unknown, your last known address), together with any remainder, within the same 30 days (NRS 118A.242(4)).
New Jersey	30 days for returning the deposit with its interest, less charges the lease allows and for an itemized statement of the interest and any deductions	Under N.J. Stat. Ann. § 46:8-21.1, a landlord who withholds moneys due under the section is liable, when a court finds for the tenant, for double the amount of those moneys, together with full costs of the action and, in the court's discretion, reasonable attorney's fees.Scope: N.J. Stat. Ann. § 46:8-26 applies the deposit act to all dwelling units except owner-occupied premises with not more than two rental units where the tenant has not given the landlord 30 days' written notice invoking it. A different 5-business-day rule covers a tenant displaced by fire, flood, condemnation or evacuation.	The interest or earnings and any deductions must be itemized, and the tenant notified by personal delivery, registered or certified mail, within the same 30 days.
New York	14 days for sending an itemized statement and returning the balance and for providing the itemized statement with the remaining deposit	Under N.Y. Gen. Oblig. Law § 7-108(1-a)(e), (f), (g), a landlord who fails to provide the itemized statement and return the remaining deposit within fourteen days after the tenant vacates may be liable for forfeiture of any right to retain any portion of the deposit; a landlord who willfully violates the subdivision is also liable for punitive damages of up to twice the amount of the deposit, and the landlord bears the burden of proving any amount retained was reasonable.Scope: Subdivision 1-a covers dwelling units in residential premises other than rent-stabilized units (which fall under § 7-107), units under rent control, continuing care retirement communities, assisted living and adult care facilities, senior residential communities with an offering plan, and not-for-profit independent retirement communities.	An itemized statement of the basis for any amount retained, provided with the return of the remaining deposit within the same fourteen days; before you leave, the landlord must offer a pre-move-out inspection and an itemized list of proposed deductions you may cure (§ 7-108(1-a)(d)).
Ohio	30 days for delivering a written notice itemizing any deduction, together with the amount due and for delivering the itemized written notice with the amount due	Under Ohio Rev. Code § 5321.16(C), a landlord who fails to comply with division (B) of § 5321.16, where the tenant gave a forwarding address in writing may be liable for the money due, together with damages equal to the amount wrongfully withheld, and reasonable attorneys fees.	A written notice itemizing and identifying each deduction, delivered with the amount due within the same thirty days (§ 5321.16(B)).
Oregon	31 days for giving a written accounting of any amount claimed and refunding the balance and for giving the written accounting of any claim against the deposit	Under ORS 90.300(16), a landlord who fails to return the deposit or prepaid rent within 31 days as subsection (13) requires, or in bad faith fails to return all or any portion of any prepaid rent or security deposit due to the tenant may be liable for twice the amount withheld without a written accounting under subsection (12), or withheld in bad faith.Scope: Security deposits, which include any last month's rent deposit, and the unused balance of any prepaid rent; the holder of the landlord's interest when the tenancy terminates is responsible for the deposit (§ 90.300(1), (2)(b), (11)).	Within 31 days after the tenancy terminates and the tenant delivers possession, a written accounting stating specifically the basis of any claim, given separately for the security deposit and for prepaid rent, by personal delivery or first class mail (§ 90.300(12), (14)).
Pennsylvania	30 days for returning the deposit with an itemized written list of damages and for providing the written list of damages with the balance	Under 68 P.S. § 250.512(b), (c), (e), a landlord who fails to pay the difference between the deposit and the actual damages within thirty days, where the tenant gave the landlord a new forwarding address in writing may be liable for double the amount by which the sum deposited, with any unpaid interest, exceeds the actual damages, with the burden of proving actual damages on the landlord; a landlord who fails to provide the written list within thirty days also forfeits all rights to withhold any part of the deposit or to sue for damages to the premises. A tenant who does not give the landlord a new address in writing relieves the landlord of liability under the section, so this letter supplies one.Scope: Residential leaseholds only (§ 250.512(f)).	A written list of any damages the landlord claims, delivered within the same thirty days with payment of the difference between the deposit (with any unpaid interest) and the actual damages.
Tennessee	No day count in our research	Under Tenn. Code Ann. § 66-28-301(c), a landlord who did not keep the deposit in the separate account required by subsection (a) and did not provide the listing of damages required by subsection (b) may be liable for forfeiture of any right to retain any portion of the deposit.Scope: The Uniform Residential Landlord and Tenant Act reaches only counties with more than 75,000 people; Davidson County, which is Nashville, is covered.	A comprehensive listing of damage from the move-out inspection (§ 66-28-301(b)); if a refund is due, notice of the amount sent to your last known address, and the landlord may keep the deposit only if you do not respond within 60 days of that notice (§ 66-28-301(f)).
Texas	30 days for refunding the deposit and for giving a written description and itemized list of all deductions with the balance	Under Tex. Prop. Code § 92.109, a landlord who in bad faith retains a security deposit in violation of the subchapter may be liable for $100, plus three times the portion of the deposit wrongfully withheld, plus the tenant's reasonable attorney's fees in a suit to recover the deposit; a landlord who in bad faith fails to give the itemized list forfeits the right to withhold any portion of the deposit or to sue for damages to the premises, and the landlord bears the burden of proving any retention was reasonable. Under § 92.109(d), a landlord who fails either to refund the deposit or to give the written itemized list of deductions on or before the 30th day after the tenant surrenders possession is presumed to have acted in bad faith.	A written description and itemized list of all deductions, given with the balance of the deposit; not required if the tenant owes undisputed rent at surrender (§ 92.104). A refund or itemization postmarked on or before the deadline counts as timely (§ 92.1041).
Washington	30 days for giving a full and specific written statement of the basis for keeping any of the deposit, with any refund and for giving the full and specific statement with its documentation and any refund due	Under RCW 59.18.280(2), a landlord who fails to give the statement and documentation together with any refund due within the 30 days may be liable for the full amount of the deposit, and the landlord is barred from asserting any claim or defense for retaining any of it unless circumstances beyond the landlord's control prevented the statement or the tenant abandoned the premises; the court may award up to two times the deposit for an intentional refusal; the prevailing party recovers the cost of suit or arbitration and a reasonable attorney's fee.Scope: The checklist and documentation requirements of RCW 59.18.260 and 59.18.280 do not apply where part or all of the deposit is withheld for reasons unrelated to damage, such as rent or other charges owing; no deposit may be collected unless the rental agreement is in writing and a signed written checklist of the premises' condition was given at the start (§ 59.18.260).	A full and specific statement of the basis for retaining any of the deposit, with copies of estimates received or invoices paid to substantiate damage charges, and for landlord-performed repairs a copy of the bill, invoice or receipt for materials plus a statement of the time spent and the reasonable hourly rate, delivered with any refund due.

Frequently Asked Questions

What can a landlord legally deduct from my security deposit?

Landlords can legally deduct for unpaid rent, excessive cleaning costs (beyond what a standard clean would require), repairs for damage you caused beyond normal wear and tear, and in some states, last month's rent if specified in the lease. They cannot deduct for normal wear and tear - the expected deterioration from ordinary, careful use of the property over time.

My landlord is charging me for repainting - is that legal?

It depends. If the paint was in good condition when you moved in and you left it with only minor scuffs from normal living, repainting is considered normal wear and tear and cannot be charged to you. However, if you painted walls unauthorized colors, caused significant damage, or left the paint in much worse condition than when you moved in, repainting costs may be valid.

My landlord didn't return my deposit within the legal deadline - what now?

It depends on the state. In our research, a New York landlord who misses its deadline forfeits any right to keep any part of the deposit, and in Texas a landlord who retains a deposit in bad faith may be liable for $100, plus three times the amount wrongfully withheld, plus attorney's fees. Send a written demand letter citing your state's section and deadline, with a reply date you choose, before filing in Small Claims Court. The demand letter generator fills in both for the states our research covers.

Can my landlord use my security deposit to cover an early termination fee?

In most states, no. Security deposits can only be applied to specific purposes: unpaid rent, cleaning, and repair of damages beyond normal wear and tear. An early termination fee is a separate contractual obligation and generally cannot be deducted from your security deposit unless your lease specifically states this and your state law permits it. If your landlord withholds your deposit for an early termination fee, you can challenge this in Small Claims Court in most states.

How do I prove my landlord's deductions are unfair?

Documentation is everything. Timestamped move-in and move-out photos and videos are your strongest evidence. If you have a signed move-in inspection checklist, that's even better. Any communication with your landlord about the unit's condition is also useful. In court, the burden is often on the landlord to prove the damage existed and was caused by you - not pre-existing. If you have photos showing the unit was in good condition when you left, that shifts the burden significantly in your favor.

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