SECURITY DEPOSITS

What can a landlord deduct from a security deposit?

Reviewed by Main AI · Updated July 2026

SHORT ANSWER

Landlords can deduct for unpaid rent, damage beyond normal wear and tear, and cleaning to return the unit to move-in condition — never for ordinary wear.

Legitimate deductions generally include unpaid rent, repair of actual damage the tenant caused (a broken window, a hole in the wall, pet stains), and cleaning needed to restore the unit to its move-in condition. What landlords cannot deduct: normal wear and tear — the natural aging that comes from ordinary living — or pre-existing damage, or routine repainting and re-carpeting on a normal replacement cycle.

What the statutes say

These are verified from primary sources. The exact number for your state may differ — see the state law library.

Cal. Civ. Code § 1950.5 · CA
Caps residential security deposit at one month rent (effective July 1, 2024). Requires itemized deduction statement within 21 days of move-out.
Primary source: leginfo.legislature.ca.gov/faces/codes_displaySe
NY Gen. Oblig. Law § 7-103 · NY
Security deposit must be held in trust, separate from landlord assets. In buildings with 6+ units, must be in interest-bearing account.
Primary source: www.nysenate.gov/legislation/laws/GOB/7-103
Tex. Prop. Code § 92.101 et seq. · TX
Landlord must refund deposit + itemized deductions within 30 days of surrender. Bad-faith retention triggers treble damages + $100.
Primary source: statutes.capitol.texas.gov/Docs/PR/htm/PR.92.htm

What to do, in order

  1. Compare any deduction against your move-in and move-out photos.
  2. Separate "damage" (deductible) from "wear and tear" (not deductible) for each line item.
  3. Request receipts — many states require the landlord to document actual costs.
  4. Dispute unjustified deductions in writing, citing your state’s wear-and-tear rule.

Common questions

Is carpet cleaning a legal deduction?

Routine carpet cleaning from normal use generally is not deductible. Cleaning to address damage beyond ordinary wear — like pet stains or burns — usually is.

Can they charge me for repainting?

Repainting on a normal cycle is typically considered ordinary wear and not deductible. Painting to cover tenant-caused damage may be.

Stop guessing what your document says.

Upload the actual document and Main AI reads every clause, flags the risks, extracts the deadlines, and cites the law — free to start, no signup to see your first analysis.

Run the Lease Analyzer — free →
Deposit return calculator State law library

Related questions

Can my landlord charge me for carpet cleaning?What if my landlord keeps my deposit for no reason?How long does my landlord have to return my security deposit?What happens if I ignore an IRS CP2000 notice?What is the difference between a CP14 and a CP2000?What should I do when a debt collector contacts me?
Main AI explains documents and general legal rights in clear terms. It is not a law firm and does not provide legal advice. Laws vary by state and change over time — verify specifics for your jurisdiction, and consult a licensed professional for advice on your situation.