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Lease clauses / Deposit deductions for normal wear & tear

Deposit Deductions for Normal Wear and Tear: Is It Legal? (State-by-State)

A security deposit is meant to cover unpaid rent and damage beyond normal wear and tear. Some leases instead let the landlord deduct for “any wear,” repainting or carpet replacement no matter what condition the unit is in. Many states limit deductions to damage beyond ordinary use and require an itemized list after move-out, but the details differ by state, so check the table below.

What it looks like in a lease

  • “Tenant authorizes Landlord to deduct from the deposit the cost of repainting and carpet replacement regardless of condition.”
  • “Any wear or marks on walls, floors or fixtures will be charged to Tenant.”
  • “Tenant agrees that normal wear and tear is not an exception to deposit deductions.”

Why it's a red flag

  • Repainting and carpet cleaning after an ordinary tenancy is usually the landlord's cost of doing business, and a blanket deduction may be unenforceable in many states.
  • A fixed charge taken “regardless of condition” may not match the actual cost of repair, which many states require to be itemized.
  • Without a signed move-in checklist and photos, it is hard to show that marks were already there or are just normal aging.

What to ask your landlord

  • Can the clause say deductions are limited to damage beyond normal wear and tear?
  • Will I receive an itemized list of any deductions, with receipts or cost estimates?
  • Can we complete a signed move-in condition checklist with dated photos?

State-by-state rules

The table shows each state's general deposit return rules. Check the cited statute for how deductions and normal wear and tear are treated. Each row links to the statute. Data as of 2026-10-22.

  • Alabama
    Return deadline
    60 days
    Itemized list required
    Yes

    Source: Ala. Code 35-9A-201(a)-(f)

  • Alaska
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: AS 34.03.070

  • Arizona
    Return deadline
    14 days
    Itemized list required
    Yes

    Source: A.R.S. § 33-1321

  • Arkansas
    Return deadline
    60 days
    Itemized list required
    Yes

    Source: Ark. Code 18-16-303, 18-16-304, 18-16-305, 18-16-306

  • California
    Return deadline
    21 days
    Itemized list required
    Yes

    Source: Cal. Civ. Code § 1950.5

  • Colorado
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: C.R.S. §§ 38-12-102.5, 38-12-103 (as amended by HB25-1249, eff. Jan 1, 2026)

  • Connecticut
    Return deadline
    21 days
    Itemized list required
    Yes

    Source: Conn. Gen. Stat. 47a-21(a), (b), (d), (h), (i); 47a-4(a)(4); 47a-4d(b)

  • Delaware
    Return deadline
    20 days
    Itemized list required
    Yes

    Source: Del. Code tit. 25, § 5514(a)-(g), (i)

  • District of Columbia
    Return deadline
    45 days
    Itemized list required
    Yes

    Source: 14 DCMR §§ 308.2-308.3, 309.1-309.2, 311.1-311.2; D.C. Code § 42-3502.17(c)

  • Florida
    Return deadline
    15 days
    Itemized list required
    Yes

    Source: Fla. Stat. § 83.49

  • Georgia
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: O.C.G.A. §§ 44-7-30.1, 44-7-34

  • Hawaii
    Return deadline
    14 days
    Itemized list required
    Yes

    Source: HRS 521-44(a), (b), (c), (d), (f), (g), (h)

  • Idaho
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: Idaho Code 6-321(1)-(4); 6-320(a)(4), (d); 6-317; 6-324

  • Illinois
    Return deadline
    45 days
    Itemized list required
    Yes

    Source: 765 ILCS 710/1; 765 ILCS 715

  • Indiana
    Return deadline
    45 days
    Itemized list required
    Yes

    Source: IC 32-31-3-9, 3-12, 3-13, 3-14, 3-15, 3-16

  • Iowa
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: Iowa Code § 562A.12(1)-(4)

  • Kansas
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: K.S.A. 58-2550(a)-(c)

  • Kentucky
    Return deadline
    Not verified yet
    Itemized list required
    Yes

    Source: KRS 383.580

  • Louisiana
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: La. R.S. 9:3251, 9:3252, 9:3254

  • Maine
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: 14 M.R.S. §§ 6032, 6033, 6034, 6038, 6022-A

  • Maryland
    Return deadline
    45 days
    Itemized list required
    Yes

    Source: Md. Code, Real Prop. § 8-203(b), (e), (g)

  • Massachusetts
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: M.G.L. c. 186, § 15B(1)(b), (1)(d), (2), (3), (4), (5)

  • Michigan
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: MCL 554.602, 554.603, 554.604, 554.607, 554.608, 554.609, 554.610, 554.611, 554.612, 554.613

  • Minnesota
    Return deadline
    21 days
    Itemized list required
    Yes

    Source: Minn. Stat. § 504B.178, subds. 2-3

  • Mississippi
    Return deadline
    45 days
    Itemized list required
    Yes

    Source: 89-8-21(1)-(4)

  • Missouri
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: RSMo § 535.300

  • Montana
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: MCA §§ 70-25-101, 70-25-103, 70-25-201, 70-25-202, 70-25-203, 70-25-204

  • Nebraska
    Return deadline
    14 days
    Itemized list required
    Yes

    Source: Neb. Rev. Stat. 76-1416

  • Nevada
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: NRS 118A.242

  • New Hampshire
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: RSA 540-A:5, I-II; 540-A:6, I-IV; 540-A:7, I-II; 540-A:8, I-III

  • New Jersey
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: N.J.S.A. 46:8-19, 46:8-21.1, 46:8-21.2, 46:8-24, 46:8-26

  • New Mexico
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: NMSA 47-8-18(A)-(E)

  • New York
    Return deadline
    14 days
    Itemized list required
    Yes

    Source: N.Y. Gen. Oblig. Law §§ 7-103, 7-108

  • North Carolina
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: N.C.G.S. §§ 42-51, 42-52

  • North Dakota
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: N.D.C.C. § 47-16-07.1

  • Ohio
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: Ohio Rev. Code § 5321.16

  • Oklahoma
    Return deadline
    45 days
    Itemized list required
    Yes

    Source: 41 O.S. § 115(A), (B), (E), (F); § 102(2)

  • Oregon
    Return deadline
    31 days
    Itemized list required
    Yes

    Source: ORS 90.300(12)-(13)

  • Pennsylvania
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: 68 P.S. §§ 250.511a, 250.511b, 250.512

  • Rhode Island
    Return deadline
    20 days
    Itemized list required
    Yes

    Source: R.I. Gen. Laws 34-18-19(a)-(h)

  • South Carolina
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: S.C. Code Ann. § 27-40-410

  • South Dakota
    Return deadline
    21 days
    Itemized list required
    Yes

    Source: SDCL §§ 43-32-6.1, 43-32-24

  • Tennessee
    Return deadline
    Not verified yet
    Itemized list required
    Yes

    Source: Tenn. Code Ann. § 66-28-301

  • Texas
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: Tex. Prop. Code §§ 92.103, 92.104, 92.107

  • Utah
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: Utah Code §§ 57-17-2, 57-17-3, 57-17-5

  • Vermont
    Return deadline
    14 days
    Itemized list required
    Yes

    Source: 9 V.S.A. § 4461(a)-(g); § 4451(5)

  • Virginia
    Return deadline
    45 days
    Itemized list required
    Yes

    Source: Va. Code §§ 55.1-1226(A), 55.1-1208(A)(7)

  • Washington
    Return deadline
    30 days
    Itemized list required
    Yes

    Source: RCW 59.18.260, 59.18.270, 59.18.280, 59.18.285, 59.18.610

  • West Virginia
    Return deadline
    60 days
    Itemized list required
    Yes

    Source: W. Va. Code §§ 37-6A-1, 37-6A-2, 37-6A-3, 37-6A-5

  • Wisconsin
    Return deadline
    21 days
    Itemized list required
    Yes

    Source: Wis. Stat. 704.28; Wis. Admin. Code ATCP 134.06

  • Wyoming
    Return deadline
    60 days
    Itemized list required
    Yes

    Source: W.S. 1-21-1207, 1-21-1208

StateReturn deadlineItemized list requiredSource
Alabama60 daysYesAla. Code 35-9A-201(a)-(f)
Alaska30 daysYesAS 34.03.070
Arizona14 daysYesA.R.S. § 33-1321
Arkansas60 daysYesArk. Code 18-16-303, 18-16-304, 18-16-305, 18-16-306
California21 daysYesCal. Civ. Code § 1950.5
Colorado30 daysYesC.R.S. §§ 38-12-102.5, 38-12-103 (as amended by HB25-1249, eff. Jan 1, 2026)
Connecticut21 daysYesConn. Gen. Stat. 47a-21(a), (b), (d), (h), (i); 47a-4(a)(4); 47a-4d(b)
Delaware20 daysYesDel. Code tit. 25, § 5514(a)-(g), (i)
District of Columbia45 daysYes14 DCMR §§ 308.2-308.3, 309.1-309.2, 311.1-311.2; D.C. Code § 42-3502.17(c)
Florida15 daysYesFla. Stat. § 83.49
Georgia30 daysYesO.C.G.A. §§ 44-7-30.1, 44-7-34
Hawaii14 daysYesHRS 521-44(a), (b), (c), (d), (f), (g), (h)
Idaho30 daysYesIdaho Code 6-321(1)-(4); 6-320(a)(4), (d); 6-317; 6-324
Illinois45 daysYes765 ILCS 710/1; 765 ILCS 715
Indiana45 daysYesIC 32-31-3-9, 3-12, 3-13, 3-14, 3-15, 3-16
Iowa30 daysYesIowa Code § 562A.12(1)-(4)
Kansas30 daysYesK.S.A. 58-2550(a)-(c)
KentuckyNot verified yetYesKRS 383.580
Louisiana30 daysYesLa. R.S. 9:3251, 9:3252, 9:3254
Maine30 daysYes14 M.R.S. §§ 6032, 6033, 6034, 6038, 6022-A
Maryland45 daysYesMd. Code, Real Prop. § 8-203(b), (e), (g)
Massachusetts30 daysYesM.G.L. c. 186, § 15B(1)(b), (1)(d), (2), (3), (4), (5)
Michigan30 daysYesMCL 554.602, 554.603, 554.604, 554.607, 554.608, 554.609, 554.610, 554.611, 554.612, 554.613
Minnesota21 daysYesMinn. Stat. § 504B.178, subds. 2-3
Mississippi45 daysYes89-8-21(1)-(4)
Missouri30 daysYesRSMo § 535.300
Montana30 daysYesMCA §§ 70-25-101, 70-25-103, 70-25-201, 70-25-202, 70-25-203, 70-25-204
Nebraska14 daysYesNeb. Rev. Stat. 76-1416
Nevada30 daysYesNRS 118A.242
New Hampshire30 daysYesRSA 540-A:5, I-II; 540-A:6, I-IV; 540-A:7, I-II; 540-A:8, I-III
New Jersey30 daysYesN.J.S.A. 46:8-19, 46:8-21.1, 46:8-21.2, 46:8-24, 46:8-26
New Mexico30 daysYesNMSA 47-8-18(A)-(E)
New York14 daysYesN.Y. Gen. Oblig. Law §§ 7-103, 7-108
North Carolina30 daysYesN.C.G.S. §§ 42-51, 42-52
North Dakota30 daysYesN.D.C.C. § 47-16-07.1
Ohio30 daysYesOhio Rev. Code § 5321.16
Oklahoma45 daysYes41 O.S. § 115(A), (B), (E), (F); § 102(2)
Oregon31 daysYesORS 90.300(12)-(13)
Pennsylvania30 daysYes68 P.S. §§ 250.511a, 250.511b, 250.512
Rhode Island20 daysYesR.I. Gen. Laws 34-18-19(a)-(h)
South Carolina30 daysYesS.C. Code Ann. § 27-40-410
South Dakota21 daysYesSDCL §§ 43-32-6.1, 43-32-24
TennesseeNot verified yetYesTenn. Code Ann. § 66-28-301
Texas30 daysYesTex. Prop. Code §§ 92.103, 92.104, 92.107
Utah30 daysYesUtah Code §§ 57-17-2, 57-17-3, 57-17-5
Vermont14 daysYes9 V.S.A. § 4461(a)-(g); § 4451(5)
Virginia45 daysYesVa. Code §§ 55.1-1226(A), 55.1-1208(A)(7)
Washington30 daysYesRCW 59.18.260, 59.18.270, 59.18.280, 59.18.285, 59.18.610
West Virginia60 daysYesW. Va. Code §§ 37-6A-1, 37-6A-2, 37-6A-3, 37-6A-5
Wisconsin21 daysYesWis. Stat. 704.28; Wis. Admin. Code ATCP 134.06
Wyoming60 daysYesW.S. 1-21-1207, 1-21-1208

Cities and counties can add stricter rules (e.g. Chicago, New York City). Full rules for each state: state tenant laws.

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Other clauses to check

  • Non-refundable security deposits
  • Late fees
  • Landlord entry without notice
  • “Tenant pays all repairs” clauses
  • Automatic renewal clauses
  • Rent increase clauses
  • Waivers of tenant rights
  • Move-out cleaning & carpet fees
  • Notice to move out
  • “Landlord not liable” & other void clauses
  • Security deposit earns no interest
  • Pet deposits, pet fees & pet rent
  • “As is” condition clauses
  • No grace period & daily late fees
  • First and last month's rent plus deposit
  • Tenant pays landlord's attorney fees
  • Lockouts & utility shut-offs
  • Deposit returned “within 60 days” or at landlord's discretion
  • Mold disclaimer & release clauses
  • Tenant pays for pest control

General information only, not legal advice. Laws change — verify with the linked source or a licensed attorney.

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