Money
Security deposit return deadlines by state
The rule in every state and DC, with the statute and how well each answer is verified. Click a state for its full page.
Most states set a deadline to return the deposit or send an itemized statement of deductions after the tenant moves out. In many states the clock starts when the tenant returns possession, and in some, missing it costs the right to keep any of the deposit plus a penalty.
What to check in your state
- When the clock starts (move-out, return of keys, or end of the lease).
- Whether you must send the statement by a specific method, such as mail to a forwarding address.
- What penalty applies if you miss the deadline or withhold in bad faith.
Common mistakes
- Waiting for final vendor invoices and missing the deadline. Estimates with receipts to follow are allowed in some states, not in others.
- Deducting for normal wear and tear.
Related: Security Deposit Rules by State: Caps, Interest and Deadlines · Move-out and turnover checklist
| State | Rule | Details | Sources |
|---|---|---|---|
| Alabama | Within 60 days after the tenancy ends and possession is delivered. | Mail the refund and an itemized list of amounts withheld to the forwarding address the tenant gave in writing, or to the last known address or the unit if none. Missing the 60-day deadline means paying the tenant double the original deposit. Deposits and checks left unclaimed for 90 days are forfeited by the tenant. | Ala. Code § 35-9A-201(b)-(f) Checked against the official source |
| Alaska | 14 days if proper notice was given and nothing is deducted for damage. 30 days otherwise. | If the tenancy ended with proper notice, mail the refund in 14 days, or 30 days if you deduct for damage. If the tenant did not give proper notice, you have 30 days from move-out or from learning the unit was abandoned. Mail an itemized notice to the last known address. Willful violations can cost up to twice the amount withheld. | AS 34.03.070(b), (d), (g) Checked against the official source |
| Arizona | Within 14 business days after move-out, delivery of possession, and the tenant's demand. | Mail an itemized list of deductions and any refund to the last known address unless the tenant arranged otherwise in writing. Wrongful withholding can cost twice the amount withheld. If the tenant does not dispute within 60 days, the accounting becomes final. | A.R.S. § 33-1321(D), (E) Checked against the official source |
| Arkansas | Within 60 days after the tenancy ends. | Return the deposit with an itemized written list of deductions for unpaid rent and damages. Mailing it first class to the last known address complies. If the letter comes back and the tenant cannot be found, the money becomes the landlord's after 180 days. Wrongful withholding can expose the landlord to twice the amount withheld. | Ark. Code Ann. §§ 18-16-305, 18-16-306 Secondary source |
| California | Within 21 days after move-out, with an itemized statement. | Attach receipts or invoices for repairs and cleaning (or time and hourly rate for in-house work) when deductions exceed $125. Take photos at move-in (tenancies starting on or after July 1, 2025) and at move-out before and after repairs (since April 1, 2025), and include them with deductions. Since January 1, 2026, if the tenant paid the deposit or rent electronically, refund electronically unless you both agree otherwise in writing. Bad faith retention can cost up to twice the deposit plus actual damages. | Cal. Civ. Code § 1950.5(g), (h), (m) Checked against the official source |
| Colorado | Within 30 days, or up to 60 days if the lease says so. | Since January 1, 2026, you cannot deduct for normal wear and tear or conditions that existed before the tenancy, and if the tenant asks in writing within 14 days you must send photos, invoices and other relevant documents with the statement. Missing the deadline or the itemized statement forfeits the right to keep any of it. Keeping 125% or more of actual damages is presumed unreasonable, and wrongful retention can bring treble damages. Do a walk-through on request. Whole-unit carpet or paint charges need substantial damage. | C.R.S. § 38-12-103, as amended by HB25-1249 (2025 Colo. Sess. Laws ch. 401) Checked against the official source |
| Connecticut | Within 21 days after the tenancy ends, or 15 days after receiving a forwarding address, whichever is later. | Return the deposit plus accrued interest, minus damages, with a written itemized statement. Violations can cost twice the deposit. If the only failure is interest, the penalty is the greater of $10 or twice the interest. | Conn. Gen. Stat. § 47a-21(d) Checked against the official source |
| Delaware | Within 20 days after the lease ends, with an itemized list of damages and repair costs. | If you miss the 20 days, the tenant can recover double the amount wrongfully withheld. If the lease makes key surrender a condition of getting the deposit back, the lease must spell out a clear key return procedure and cannot require keys before the lease term ends (§ 5125). | 25 Del. C. § 5514(f), (g); § 5125 Checked against the official source |
| District of Columbia | Within 45 days, return the deposit with interest or give written notice that you will withhold. | If you withhold, refund the balance with an itemized statement of repairs and costs within 30 days after that notice. Since August 14, 2026, within 45 days you must also send written notice of any unpaid amounts with photos or other proof, and give the tenant 30 days to dispute. You cannot deduct ordinary wear and tear. Bad faith withholding can cost treble damages. | 14 DCMR 309; D.C. Code § 42-3502.17(c), (e) Checked against the official source |
| Florida | 15 days if no claim. To make a claim, send notice within 30 days by certified mail or agreed email. | The claim notice must use the statutory wording and state the reason. The tenant has 15 days after receiving it to object in writing; if they do not, you may deduct and must return the rest within 30 days of the notice. Missing the 30-day notice forfeits your right to claim against the deposit. | Fla. Stat. § 83.49(3) Checked against the official source |
| Georgia | Within 30 days after you get possession back. | Return the full deposit, or send a written statement of what you kept with any balance. You cannot keep money for ordinary wear and tear. Mailing the statement and payment first class to the tenant's last known address complies. If it comes back undelivered and you cannot find the tenant after reasonable effort, the money becomes yours 90 days after mailing. | O.C.G.A. § 44-7-34 Checked against the official source |
| Hawaii | Within 14 days after the tenancy ends, with written reasons and evidence of costs for anything kept. | If you miss the 14 days with the written notice and cost evidence, you lose the right to keep any of it. Mailing with proof, postmarked by the 14th day, presumptively complies. Either side may go to small claims court, where a court may award three times the amount wrongfully and willfully kept. A new owner must tell each tenant in writing within 20 days of the transfer how much deposit was credited. | HRS § 521-44(c), (f)-(h) Checked against the official source |
| Idaho | Within 21 days after the tenant surrenders the unit, or up to 30 days if the lease sets a longer time. | Any partial refund must come with a signed statement itemizing what was kept, why, and a detailed list of expenditures. You cannot keep money for normal wear and tear. A tenant can sue for a deposit not returned as required after giving 3 days' written notice, and the court may award three times actual damages. If the property is sold during the tenancy, the new owner is liable for the refund. | Idaho Code §§ 6-317, 6-320(a)(4), (d), 6-321(1)-(3) Checked against the official source |
| Illinois | To keep any part for damage, give an itemized statement with receipts within 30 days. Otherwise return the full deposit within 45 days. | Count from move-out or the end of the right to possession, whichever is later. Deliver in person, by mail to the last known address, or by email to a verified address the tenant gave. If you give estimates, send paid receipts within 30 days after the statement. If the lease lists specific cleaning or repair charges, you may deduct those and must attach that part of the lease. Bad faith or no statement exposes you to twice the deposit plus court costs and attorney fees. The current Act text has no minimum unit count. Chicago, Evanston, Oak Park, and suburban Cook County have stricter rules. | 765 ILCS 710/1 Checked against the official source |
| Indiana | Within 45 days after the lease ends and possession is returned. | Mail an itemized list of damages with estimated repair costs, plus a check for the balance. The clock does not run against you until the tenant gives a mailing address in writing. Skipping the itemized notice means you must return the full deposit and can owe the tenant's attorney fees and court costs. Deductions are limited to unpaid rent, damage beyond ordinary wear and tear, unpaid utility or sewer charges the tenant owed, and the last month's rent if a written agreement says so. | IC 32-31-3-12 to 32-31-3-16 Checked against the official source |
| Iowa | Within 30 days after the tenancy ends and you receive the tenant's forwarding address. | Return the deposit or send a written statement with the specific reasons for each deduction. Deductions are limited to unpaid rent or other money owed under the lease, damage beyond ordinary wear and tear, and costs of recovering possession from a tenant who did not leave in good faith. Missing the 30-day statement forfeits the right to withhold anything. Bad-faith retention can add punitive damages up to twice the monthly rent. If no address arrives within one year, the deposit reverts to the landlord. | Iowa Code 562A.12(3), (4), (7) Checked against the official source |
| Kansas | Within 14 days after deductions are determined, and no later than 30 days after move-out. | Itemize deductions for unpaid rent and damage in a written notice. The 30-day outer limit runs from termination, delivery of possession and the tenant's demand; if the tenant makes no demand within 30 days, mail the balance to the last known address. Wrongful withholding costs the amount due plus damages of 1.5 times the amount wrongfully withheld. | K.S.A. 58-2550(b), (c) Checked against the official source |
| Kentucky | URLTA areas: inspect, give a signed final damage list, then notify the tenant of any refund. No fixed deadline. | At move-out the landlord inspects and lists damage with estimated repair costs; the tenant may inspect and sign or dissent in writing. Without the separate account and both damage lists, the landlord may keep nothing. If the tenant owes no rent, send notice of the refund due; if the tenant does not respond within 60 days, the landlord may keep it. If the tenant skips the last month's rent and does not ask for the deposit, the landlord may apply it after 30 days. Outside URLTA areas no statute sets a deadline. | KRS 383.580(3) to (7) Checked against the official source |
| Louisiana | Return the deposit within one month after the lease ends, with an itemized statement for anything kept. | You may keep only what is reasonably needed to cover the tenant's default or unreasonable wear. Since August 1, 2026, the itemized statement may go out within one month after the tenancy ends or within 15 days after that one-month date. The tenant must give a forwarding address, and the rule does not apply if the tenant abandons without required notice or before the lease ends. Not refunding within 30 days after a written demand counts as willful, which costs the greater of $300 or twice the amount wrongly kept, and the court may award attorney fees. | La. R.S. 9:3251 (as amended by Acts 2026, No. 63); 9:3252; 9:3253 Checked against the official source |
| Maine | 30 days for a written lease (or sooner if the lease says); 21 days for a tenancy at will. | Return the full deposit or send an itemized written statement with the balance. You cannot deduct for normal wear and tear. Missing the deadline forfeits the right to withhold anything. Wrongful retention costs double the amount withheld plus attorney fees, and you carry the burden of proof. Mailing to the last known address counts as compliance. | 14 M.R.S. 6033; 6034 Checked against the official source |
| Maryland | Within 45 days after the tenancy ends, with interest and an itemized list mailed first class. | Withhold only for unpaid rent, breach of lease damages, or damage beyond ordinary wear and tear. If you miss the 45-day itemized list you forfeit the right to withhold for damages. Wrongful withholding can cost up to three times the amount plus attorney fees. If the tenant gives 15 days' certified mail notice of moving, they have the right to attend the move-out inspection. | Md. Code, Real Prop. 8-203(e) to (g); 8-203.1 Checked against the official source |
| Massachusetts | Within 30 days after the tenancy ends. | Return the deposit, or the balance, plus interest within 30 days. Deductions are limited to unpaid rent or water charges, certain tax escalation amounts, and damage beyond reasonable wear and tear. For damage, send an itemized list sworn under the pains and penalties of perjury with estimates, bills, or receipts. Missing a step can forfeit your right to keep any of it, and some violations cost three times the deposit plus interest, costs, and attorney fees. | G.L. c. 186, § 15B(4), (6), (7) Checked against the official source |
| Michigan | Itemized list and balance within 30 days; sue within 45 days for disputed amounts. | Mail an itemized list of damages within 30 days after move-out, with a check or money order for any balance and the required bold notice that the tenant must respond within 7 days. The tenant must give a written forwarding address within 4 days of moving out. To keep a disputed amount you must win a money judgment in a case filed within 45 days, unless the tenant gave no address, did not respond, agreed in writing, or the amount is only unpaid rent. Failing to comply waives the damage claim and can cost double the amount kept. | MCL 554.609, 554.613 Checked against the official source |
| Minnesota | Within 21 days after the tenancy ends and you get a forwarding address. | Return the deposit with interest, or a written statement of specific reasons for keeping any part, within three weeks after the tenancy ends and you receive the tenant's mailing address. If the building is condemned through no fault of the tenant, the deadline is 5 days. You may keep only amounts for unpaid rent or other charges due under the lease and damage beyond ordinary wear and tear. Missing the deadline costs a penalty equal to the amount withheld, and bad faith adds up to $500 in punitive damages. | Minn. Stat. § 504B.178, subds. 3, 4, 7 Checked against the official source |
| Mississippi | Within 45 days after the tenancy ends, possession is returned, and the tenant asks for it. | Claim deductions by written notice that itemizes each amount. You may use the deposit only for unpaid rent, damage beyond ordinary wear and tear, cleaning at move-out, and other reasonable costs caused by the tenant's default. Return the rest within 45 days. Keeping a deposit in bad faith can add up to $200 in damages on top of actual damages. Read on an unofficial copy; the official code (LexisNexis) was not accessible. | Miss. Code Ann. § 89-8-21(3), (4) Secondary source |
| Missouri | Within 30 days after the tenancy ends. | Return the full deposit, or mail an itemized list of damages with the balance, to the tenant's last known address within 30 days. You may keep only unpaid rent, damage beyond ordinary wear and tear, and actual losses from a tenant's failure to give proper notice. Carpet cleaning can be deducted only if the lease says so and you provide a receipt within 30 days. Give reasonable written notice of the move-out inspection so the tenant can attend. Wrongful withholding costs twice the amount withheld. | RSMo § 535.300.3 to .6 Checked against the official source |
| Montana | 30 days with an itemized list; 10 days if there are no deductions. | Within 30 days after the tenancy ends, give a written list of rent due and damage and cleaning charges with the remaining balance. If there is no damage, no cleaning, no unpaid rent, and the tenant shows utilities are paid, refund within 10 days. Refunds can go by electronic transfer, cash, check, or mail to the tenant's new or last known address. Before deducting cleaning, give written notice of what needs cleaning and allow 24 hours to do it, unless the tenant left without notice. | MCA 70-25-201, 70-25-202 Checked against the official source |
| Nebraska | Within 14 days after the tenancy ends, with a written itemization. | Apply the deposit to unpaid rent and damages from the tenant's noncompliance, then deliver or mail the balance and a written itemization within 14 days. If the tenant gave no address, mail it to the last known address; unclaimed funds go to the State Treasurer after a year. Missing the deadline lets the tenant recover the amount due plus costs and attorney fees, and willful bad faith adds up to one month's rent or twice the deposit, whichever is less. | Neb. Rev. Stat. § 76-1416(2), (3) Checked against the official source |
| Nevada | 30 days after the tenancy ends, with an itemized written accounting. | Deductions are limited to unpaid rent, damage beyond normal wear, and reasonable cleaning. Hand it to the tenant or mail it to the present or last known address. Missing the deadline exposes you to the full deposit plus up to another full deposit in damages. | NRS 118A.242(4), (6)-(7) Checked against the official source |
| New Hampshire | 30 days after the tenancy ends, with interest if owed. | Send an itemized list of damages with proof the repairs were or will be done (receipts, estimates). Unpaid rent and other lease charges may also be deducted with a written itemization. Failing to comply can cost twice the deposit plus interest. Deposits unclaimed after 6 months belong to the landlord if the tenant left no new address. | RSA 540-A:7, 540-A:8 Checked against the official source |
| New Jersey | 30 days after the tenancy ends, by personal delivery or registered or certified mail. | Return the deposit with the tenant's interest, less lawful charges, with an itemized list. No deductions while the tenant remains in possession. Return within 5 business days if the tenant is displaced by fire, flood, condemnation, or evacuation, and within 15 business days after a domestic violence lease termination. A court awards double the amount owed, plus costs and possible attorney fees, for wrongful withholding. | N.J.S.A. 46:8-21.1 Checked against the official source |
| New Mexico | 30 days after the lease ends or the tenant leaves, whichever is later, with an itemized list. | Mailing to the last known address counts. Missing the deadline forfeits the right to keep any of the deposit, to counterclaim, and to sue separately for damage, and you owe attorney fees. Bad faith retention adds a $250 penalty. | NMSA 47-8-18(C)-(E) Checked against the official source |
| New York | 14 days after the tenant vacates, with an itemized statement. | Missing the deadline forfeits any right to keep part of the deposit. Deductions are limited to unpaid rent, damage beyond normal wear, unpaid utilities and moving or storage of the tenant's belongings. Offer a move-in inspection and a move-out inspection 1 to 2 weeks before move-out (on 48 hours' notice). Willful violations can bring punitive damages up to twice the deposit. | N.Y. Gen. Oblig. Law § 7-108(1-a)(b)-(g) Checked against the official source |
| North Carolina | 30 days after the tenancy ends and possession is returned, with an itemized list. | If damages cannot be set within 30 days, send an interim accounting and a final one within 60 days. If the tenant's address is unknown, hold the balance at least 6 months. Willful violations void your right to keep any of the deposit and can bring attorney fees. | N.C. Gen. Stat. §§ 42-52, 42-55 Checked against the official source |
| North Dakota | 30 days after the lease ends and the tenant gives up possession, with an itemized notice. | Deduct only for damage beyond reasonable wear, unpaid rent, and cleaning or repairs needed to restore move-in condition. Mail to the last address the tenant gave. Withholding without reasonable justification can cost treble damages. | N.D.C.C. § 47-16-07.1(3)-(4) Checked against the official source |
| Ohio | 30 days after the lease ends and the tenant gives back possession. | Send the refund with a written, itemized list of deductions. The tenant must give a forwarding address in writing. If you wrongfully withhold, the tenant can recover the amount withheld, an equal amount in damages, and attorney fees. | Ohio Rev. Code § 5321.16(B)-(C) Checked against the official source |
| Oklahoma | 45 days after move-out, delivery of possession, and the tenant's written demand. | Itemize deductions in a written statement delivered in person or by certified mail with return receipt. If the tenant makes no written demand within 6 months after the tenancy ends, the deposit reverts to the landlord. If you do not comply, the tenant can recover the deposit. | 41 O.S. § 115(B), (E) Checked against the official source |
| Oregon | 31 days after the tenancy ends and the tenant returns possession. | Give a written accounting stating the specific basis for each claim (separately for prepaid rent) and refund the rest within 31 days, by personal delivery or first class mail. Deductions are limited to unpaid rent and damage beyond ordinary wear and tear; carpet cleaning only if the lease and statute conditions are met. Failing to account or withholding in bad faith costs twice the amount withheld. | ORS 90.300(7), (12)-(16) Checked against the official source |
| Pennsylvania | 30 days after the lease ends or the unit is surrendered and accepted, whichever comes first. | Give a written list of damages with the refund. If no list is sent within 30 days, you lose the right to withhold for damages and to sue for them. Failing to refund the balance on time exposes you to double the amount wrongfully withheld. Withholding for unpaid rent is still allowed. If the tenant gives no forwarding address in writing, you are relieved of these penalties. | 68 P.S. § 250.512 (§ 512) Checked against the official source |
| Rhode Island | 20 days after the later of move-out, return of possession, or the tenant giving a forwarding address. | Send an itemized written notice with the refund. Deductions are limited to unpaid rent, reasonable cleaning and trash removal, and damage beyond ordinary wear and tear. Wrongful withholding costs twice the amount withheld plus attorney fees. | R.I. Gen. Laws § 34-18-19(b)-(c) Checked against the official source |
| South Carolina | 30 days after the tenancy ends and possession is returned, or after the tenant's demand, whichever is later. | Send an itemized written notice of deductions with any refund. The tenant must give a forwarding address in writing. Wrongful withholding exposes you to three times the amount withheld plus attorney fees. | S.C. Code § 27-40-410(a)-(b) Checked against the official source |
| South Dakota | 21 days after the tenancy ends and you receive the tenant's mailing address or delivery instructions. | Return the deposit or give a written statement of the specific reasons for withholding. Deductions are limited to unpaid rent, other money due under an agreement, and restoring the unit beyond ordinary wear and tear. On request, give an itemized accounting within 45 days. Failing to comply forfeits the right to withhold, and bad faith adds up to $200 in punitive damages. | SDCL 43-32-24 (as amended by SL 2026, ch 179) Checked against the official source |
| Tennessee | No fixed refund deadline. Damage must be found within 30 days of move-out or 7 days after re-renting. | Offer the move-out inspection the statute describes and give an itemized damage list with estimated costs. If the tenant owes nothing, mail notice of the refund to the last known address; if the tenant does not respond within 60 days, you may keep the deposit. A landlord who skips the dedicated account or the damage listing cannot keep any of the deposit. | Tenn. Code Ann. § 66-28-301(b)-(g) Secondary source |
| Texas | Refund within 30 days after the tenant surrenders the premises. | Give the balance plus a written, itemized list of deductions. You may wait until the tenant gives a written forwarding address. No deductions for normal wear and tear. Bad faith retention costs $100 plus three times the amount withheld plus attorney's fees. | Tex. Prop. Code §§ 92.103, 92.104, 92.107, 92.109 Checked against the official source |
| Utah | Within 30 days after the renter vacates and returns possession. | Mail, deliver, or send electronically (to a method the renter gave you) the deposit balance, prepaid rent balance, and an itemized list of deductions. If you miss it and the renter serves the statutory notice, you have 5 business days to comply or owe the full deposit plus a $100 penalty. | Utah Code §§ 57-17-3, 57-17-5 Checked against the official source |
| Vermont | Within 14 days after the tenant vacates (60 days for seasonal non-primary rentals). | Hand deliver or mail the deposit and an itemized statement to the tenant's last known address. Miss the deadline and you lose the right to keep any of it; willful failure means double the amount wrongfully withheld plus attorney's fees. | 9 V.S.A. § 4461(c)-(e) Checked against the official source |
| Virginia | Within 45 days after the tenancy ends or the tenant vacates, whichever is later. | Give a written itemization of deductions with any refund. With multiple tenants, issue one check payable to all, sent to a forwarding address one of them provides. Keep move-in and move-out records for each tenant. | Va. Code § 55.1-1226 Checked against the official source |
| Washington | Within 30 days after the tenancy ends and the tenant moves out. | Give a full and specific statement with copies of estimates, invoices, or receipts, and the time and rate for in-house work. No deductions for ordinary wear, routine carpet cleaning, or items not documented on the move-in checklist. | RCW 59.18.280 Checked against the official source |
| West Virginia | Within 60 days after the tenancy ends, or 45 days after a new tenant moves in, whichever is shorter. | Return the balance with a written itemization by hand delivery or mail. If damage exceeds the deposit and needs a contractor, send notice within that period and you get 15 more days to itemize. Willful violations cost the deposit plus 1.5 times the amount wrongfully withheld. | W. Va. Code §§ 37-6A-1(7), 37-6A-2, 37-6A-5 Checked against the official source |
| Wisconsin | Within 21 days after the tenancy ends (or after the tenant vacates, in some cases). | Deliver or mail the balance with an itemized statement of withholdings. Only standard withholding items or items listed in a separately signed nonstandard rental provision may be deducted. | Wis. Stat. § 704.28; ATCP 134.06 Checked against the official source |
| Wyoming | Within 30 days after termination, or 15 days after receiving the renter's new address, whichever is later; add 30 days if there is damage. | Mail or deliver the balance, prepaid rent, and an itemized list of deductions with reasons. Unreasonable failure lets the renter recover the full deposit and court costs. Separate utility deposits have their own shorter deadlines. | Wyo. Stat. § 1-21-1208 Checked against the official source |
Laws change. Each rule shows its source and the date it was last checked. Read the statute and talk to a local attorney before acting.
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