Does my landlord have to provide an itemized list of deductions?

Most states require landlords to provide a written itemized statement of deductions when withholding any portion of the deposit. Many states also require receipts or invoices for each deduction. Failure to provide itemization often means the landlord forfeits the right to make any deductions at all.

Can my landlord charge full replacement cost for damaged items?

Generally no. Most courts require landlords to apply depreciation — charging only for the remaining useful life of an item, not its full replacement cost. For example, if 8-year-old carpet with a 10-year lifespan is damaged, the landlord can only charge for 2 years of remaining value, not the full replacement price.

What happens if my landlord makes illegal deductions?

If your landlord makes deductions that aren't legally allowed, you can dispute them by sending a demand letter and filing in small claims court. Many states impose penalty damages of 2-3x the wrongfully withheld amount. Some states also require the landlord to pay your attorney fees and court costs.

50-State Reference

What Can a Landlord Deduct From Your Security Deposit?

Q: What can a landlord deduct from a security deposit?

In all 50 states, landlords can generally deduct for unpaid rent, damage beyond normal wear and tear, and cleaning costs to restore the unit to move-in condition. Some states also allow deductions for unpaid utilities, lease-breaking fees, or other charges specified in the lease. Landlords can never deduct for normal wear and tear.

Q: Can my landlord deduct for normal wear and tear?

No. In every US state, landlords are prohibited from deducting for normal wear and tear. This includes faded paint, minor scuffs, small nail holes, carpet worn from foot traffic, and general aging of the unit. Only damage beyond what's expected from ordinary use is deductible.

A complete state-by-state breakdown of allowable deductions, itemization requirements, and receipt rules — so you know exactly what's legal.

Written by the RenterCalc team · Last updated May 2026

Universal Rules (All 50 States)

While specific rules vary by state, these principles apply everywhere in the US:

Normal wear and tear is never deductible. Faded paint, minor scuffs, small nail holes, and carpet worn from foot traffic cannot be charged to tenants.
Unpaid rent is always deductible. Every state allows landlords to deduct rent owed at move-out.
Damage beyond normal wear and tear is deductible. Large holes, stains, burns, broken fixtures, and pet damage are legitimate charges.
Cleaning is only deductible to restore move-in condition. Landlords can't charge to make the unit cleaner than when you arrived.
Depreciation should be applied. Landlords should charge only for the remaining useful life of damaged items, not full replacement cost.

Use our free deposit calculator to check your state's deadline and penalty amounts. If your landlord made illegal deductions AND missed the deadline, you may be owed 2–3× the withheld amount.

Deduction Rules by State

This table shows what each state allows landlords to deduct and what documentation they must provide. Click any state name for the full breakdown.

State	Unpaid Rent	Damage	Cleaning	Itemization Required	Receipts Required
Alabama	✓	✓	✓	Yes	No
Alaska	✓	✓	✓	Yes	No
Arizona	✓	✓	✓	Yes	No
Arkansas	✓	✓	✓	Yes	No
California	✓	✓	✓	Yes	Yes
Colorado	✓	✓	✓	Yes	No
Connecticut	✓	✓	✓	Yes	No
Delaware	✓	✓	✓	Yes	No
Florida	✓	✓	✓	Yes	No
Georgia	✓	✓	✓	Yes	No
Hawaii	✓	✓	✓	Yes	No
Idaho	✓	✓	✓	Yes	No
Illinois	✓	✓	✓	Yes	Yes
Indiana	✓	✓	✓	Yes	No
Iowa	✓	✓	✓	Yes	No
Kansas	✓	✓	✓	Yes	No
Kentucky	✓	✓	✓	Yes	No
Louisiana	✓	✓	✓	Yes	No
Maine	✓	✓	✓	Yes	No
Maryland	✓	✓	✓	Yes	Yes
Massachusetts	✓	✓	✗	Yes	Yes
Michigan	✓	✓	✓	Yes	No
Minnesota	✓	✓	✓	Yes	No
Mississippi	✓	✓	✓	Yes	No
Missouri	✓	✓	✓	Yes	No
Montana	✓	✓	✓	Yes	No
Nebraska	✓	✓	✓	Yes	No
Nevada	✓	✓	✓	Yes	No
New Hampshire	✓	✓	✓	Yes	No
New Jersey	✓	✓	✓	Yes	No
New Mexico	✓	✓	✓	Yes	No
New York	✓	✓	✓	Yes	Yes
North Carolina	✓	✓	✓	Yes	No
North Dakota	✓	✓	✓	Yes	No
Ohio	✓	✓	✓	Yes	No
Oklahoma	✓	✓	✓	Yes	No
Oregon	✓	✓	✓	Yes	Yes
Pennsylvania	✓	✓	✓	Yes	No
Rhode Island	✓	✓	✓	Yes	No
South Carolina	✓	✓	✓	Yes	No
South Dakota	✓	✓	✓	Yes	No
Tennessee	✓	✓	✓	Yes	No
Texas	✓	✓	✓	Yes	No
Utah	✓	✓	✓	Yes	No
Vermont	✓	✓	✓	Yes	No
Virginia	✓	✓	✓	Yes	No
Washington	✓	✓	✓	Yes	Yes
Washington DC	✓	✓	✓	Yes	No
West Virginia	✓	✓	✓	No	No
Wisconsin	✓	✓	✓	Yes	No
Wyoming	✓	✓	✓	Yes	No

Receipts Required = state law explicitly requires landlords to provide receipts or invoices with deductions. States marked "No" still require itemization but may not mandate actual receipts.

What Landlords Can NEVER Deduct

Regardless of your state, these deductions are always illegal:

Normal wear and tear — faded paint, minor scuffs, small nail holes, carpet worn from foot traffic, loose door hinges
Pre-existing damage — anything documented at move-in that wasn't repaired during your tenancy
Routine maintenance — replacing old appliances, repainting on schedule, HVAC filter changes
Full replacement cost of depreciated items — 8-year-old carpet can't be charged at new-carpet prices
Upgrades or improvements — installing new fixtures, upgrading countertops, or modernizing the unit
Charges without documentation — vague line items like "miscellaneous repairs" with no receipts

Read our full guide: Normal Wear and Tear vs Damage →

Can your landlord charge for painting or carpet? →

States with the Strongest Tenant Protections

Some states go further than others in protecting tenants from unfair deductions:

States requiring receipts with deductions

California, Illinois, Maryland, New York, Oregon, and Washington explicitly require landlords to provide receipts or invoices for every deduction. If your landlord in these states deducts without receipts, the deduction is likely invalid.

States with automatic penalties for improper deductions

Massachusetts — 3× penalty, automatic (no bad faith needed). Also prohibits cleaning deductions entirely.
Texas — 3× wrongfully withheld amount + $100 + attorney fees
Colorado — 3× deposit if landlord willfully retains
Pennsylvania — 2× deposit, automatic for late return
California — Up to 2× deposit for bad faith withholding, plus receipts required

Massachusetts: the strictest state

Massachusetts stands out as the most tenant-friendly state for deposit deductions. Landlords can only deduct for unpaid rent, damage beyond wear and tear, and unpaid water charges. Cleaning costs are never deductible in Massachusetts, and the 3× penalty applies automatically — no need to prove bad faith.

Frequently Asked Questions

What can a landlord deduct from a security deposit?

In all states: unpaid rent, damage beyond normal wear and tear, and cleaning to restore move-in condition. Some states also allow deductions for unpaid utilities or lease-breaking fees. Normal wear and tear is never deductible.

Does my landlord have to give me an itemized list?

In nearly every state, yes. Landlords must provide a written itemized statement listing each deduction and the amount. Failure to itemize often means the landlord forfeits the right to make any deductions at all.

Can my landlord deduct for normal wear and tear?

No, never. In every US state, normal wear and tear is not deductible. This includes faded paint, minor scuffs, small nail holes, carpet worn from foot traffic, and general aging. Only damage beyond ordinary use is deductible.

Can my landlord charge full replacement cost?

Generally no. Courts require depreciation — charging only for the remaining useful life. If 8-year-old carpet (10-year lifespan) is damaged, you owe for 2 years of value, not a new carpet. See our depreciation guide →

What if my landlord made illegal deductions?

Send a demand letter for the wrongfully withheld amount, citing your state's statute. If they don't respond within 14 days, file in small claims court. Many states award 2–3× penalty damages for illegal deductions. Generate a free demand letter →

This guide is for general educational purposes only and does not constitute legal advice. Security deposit deduction rules vary by state and locality. For legal questions specific to your situation, consult a licensed attorney. Read our full disclaimer.

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