How to Get Your Security Deposit Back

Updated: July 14, 2026 | Trulia Team

Getting your security deposit back comes down to two things: good documentation and a thorough clean. Start both early, and a dispute becomes far less likely. This guide walks you through every step, from move-in day to what to do if your landlord shortchanges you.

Here are the key steps at a glance:

• Photograph the unit the day you move in, then email the photos to your landlord the same day
• Report maintenance issues in writing as they come up, rather than letting them sit
• Read your lease before giving notice so you don’t miss a required notice period
• Request a pre-move-out inspection so you can fix issues yourself before your landlord does
• Deep clean, including spots most people skip: the oven, refrigerator, bathroom grout, and baseboards
• Make small repairs yourself before handing over the keys
• Document move-out with photos, just like you did at move-in
• Leave your forwarding address with your landlord before you go
• If you get a short refund, dispute it in writing with your move-in and move-out photos

What’s Actually at Stake

Security deposits are typically equal to one to two months’ rent. For a one-bedroom apartment, the national median rent is $1,575 per month as of June 2026, according to Trulia listing data. That puts a typical deposit somewhere between $1,575 and $3,150. 

That’s real money. And it’s worth treating the whole process carefully.

What Can a Landlord Deduct From Your Security Deposit?

Landlords can deduct for two things: unpaid rent and the cost of repairing actual damage you caused. What they generally cannot deduct for is ordinary wear and tear, meaning the gradual change any home goes through from normal use. Here’s how that plays out in practice:

Area	Cannot Deduct (Wear and Tear)	Can Deduct (Damage)
Walls	Small nail holes, minor scuffs, faded paint	Large holes, unauthorized paint colors
Floors/Carpet	Carpet flattened by furniture	Pet stains, burns, large tears
Appliances	Normal surface wear	Stovetop burned black from neglect
Windows/Fixtures	Loose hinges from regular use	Broken windows, broken fixtures
Cleaning	Dust, normal grime	Excessive filth, pet odor

One thing many renters get wrong: you are not required to return the unit in perfect condition. You are required to return it in roughly the same condition it was in when you moved in, minus normal wear and tear. If the unit had scuffed walls or worn carpet when you got it, you are not responsible for those at move-out. That’s exactly why move-in documentation matters so much.

Paint gets replaced as part of ordinary upkeep over time. If you lived somewhere for several years and the walls need a fresh coat from normal use, that’s largely a landlord’s maintenance cost, not yours. On the other hand, if you painted a wall an unusual color yourself, the landlord can charge to repaint it to a neutral.

Carpet ages out too. If the carpet was already several years old when you moved in, your landlord cannot bill you full replacement price just because it needs replacing when you leave. They can charge for damage you caused (a stain, a burn), but not for carpet that simply needs to be replaced because it is old. 

Cleaning is the other common source of charges. Landlords can charge if the unit is left in noticeably worse condition than it was given to you. They generally cannot charge a cleaning fee if the unit is clean when you leave.

One more thing worth knowing: some states require landlords to hold security deposits in interest-bearing accounts and return that interest to tenants when the deposit is refunded. Whether this applies where you live varies. Check with your local housing authority if you want to know the rules for your area.

How Long Does It Take to Get Your Security Deposit Back?

State law sets the deadline. According to Nolo’s state-by-state guide, landlords across the U.S. have between 14 and 60 days to return your deposit after you move out, depending on your state. Here’s a snapshot of how a few states stack up:

State	Deadline
New York	14 days
Arizona	14 business days
California	21 days
Wisconsin	21 days
Georgia	30 days
Indiana	45 days
Arkansas	60 days

The clock typically starts when your lease ends and you vacate the property, though some states don’t start counting until your landlord receives your forwarding address. That’s one more reason to leave your forwarding address in writing before you go.

Landlords who miss their state’s deadline face real consequences. In some states, missing the deadline means they forfeit the right to make any deductions at all. Your state or local housing authority can confirm the specific rule where you live.

How to Get Your Security Deposit Back: Step-by-Step

Step 1: Start on Move-In Day

The single most useful thing you can do for your security deposit refund happens the day you arrive. Before you unpack anything, walk through every room and photograph what you see. Get the walls, floors, ceilings, windows, closets, and appliances (inside and out), plus any marks or scuffs you notice.

Then email those photos to your landlord the same day. That email creates a timestamped record that’s much harder to dispute later than a folder of photos sitting on your phone. If your landlord provides a move-in checklist, fill it out completely and keep a copy. But, if they don’t provide one, make your own written notes alongside the photos.

If you notice damage at move-in (a stained section of carpet, a chip in the tile, a dent in the wall near the door), note it specifically. You’re not being difficult. You’re creating a paper trail that protects you if any of those same spots come up on your way out.

Step 2: Stay on Top of Things During Your Tenancy

Small maintenance issues left unaddressed tend to look worse over time. A dripping faucet that went unreported for six months can leave a rust stain. A small scuff nobody touched up can grow into a larger mark. By move-out, these can look like tenant damage when they were really just deferred maintenance.

Reporting issues to your landlord in writing as they come up does two things:

• It creates a record that you flagged the problem
• It gives your landlord the chance to handle repairs before the unit’s condition deteriorates further

An email works fine. You don’t need a formal complaint for minor things.

Step 3: Read Your Lease Before Giving Notice

Before you decide on a move-out date, read your lease. Some leases automatically renew at the end of their term. If yours does, you may need to give written notice before the expiration date, or you’ll owe rent for another period. Moving out without proper notice is one of the more avoidable ways to lose part of your deposit.

If your lease is month-to-month, written notice is also required. Check your lease for the specific timeframe. Sending that notice by email gives you a timestamp.

Step 4: Request a Pre-Move-Out Inspection

A week or two before your official move-out, ask your landlord to do a walkthrough with you. Some landlords will say yes; others prefer to wait until the unit is empty. But it’s worth asking.

The purpose of a pre-move-out inspection is to give you a chance to fix things yourself before your landlord fixes them and bills you. If your landlord points out a scuff on the wall, you can pick up a small can of touch-up paint and handle it for a few dollars. If you skip the inspection and they find it after you’ve left, they may hire someone to repaint the whole wall. That kind of contractor charge can show up as a significant deduction.

If your landlord agrees to a pre-inspection, pay attention to everything they mention. Those are the specific issues standing between you and your full deposit, and you still have time to address them.

Step 5: Clean Like You Mean It

Thorough cleaning takes longer than most people budget for. Landlords notice the places that get skipped in routine cleaning, and cleaning companies charge real money to handle them after the fact.

The spots most people miss:

• The oven and stovetop. Burnt-on grease is hard to remove after months of accumulation. Cleaning the oven a week or two before your last day is much easier than tackling it the night before you hand over the keys
• The refrigerator. Clean the inside thoroughly, including shelves and drawers, and check the drip tray underneath if there is one
• Bathroom grout and caulk. Mildew buildup in tile grout is visible up close. A grout brush handles most of it. Spend extra time around the tub and shower
• Baseboards and window sills. These collect dust and grime that are easy to ignore while you live somewhere but obvious during an inspection. A damp cloth along the baseboards in every room takes just a few minutes
• Behind and under appliances. If you can move the refrigerator, clean behind it. Pull out the stove carefully and wipe underneath

If the unit has carpet, a professional carpet cleaning before you move out can be a good investment. A receipt showing you had it cleaned is also useful documentation.

Step 6: Make Small Repairs Before You Leave

Some repairs are cheap to do yourself and more expensive to leave for your landlord to handle. A few worth prioritizing:

• Nail holes. Spackling compound fills a small hole in a few minutes, and a single tube costs next to nothing. Let it dry, sand it flush if needed, and touch up with paint if you have a close match
• Loose fixtures. A towel bar that has pulled from the wall or a cabinet hinge that has come loose can be re-secured with a screwdriver or a small wall anchor
• Small scuffs. Touch-up paint is worth doing if you can get close to the original color. It doesn’t need to be perfect to reduce the chance of a charge

The general rule: if a repair takes ten minutes and costs a few dollars, do it yourself. Leaving it for a landlord to handle means paying their contractor rate.

Step 7: Document Move-Out the Same Way You Documented Move-In

On your final day in the unit, before you hand over your keys, do the same walkthrough you did at move-in. Photograph every room, every wall, every appliance, every area you cleaned. Email the photos to your landlord right then, the same way you did at the start. The timestamp matters.

Having both sets of photos gives you something concrete to point to if a dispute comes up. If your landlord claims a wall was marked when you left and your photos show it clean, you have a clear record.

Check out this moving out checklist for other things to think through as you move out of your place.

Step 8: Leave Your Forwarding Address

Your landlord needs to know where to send your deposit. Leave your forwarding address in writing (by email or in a short note) before you move out. If you’re expecting a direct deposit transfer, confirm the account information is current.

This is one of the simplest steps in the whole process, and easy to overlook in the middle of a move.

What to Do If You Get Less Than You Expected

When a landlord returns a partial deposit, they should include a written, itemized list of deductions along with invoices or receipts. Read through it carefully. For each item, ask:

• Is this actual damage I caused, or does it fall under normal wear and tear?
• Was it already there when I moved in?
• Is the deduction backed by a real invoice, or just an estimate?

If a landlord claims $400 to repaint a wall but provides no invoice, that’s a problem for their case. Deductions should be backed by real receipts. If itemized documentation is absent or vague, note that explicitly in your response.

If you disagree with a deduction, write a letter. Send it by certified mail so you have confirmation it was received. In the letter, address each disputed item specifically:

1. Describe what the item is
2. Explain why you believe it is wear and tear or preexisting damage
3. Attach your move-in and move-out photos

The more specific and documented your response, the more seriously it tends to be taken.

Frequently Asked Questions