How to Get Your Full Security Deposit Back

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Most renters think about their security deposit on the last day of the lease. That’s about a year too late. The single most important step happens the day you move in.

Here’s the full playbook, from your first walkthrough to the day the check (hopefully a full one) shows up.

Quick Picks at a Glance

Short on time? Here are the products I’d grab first. Each one gets a closer look further down.

On Move-In Day

1. Photograph and video everything before you bring in a single box. Every wall, floor, appliance, window, closet and fixture. Get close-ups of scratches, stains and chips.
2. Fill out the move-in inspection form in detail, and keep a copy. If the property doesn’t give you one, make your own list.
3. Email your photos to the leasing office within the first few days. That gives you a dated record they received.
4. Report problems in writing right away, even small ones like a dripping faucet.

While You Live There

Use removable hooks instead of nails when you can, put felt pads under furniture, and fix small problems before they become big ones. Report leaks fast: water damage you didn’t report can end up on your bill.

Normal Wear and Tear vs. Damage

Landlords generally can’t charge you for normal wear and tear, the gradual aging that comes from living somewhere. They can charge for damage beyond that.

• Usually normal wear: faded paint, light scuffs, minor carpet wear in walkways, small nail holes.
• Usually damage: large holes, burns, pet stains, broken blinds, unapproved paint colors.

Move-Out Checklist

1. Read your lease for move-out requirements (some require professional carpet cleaning).
2. Patch small nail holes and touch up paint only if you can match it exactly.
3. Deep clean: inside the oven, fridge, cabinets, baseboards, bathroom grout and windows.
4. Replace burned-out bulbs and HVAC filters.
5. Take the same photos and video you took at move-in.
6. Return all keys and get a receipt.
7. Give your forwarding address in writing.

If Your Landlord Keeps It Unfairly

Most states require landlords to return your deposit, or an itemized list of deductions, within a set number of days. If you think charges are unfair, send a polite written request with your photos. If that doesn’t work, small claims court is designed for exactly this, and your move-in and move-out photos are your best evidence. Check your state’s rules, since deadlines and penalties vary.

Our Picks in Detail

Command Picture Hanging Strips: Hanging art without nail holes

Damage-free strips that hold frames and mirrors. Follow the weight limits and remove them by pulling the tab straight down.

Felt Furniture Pads: Protecting floors

Stick them under every chair, table and couch leg. Cheap insurance against scratched floors.

Mr. Clean Magic Eraser: Scuffs on walls and baseboards

Takes off many scuffs and marks. Test on a hidden spot first, since it can dull some paint finishes.

Keep Reading

• Apartment Tour Checklist: 25 Things to Check Before You Sign a Lease
• First Apartment Checklist: Everything You Need Before Moving In
• 17 Hidden Apartment Fees That Could Cost You Thousands

FAQ

How long does a landlord have to return a security deposit?

It depends on the state, typically between two weeks and a month or so after you move out. Check your state’s law.

Can a landlord charge for painting?

Usually only if the walls need more than normal touch-ups because of damage or unapproved colors. Faded paint from normal living is typically wear and tear.

Should I clean the apartment before moving out?

Yes. A thorough clean is one of the easiest ways to avoid deductions.

What if I didn’t take move-in photos?

Take thorough move-out photos anyway and ask for the original move-in inspection report. It’s harder to dispute charges, but you still have rights.