Guide · Renting and leases

Security Deposits Explained

A friendly, practical guide to how deposits work, from the day they are paid through the written record at move-out.

5 pages · PDF · 258 KB · free forever, no sign up needed

Where to start

Moving in?
Your move in creates your move out. Start with habits that help.
Disagree with a charge?
Take a breath. See if you disagree with a charge.
Own a rental?
See handling deposits at move out.

The short version

A security deposit is money set aside for the home. A clear move-in record is what both people can point to later. It does not decide what is paid back.

It usually covers unpaid rent and damage beyond normal wear. It usually doesn’t cover everyday wear like light scuffs, small nail holes or worn carpet.

To keep a clear record for move-out: walk the home carefully at move-in with a comment on every item, share repairs early, clean thoroughly, and leave your forwarding address in writing.

If you disagree with a charge, compare it to the move-in report, reach out kindly in writing with photos, and look for a fair middle ground.

Every state handles deposits a little differently, so we’d gently encourage a quick look at your local rules. If you ever have questions, we would love to help.

Four simple rules

1
A deposit is set aside, not a penalty
It covers unpaid rent and damage beyond normal living. Everyday wear is part of living in a home.
2
Get everything in writing
The amount, what it covers, and where a later letter goes should all be in the lease or a written receipt.
3
Move-in is the record
A careful move-in report, with a comment on every item, is the record both people can point to later.
4
A dated letter, itemized
A later letter follows the time the state allows, with any charges itemized. The letter is a record. It is not a promise of an amount.

Try it

Getting your deposit back

From the guide’s own habits. Tick each one as you go. Your ticks stay on this device. These are examples; your home may need others.

0 of 8

Home walked at move in, with a comment on every item and photos to match
Lease, deposit receipt and move in report kept together
Repair needs shared in writing as they happen
A pre move out walk asked for about a week or two before you leave
Home cleaned thoroughly, including inside the oven, refrigerator and cabinets
Burned out bulbs replaced
Every key, remote and fob turned in, with a written note they were received
Forwarding address given in writing

If you disagree with a charge

Take a breath. Most disagreements are honest misunderstandings that can be worked out.
Compare the charge to your move in report and photos.
Reach out kindly in writing, explain what you see, and attach your photos.
Ask for receipts or invoices for any repair charges.
Look for a fair middle ground together. A calm conversation solves most issues.
If you still can’t agree, a local tenant association, mediation service or small claims court can help.

Lead with what you agree with first. It opens a much friendlier conversation.

For owners: handling deposits at move out

Walk the home with the move in report in hand and compare item by item.
Charge only for unpaid rent or damage beyond normal wear, never for everyday living.
Consider the age of items like carpet and paint when deciding a fair charge.
Keep receipts, invoices and before and after photos for every deduction.
Send the refund and an itemized statement within the time your state allows.
Write kindly. A clear, respectful letter keeps a good relationship good, even at the end.

Every state handles deposits a little differently, so a quick look at the rules where your home is goes a long way.

Test yourself

How much do you remember?

4 quick questions from this guide, with a one line why for each. Totally optional, no sign in, and your answers are never saved.

From The Perfect Series

Go deeper with The Perfect Move-Out Checklist Workbook

Simple, step by step checklists you can write in for moving out: giving notice, cleaning, the pre move out walk, deposits, renewals and more.

See The Perfect Move-Out Checklist Workbook All books in The Perfect Series

Keep the full guide handy

The PDF has everything: everyday habits, what to do when something goes wrong, common myths, helpful resources and plenty of real-world tips. Print it, save it or share it with anyone who could use it.

Download the PDF

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This guide shares general information to help you, and is not legal advice. Bunklow does not inspect properties or decide deposits.