Security deposit return deadlines, by state

California

What the statute says. No later than 21 calendar days after the tenant vacates, the landlord must furnish an itemized statement of the deposit received and how it was applied, and return whatever remains (§ 1950.5(h)(1)). Deductions are limited to unpaid rent; repair of damage beyond ordinary wear and tear caused by the tenant or their guest; cleaning needed to return the unit to the level of cleanliness it was in at the start of the tenancy; and, only where the rental agreement says so, restoring, replacing or returning personal property (§ 1950.5(b)(1)-(4)). The statement must normally come with receipts, invoices or a description of the work done; that documentation may be skipped only if the deductions for repairs and cleaning together do not exceed $125, or the tenant signed a waiver (§ 1950.5(h)(2)-(4)). Even then, the landlord must supply the documents if the tenant asks within 14 calendar days of receiving the statement (§ 1950.5(h)(5)). The deposit itself is capped at one month's rent (§ 1950.5(c)(1)), with two exceptions: two months' rent where the landlord is a natural person, or an LLC whose members all are, and owns no more than two rental properties totalling no more than four units (§ 1950.5(c)(5)); and an advance payment of six months' rent or more where the lease term is six months or longer (§ 1950.5(c)(2)). A landlord may only claim what is reasonably necessary for those purposes, and may never charge for damage or a defective condition that predates the tenancy or for ordinary wear and tear, however long it built up (§ 1950.5(e)). Since a 2025 amendment, a tenant may also request a pre-move-out inspection, no earlier than two weeks before the tenancy ends, so the tenant has a chance to fix a listed problem and avoid a deduction for it; the landlord must give at least 48 hours’ written notice of it, and, once an inspection happens, generally may not later deduct for anything the itemized statement from that inspection did not list (§ 1950.5(f)(1)-(6)). The same amendment requires the landlord to photograph the unit at move-in for any tenancy beginning on or after July 1, 2025 (§ 1950.5(g)(1)), and, for a tenancy ending on or after April 1, 2025, to photograph it again after the tenant vacates but before any repair or cleaning charged against the deposit, and once more after that work is finished (§ 1950.5(g)(2)), those photos must go to the tenant with the itemized statement whenever a deduction for repairs or cleaning is claimed (§ 1950.5(h)(2)(D)).

Cal. Civ. Code § 1950.5 (current version as amended by AB 414, Stats. 2025, ch. 340, eff. Jan. 1, 2026; one-month cap added by AB 12, Stats. 2023, ch. 727, operative Jul. 1, 2024)
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Florida

Deadline. 30 calendar days, counted from tenant vacates, where the landlord intends to impose a claim on the deposit (Fla. Stat. § 83.49(3)(a))
15 days to return the full deposit if the landlord imposes no claim; 30 days to send certified-mail written notice of the claim if the landlord intends to keep any part.

Itemized statement of deductions. Required (Fla. Stat. § 83.49(3)(a))
Written notice by certified mail stating the amount of and reason for the claim; required only when the landlord intends to impose a claim.

If the landlord withholds in bad faith. No statutory multiplier. A landlord who fails to give the required notice within 30 days forfeits the right to impose any claim on the deposit; the prevailing party in a deposit action recovers court costs and reasonable attorney fees. (Fla. Stat. § 83.49(3)(a), (c))

What the statute says. If the landlord does not intend to impose a claim on the deposit, the full deposit must be returned within 15 days after the tenant vacates (§ 83.49(3)(a)). If the landlord intends to keep any part, the landlord must instead send the tenant written notice by certified mail, within 30 days of vacating, stating the amount of and reason for the claim, and the tenant then has 15 days from receiving it to object in writing (§ 83.49(3)(a)). A landlord who fails to give that notice within 30 days forfeits the right to impose any claim on the deposit and may not seek a setoff, though the landlord may still sue for damages after the deposit is returned (§ 83.49(3)(a)). Whichever party prevails in a resulting court action over the deposit is entitled to court costs and reasonable attorney fees (§ 83.49(3)(c)).

Fla. Stat. § 83.49(3)
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Georgia

Deadline. 30 calendar days, counted from landlord obtains possession after the tenant surrenders and vacates (O.C.G.A. § 44-7-34(a))

Itemized statement of deductions. Required (O.C.G.A. § 44-7-34(a))
Written statement of the exact reasons for any retention required under § 44-7-34, referencing the § 44-7-33 move-in and move-out damage lists. A tenant who did not dispute an item in writing on those lists generally cannot recover for it later (§ 44-7-33(c)). The § 44-7-33 lists and the § 44-7-35 remedies do not apply to small self-managing landlords of 10 or fewer units (§ 44-7-36).

If the landlord withholds in bad faith. Three times the sum improperly withheld plus reasonable attorney fees for failing to return the deposit due, unless the landlord shows by a preponderance of the evidence the withholding was an unintentional, bona fide error despite reasonable procedures to avoid one (§ 44-7-35(c)). Separately, a landlord forfeits the right to withhold anything or sue the tenant for damages if no escrow/bond was used AND neither § 44-7-33 damage list was ever made (§ 44-7-35(a)), or, on a different trigger, if the landlord simply misses § 44-7-34’s time periods for the lists and statements regardless of that bona fide-error exception (§ 44-7-35(b)). None of this applies to a natural person owning 10 or fewer rental units who self-manages - § 44-7-36 exempts §§ 44-7-33 and 44-7-35 for such landlords. (O.C.G.A. § 44-7-35(a), (b), (c))

What the statute says. Before accepting a deposit, the landlord must give the tenant a written, comprehensive list of any existing damage to the unit; the tenant may inspect and must sign it, noting in writing any item disputed (§ 44-7-33(a)). When the tenant moves out after giving notice, the landlord must inspect the unit and compile a similar move-out damage list within 3 business days, and the tenant may request their own inspection within 5 business days of vacating (§ 44-7-33(b)); a tenant who never disputed an item in writing on either list generally cannot recover for it later (§ 44-7-33(c)). Within 30 days after the landlord obtains possession following the tenant’s surrender, the landlord must return the deposit; if any part is retained, the landlord must give a written statement of the exact reasons for the retention, referencing the damage lists above (§ 44-7-34(a)). No deduction is allowed for ordinary wear and tear absent negligence, carelessness, accident or abuse; permitted deductions are limited to unpaid rent or late fees, abandonment, unpaid utilities, third-party repair or cleaning the tenant contracted for, unpaid pet fees, and damage from a tenant’s breach the landlord made reasonable efforts to mitigate (§ 44-7-34(a)); an unclaimed refund becomes the landlord’s own property only after 90 days of a genuine, failed attempt to locate the tenant (§ 44-7-34(a)). A landlord who fails to return the portion due is liable for three times the sum improperly withheld plus reasonable attorney fees, unless the landlord shows by a preponderance of the evidence that the withholding was an unintentional, bona fide error despite reasonable procedures to avoid one (§ 44-7-35(c)). Separately, a landlord forfeits the right to withhold anything or to sue the tenant for damages if ALL three of the following are true: no escrow account was used for the deposit and no surety bond was posted in its place (§§ 44-7-31, 44-7-32), the § 44-7-33(a) move-in list was never made, and the § 44-7-33(b) move-out list was never made either (§ 44-7-35(a)) - and, on a different trigger, if the landlord simply misses § 44-7-34’s own time periods for the lists and statements, regardless of the bona fide-error exception above (§ 44-7-35(b)). IMPORTANT: the § 44-7-33 damage lists and the § 44-7-35 remedies (treble damages and forfeiture) do NOT apply to a natural person (with a spouse and minor children) who collectively owns 10 or fewer rental units and does not use a third-party manager (§ 44-7-36); the 30-day return and written-statement duty in § 44-7-34 still applies to such landlords.

O.C.G.A. §§ 44-7-33, 44-7-34, 44-7-35, 44-7-36
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Illinois

Deadline. 30 calendar days, counted from the lessee vacates the premises, or the lessee's right of possession ends, whichever is later (765 ILCS 710/1(a))
30 days to furnish the itemized statement of damages with receipts (or, if an estimate was given, 30 more days for the paid receipts to follow); if no statement and receipts are furnished at all, the full deposit is due within 45 days. No minimum building size.

Itemized statement of deductions. Required (765 ILCS 710/1(a))
Required to withhold for damage: an itemized statement of the damage and repair cost, plus paid receipts (or copies), or - if the lessor genuinely cannot produce receipts - an itemized cost list and a verified statement explaining why (§ 1(b)). A lease-specified dollar amount for a particular component may be withheld instead, if the statement references the clause and attaches a copy of it (§ 1(a)). Applies to every residential lessor, no building-size threshold.

If the landlord withholds in bad faith. Twice the amount of the security deposit due, plus court costs and reasonable attorney fees, on a court finding that the lessor refused to supply the itemized statement (or supplied it in bad faith) and failed or refused to return the deposit due. Applies to every residential lessor, no building-size threshold. (765 ILCS 710/1(c))

What the statute says. A lessor of residential real property who has received a security deposit may not withhold any part of it as reimbursement for property damage unless the lessor furnishes the lessee an itemized statement of the damage and the actual or estimated repair cost, with paid receipts (or copies) attached, within 30 days of the date the lessee vacated or the lessee's right of possession ends, whichever is later (§ 1(a)); if an estimate was given, paid receipts must follow within 30 more days of that statement (§ 1(a)). If no such statement and receipts are furnished, the lessor must return the full security deposit within 45 days of the date the lessee vacated (§ 1(a)). Separately, if the written lease itself specifies a dollar amount for cleaning, repair or replacement of a particular component of the unit or building that will not be replaced if damaged, the lessor may withhold exactly that specified amount instead - but only for damage beyond normal wear and tear, and the itemized statement must still reference the lease clause and attach a copy of it (§ 1(a)). Upon a court finding that the lessor refused to supply the itemized statement, or supplied it in bad faith, and failed or refused to return the deposit due, the lessor is liable for twice the amount of the security deposit due, plus court costs and reasonable attorney fees (§ 1(c)). This Act carries no minimum-building-size qualifier: Public Act 103-224 (eff. Jan. 1, 2024) removed the prior restriction to buildings of 5 or more units, so it now covers every residential lessor in Illinois regardless of portfolio size.

765 ILCS 710/1 (Security Deposit Return Act), as amended by P.A. 103-224, eff. Jan. 1, 2024 (removed the prior restriction to buildings of 5 or more units)
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New York

Deadline. 14 calendar days, counted from tenant vacates the premises (N.Y. Gen. Oblig. Law § 7-108(1-a)(e))

Itemized statement of deductions. Required (N.Y. Gen. Oblig. Law § 7-108(1-a)(e))
Failure to provide the itemized statement and deposit within 14 days forfeits the landlord’s right to retain any portion. Permitted deductions are limited to unpaid rent, tenant-caused damage beyond normal wear and tear, unpaid utilities billed directly to the landlord, and moving/storage costs (§ 7-108(1-a)(b)). A signed pre-occupancy written condition statement, where one was made (§ 7-108(1-a)(c)), bars any later deduction for a condition it noted.

If the landlord withholds in bad faith. Punitive damages of up to twice the amount of the deposit for a willful violation (discretionary; requires a finding of willfulness), in addition to forfeiture of the right to retain any portion. In any dispute over the amount retained, the landlord bears the burden of proving it was reasonable (§ 7-108(1-a)(f)). (N.Y. Gen. Oblig. Law § 7-108(1-a)(f), (g))

What the statute says. The deposit may never exceed one month’s rent, with narrow exceptions for seasonal-use units and owner-occupied cooperatives (§ 7-108(1-a)(a)). It may only be applied to unpaid rent, tenant-caused damage beyond normal wear and tear, unpaid utility charges billed directly to the landlord, or the cost of moving and storing the tenant’s belongings (§ 7-108(1-a)(b)). Before the tenant moves in, the landlord must offer the chance to inspect the unit; if the tenant takes it, both sides sign a written statement of its condition, and the landlord may never later deduct for any condition, defect or damage that statement noted (§ 7-108(1-a)(c)). Before the tenant moves out, the tenant may request a similar inspection, no earlier than two weeks and no later than one week before the tenancy ends; the landlord must give at least 48 hours’ written notice of it and, afterward, an itemized statement of the repairs or cleaning proposed to be deducted, and the tenant gets a chance to fix those items before the tenancy actually ends to avoid the deduction (§ 7-108(1-a)(d)). Within 14 days after the tenant vacates, the landlord must return the deposit and provide an itemized statement of the basis for any amount withheld (§ 7-108(1-a)(e)). A landlord who fails to provide the statement and any remaining deposit within that window forfeits the right to retain any portion of the deposit (§ 7-108(1-a)(e)). In any dispute over the amount retained, the landlord - not the tenant - bears the burden of proving it was reasonable (§ 7-108(1-a)(f)). A person found to have willfully violated the statute is additionally liable for punitive damages of up to twice the amount of the deposit (§ 7-108(1-a)(g)).

N.Y. Gen. Oblig. Law § 7-108(1-a)
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North Carolina

Deadline. 30 calendar days, counted from termination of the tenancy and delivery of possession to the landlord (N.C. Gen. Stat. § 42-52)
If the deduction amount is not yet ascertainable within 30 days, an interim accounting is due within 30 days and a final accounting within 60 days.

Itemized statement of deductions. Required (N.C. Gen. Stat. § 42-52)
Itemized accounting of deductions required within 30 days (final within 60 days if not ascertainable).

If the landlord withholds in bad faith. No statutory multiplier. Willful failure to comply voids the landlord’s right to retain any part of the deposit; the tenant may recover the deposit plus damages, and attorney fees may be awarded on a finding of willful noncompliance. (N.C. Gen. Stat. § 42-55)

What the statute says. Within 30 days after the tenancy ends and the tenant gives up the premises, the landlord must itemize any deductions and refund the balance (§ 42-52); if the extent of a deduction is not yet ascertainable, the landlord must send an interim accounting within 30 days and a final accounting within 60 days (§ 42-52). A landlord’s willful failure to comply with the deposit and notice requirements voids the right to retain any part of the deposit, and a tenant may recover the deposit plus damages, with attorney fees available on a finding of willful noncompliance (§ 42-55).

N.C. Gen. Stat. §§ 42-52, 42-55
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Ohio

Deadline. 30 calendar days, counted from termination of the rental agreement and delivery of possession (Ohio Rev. Code § 5321.16(B))
The tenant must separately provide a forwarding address in writing; that does not extend or condition this 30-day deadline, but a tenant who never provides one forfeits the (C) damages/attorney-fees remedy if the landlord fails to comply.

Itemized statement of deductions. Required (Ohio Rev. Code § 5321.16(B))
Any deduction must be itemized and identified in a written notice delivered together with the amount due.

If the landlord withholds in bad faith. No stated multiplier in the statute text itself. The tenant recovers the money due PLUS damages equal to the amount wrongfully withheld and reasonable attorney fees - the Ohio Supreme Court in Smith v. Padgett, 32 Ohio St.3d 344 (1987), confirmed this means the landlord is liable for double the amount wrongfully withheld. (Ohio Rev. Code § 5321.16(C))

What the statute says. Within 30 days after termination of the rental agreement and delivery of possession, the landlord must itemize and identify any deduction in a written notice delivered to the tenant together with the amount due (§ 5321.16(B)). The tenant must separately provide the landlord a forwarding address in writing; that address does not affect the landlord’s 30-day deadline itself, but a tenant who never provides one is not entitled to the damages or attorney's fees remedy below (§ 5321.16(B)). If the landlord fails to comply, the tenant may recover the money due plus damages equal to the amount wrongfully withheld, and reasonable attorney fees (§ 5321.16(C)).

Ohio Rev. Code § 5321.16(B), (C)
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Pennsylvania

Deadline. 30 calendar days, counted from termination of the lease, or surrender and acceptance of the premises, whichever first occurs, PROVIDED the tenant has given the landlord a forwarding address in writing (68 P.S. § 250.512(a), (e))
The landlord owes nothing under this section at all - not the written list, not payment of the difference, not the (c) liability - until the tenant provides a new address in writing (§ 250.512(e)).

Itemized statement of deductions. Required (68 P.S. § 250.512(b))
Written list of damages required; failure to provide it within 30 days forfeits all right to withhold any part of the deposit or to sue the tenant for damages to the premises. Conditioned on the tenant having given a forwarding address (§ 250.512(e)); this protection cannot be waived by the tenant (§ 250.512(d)).

If the landlord withholds in bad faith. Double the amount by which the deposit (plus any unpaid interest) exceeds the actual damages, where the landlord fails to pay that difference within 30 days - a remedy that applies on its own terms regardless of whether the (a)/(b) written list was ever given, per the statute’s own text. Conditioned, like the rest of this section, on the tenant having given a forwarding address in writing (§ 250.512(e)). (68 P.S. § 250.512(c), (e))

What the statute says. Within 30 days after the lease terminates, or surrender and acceptance of the premises, whichever first occurs, the landlord must give the tenant a written list of any damages the landlord claims, along with payment of the difference between the escrow deposit (plus any unpaid interest) and the actual damages (§ 250.512(a)). A landlord who fails to provide that written list within 30 days forfeits all rights to withhold any part of the deposit or to sue the tenant for damages (§ 250.512(b)). Separately and regardless of whether a list was ever provided, a landlord who fails to pay the tenant that difference within 30 days is liable in assumpsit for double the amount by which the deposit (plus any unpaid interest) exceeds the actual damages, as determined by a court, with the burden of proving actual damages on the landlord (§ 250.512(c)). A tenant cannot sign this protection away: any attempted waiver of this section, by contract or otherwise, is void (§ 250.512(d)). But the landlord owes none of it - no written list, no payment of the difference, no liability under (c) - unless the tenant first gives the landlord a new address in writing when the lease ends or the premises are surrendered and accepted (§ 250.512(e)).

68 P.S. § 250.512
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Texas

Deadline. 30 calendar days, counted from tenant surrenders possession and gives a forwarding address (Tex. Prop. Code § 92.103(a))
The 30-day clock itself runs from surrender of the premises alone (§ 92.103(a)); § 92.107(a) separately makes the landlord’s duty to act on it conditional on the tenant having given a forwarding address in writing.

Itemized statement of deductions. Required (Tex. Prop. Code § 92.104(c))
Written description and itemized list of deductions required whenever any amount is withheld, except when the tenant owes undisputed unpaid rent at move-out (§ 92.104(c)). No deduction for ordinary wear and tear is ever allowed (§ 92.104(b)).

If the landlord withholds in bad faith. $100 plus three times the portion of the deposit wrongfully withheld plus the tenant's reasonable attorney fees, on a finding of bad faith (§ 92.109(a)). Bad faith is presumed if the landlord fails to refund or to give the written itemization on or before the 30th day after surrender (§ 92.109(d)); separately, bad-faith failure to itemize forfeits the right to withhold anything or sue the tenant for damages, and makes the landlord separately liable for the tenant's reasonable attorney's fees in a suit to recover the deposit (§ 92.109(b)). In any such suit the landlord bears the burden of proving the retention was reasonable (§ 92.109(c)). (Tex. Prop. Code § 92.109(a), (b), (c), (d))

What the statute says. Within 30 days after the tenant surrenders the premises, the landlord must refund the security deposit (§ 92.103(a)); a lease may condition the refund on advance notice of surrender only if that condition is underlined or printed in bold (§ 92.103(b)). The landlord is not actually obligated to make that refund, or to give a description of damages, until the tenant provides a forwarding address in writing - though a tenant who never does so does not forfeit the underlying right to the refund itself (§ 92.107). If any amount is withheld, the landlord must give the tenant a written description and itemized list of all deductions (§ 92.104(c)). A landlord who in bad faith retains a deposit is liable for $100, three times the portion wrongfully withheld, and the tenant's reasonable attorney fees (§ 92.109(a)); bad faith is presumed if the landlord fails to return the deposit or give the written itemization on or before the 30th day after the tenant surrenders possession (§ 92.109(d)), and a landlord who in bad faith fails to itemize separately forfeits the right to withhold anything or to sue the tenant for damages, and is separately liable for the tenant's reasonable attorney's fees in a suit to recover the deposit (§ 92.109(b)). The landlord may never deduct for ordinary wear and tear (§ 92.104(b)), and need not give the itemized list at all if the tenant owes unpaid rent when the tenancy ends and the amount owed is not disputed (§ 92.104(c)). In any suit over the deposit, the landlord - not the tenant - bears the burden of proving that whatever was retained was reasonable (§ 92.109(c)).

Tex. Prop. Code §§ 92.103, 92.104, 92.107, 92.109
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Utah

What the statute says. No later than 30 days after the day the renter vacates and returns possession, the owner must mail or deliver the balance of the deposit, the balance of any prepaid rent, and, if anything was deducted, a written notice itemizing and explaining the reason for each deduction (§ 57-17-3(2)). A deposit may only be applied to rent, damage to the premises beyond reasonable wear and tear, other costs and fees provided for in the contract, or cleaning of the unit (§ 57-17-3(1)). If the owner misses that deadline, the renter may serve the owner a written notice in the form the statute sets out (§ 57-17-3(3)-(4)); the owner then has five business days to comply (§ 57-17-3(5)). If the owner still does not, the renter may recover the full deposit, the full prepaid rent and a $100 civil penalty, and may file an action to enforce it (§ 57-17-5(1)); in that action the court awards costs and attorney fees to the prevailing party, which may be either side, if it finds the opposing party acted in bad faith (§ 57-17-5(2)). A renter who never served the notice described above is not entitled to this relief at all (§ 57-17-5(3)).

Utah Code §§ 57-17-3, 57-17-5
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Washington

Deadline. 30 calendar days, counted from termination of the rental agreement and vacation of the premises (RCW 59.18.280(1))

Itemized statement of deductions. Required (RCW 59.18.280(1))
Full and specific written statement of the basis for retention, with supporting documentation (estimates, invoices, or records of time and materials). No deposit may be collected at all without a signed move-in condition checklist (RCW 59.18.260(2)-(3)), and nothing may be withheld for an item that checklist never documented (RCW 59.18.280(1)(c)).

If the landlord withholds in bad faith. The landlord who misses the deadline is liable for the full amount of the deposit; a court may in its discretion award up to twice the amount of the deposit for an intentional refusal to give the statement, documentation, or refund, plus costs and reasonable attorney fees. A landlord who collects a deposit without ever giving the RCW 59.18.260 move-in checklist is, separately, liable to the tenant for the entire deposit on that basis alone (RCW 59.18.260(5)). (RCW 59.18.280(2), RCW 59.18.260(5))

What the statute says. No deposit may even be collected unless the rental agreement is in writing and the landlord gives the tenant a written checklist or statement, signed and dated by both and copied to the tenant, specifically describing the condition and cleanliness of the premises and of its walls, flooring, furniture and appliances at move-in (§ 59.18.260(2)-(3)); a landlord who collects a deposit without providing that checklist is liable to the tenant for the entire deposit, and the prevailing party recovers court costs and attorney fees (§ 59.18.260(5)). Within 30 days after the rental agreement ends and the tenant vacates, the landlord must give a full and specific written statement of the basis for retaining any of the deposit, with the required documentation, together with any refund due (§ 59.18.280(1)(a)). No portion of the deposit may ever be withheld for wear resulting from ordinary use; for carpet cleaning unless the wear goes beyond ordinary use; for a fixture, appliance or piece of furniture whose condition was not documented on that move-in checklist in the first place; or, where an item is only partly damaged, for more than the cost of repairing that part (§ 59.18.280(1)(c)). A landlord who fails to give the required statement is liable for the full amount of the deposit, and a court may award up to twice the amount of the deposit for an intentional refusal to give the statement, documentation, or refund - unless circumstances beyond the landlord’s control prevented it, or the tenant abandoned the premises - plus costs and reasonable attorney fees to the prevailing party (§ 59.18.280(2)).

RCW 59.18.260, RCW 59.18.280
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