How Much Can a Landlord Deduct From Your Security Deposit in Florida?

In Florida, a landlord can only deduct from your security deposit for three things: actual damage beyond normal wear and tear, unpaid rent, and other charges your lease specifically authorizes. Florida has no statutory cap on the deposit itself, but there are firm limits on what a landlord may keep — and routine wear is never one of them.

What a Landlord CAN Deduct

• Damage beyond normal wear and tear — large holes in walls, broken fixtures, pet damage, cracked tile, or heavy staining caused by misuse.
• Unpaid rent — rent you genuinely owe under the lease.
• Lease-authorized charges — specific fees your written lease clearly permits, such as a contractually agreed cleaning fee.

Even then, each deduction must be real, reasonable, and properly documented.

What a Landlord CANNOT Deduct

This is where most disputes arise. Landlords routinely try to charge tenants for ordinary wear and tear — the natural aging that comes from simply living in a place. That is the landlord’s cost of doing business, not yours. Examples that generally cannot be deducted include:

• Faded, chipped, or scuffed paint and minor nail holes
• Lightly worn carpet from normal foot traffic
• Routine cleaning to prepare the unit for the next tenant
• Worn or aging appliances and fixtures
• Minor marks, small scratches, and normal dust

Normal Wear and Tear vs. Damage

The line comes down to negligence or misuse versus ordinary use. A few scuffs on the wall after two years? Wear and tear. A fist-sized hole? Damage. A lightly worn carpet path? Wear and tear. A large red wine stain or pet urine damage? Potentially deductible. When landlords blur this line, they often overreach — and overreaching is challengeable.

The Itemization Requirement

A landlord cannot simply name a number. To keep any portion of your deposit, they must send a written notice by certified mail within 30 days of your move-out that itemizes each deduction with a specific amount and reason. A vague “cleaning/repairs” line item generally does not satisfy the law. If they miss this step, they may forfeit the right to deduct anything at all — see how the deposit return deadline works.

How to Dispute Improper Deductions

If you receive an itemized notice you disagree with, you have 15 days to send a written objection. After you object, the landlord must either return the disputed money or go to court to justify the charges — and the burden is on them. Save your move-in and move-out photos; they’re often the deciding evidence. For the bigger picture, read what to do when a landlord won’t return your deposit.

The Bottom Line

Florida lets landlords recover for genuine damage and unpaid rent — nothing more. If your itemized notice reads like a standard turnover checklist, or you never got a proper notice at all, those deductions may not hold up. We help tenants statewide, from Miami and Fort Lauderdale to Tampa, challenge improper deductions — with no fee unless we win.