Fighting back
My deposit went from $1,300 to $14.97 — how do I dispute the deductions?
The short answer: challenge every line in writing, one at a time. An itemized list is a claim, not a verdict. For each deduction, ask three questions: is this actual damage or wear and tear? Is the amount reasonable — did they charge full replacement for something with years of life left? And where’s the proof — photos, receipts, the carpet’s age? Landlords inflate lists because most tenants never push back. The ones who push back in writing, with specifics, get money back.
Why lists come back inflated
A landlord who wants to keep your deposit has two tools: vague line items (“cleaning — $400,” “repairs — $600”) and full-replacement pricing for things that were half-used-up. Both rely on you not asking questions. Asking questions — in writing, with specifics — is the entire dispute strategy.
The line-by-line challenge
Reply to the itemized list in writing (email is fine) and go through it deduction by deduction. For each one:
- Wear and tear or damage? Scuffs, fading, worn paths, aging paint — not chargeable. Where the line sits →
- Full price or prorated? Carpet, paint, and blinds depreciate. A full-replacement charge for a 6-year-old carpet is wrong on its face. The carpet math →
- Reasonable amount? “Professional cleaning — $650” for a one-bedroom is worth questioning. Ask for the invoice.
- Where’s the proof? Ask for photos of the specific damage, receipts or invoices, and the age of anything replaced.
- Double-dipping? Cleaning and replacement for the same carpet. Painting and a damage charge for the same wall. Flag both.
A template for the reply
Keep it calm, factual, and specific. Something like:
“I received your itemized list dated [date]. I dispute the following deductions:
1. Carpet replacement, $1,200. The carpet was [age] at move-in and I lived there [X] years. Please provide the carpet’s installation date and photos of the specific damage, and explain why a prorated amount was not used.
2. Cleaning, $450. Please provide the cleaning invoice.
I believe these charges reflect normal wear and tear and undepreciated replacement pricing. Please return the disputed amount of $[X] within 14 days.”
That last line matters: state the dollar amount you believe you’re owed and a deadline. Vague complaints get vague responses. The full demand letter template →
If the landlord won’t budge
A landlord who ignores a specific, written, line-by-line dispute is building your small-claims case for you. Judges love this paper trail: it shows you were reasonable, specific, and gave the landlord every chance. Taking a deposit dispute to small claims →
Security-deposit rules are state law, and they differ a lot from one state to the next. Check your state’s tenant-rights resources or talk to a local tenant-rights organization or attorney before acting. Nothing on this site creates an attorney-client relationship.