Security deposit itemization
How many days does a landlord have to itemize and return a security deposit?
Updated · By the Landlord Notice Mail team
It ranges from 14 days to 45 days: New York 14 days, Arizona 14 days excluding weekends and holidays (after the tenant asks), California 21 days, Washington 30 days, Virginia 45 days, and in Florida 15 days to refund in full or 30 days to send a certified-mail notice of claim. Missing the deadline can cost you the right to keep any of the deposit.
| State | Deadline | How to send | If you miss it |
|---|---|---|---|
| New York | 14 days after the tenant vacates | Itemized statement + balance | You lose the right to keep any of it (GOL 7-108) |
| Arizona | 14 days, excluding weekends and holidays, after move-out and the tenant's demand | First-class mail to last known residence, unless agreed otherwise | See A.R.S. 33-1321 |
| California | 21 days after move-out | Itemized statement, with receipts for larger repairs | See Civil Code 1950.5 |
| Washington | 30 days after the lease ends and the tenant vacates | Personal delivery or first-class mail to last known address | Liable for the full deposit (RCW 59.18.280) |
| Florida | 15 days (full refund) or 30 days (notice of claim) | Notice of claim by certified mail (or agreed e-mail) | You forfeit the right to claim (F.S. 83.49) |
| Virginia | 45 days after the tenancy ends | Written itemized notice under 55.1-1202 | See Va. Code 55.1-1226 |
| Texas | 30 days after the tenant surrenders | Written description and itemized list | See Prop. Code ch. 92 |
What an itemized statement includes
- The deposit amount received (and interest, where required).
- Each deduction with a description and amount: unpaid rent, cleaning beyond normal, specific damage.
- The balance refunded, with the check or payment details.
- Receipts, invoices or estimates where your state requires them.
Mail it so you can prove the date
Most deposit disputes are about whether the statement went out in time. Certified Mail gives you a USPS-dated receipt; Florida requires certified mail for the notice of claim, while Arizona and Washington name first-class mail. When a statute says first-class, send First-Class and add a certified copy if you want a receipt. See how to mail a deposit itemization.
Quick answers
How do I send a security deposit itemization to a tenant?
Write the itemized statement, include any refund, and mail it to the forwarding or last known address by the method your state names, keeping proof of the mailing date.
When does the clock start?
Usually when the tenant moves out or the tenancy ends, whichever the statute names. Arizona's starts after the tenant's demand too.
Can I deduct normal wear and tear?
No state lets you charge for normal wear and tear. Deduct only for damage beyond it, unpaid rent and charges the lease and law allow.
What to do next
Fill in the itemization template and mail it with proof of the date: Certified $14.99, with return receipt $17.99, or included in the $29/month Landlord plan.
Send a deposit itemizationSources
- New York General Obligations Law 7-108
- Arizona Revised Statutes 33-1321
- California Civil Code 1950.5
- Revised Code of Washington 59.18.280
- Florida Statutes 83.49
- Code of Virginia 55.1-1226
- Texas Property Code chapter 92
Checked: . General information, not legal advice. Fees and rules change: confirm current values at the official links above.