Most deposit deductions don't come from disasters. They come from small things: nail holes in the walls, grubby grout, a door that sticks, a mark on the carpet. Nearly all of them are fixes you can do yourself in one weekend.
What landlords usually deduct for
- Damage beyond normal use, such as large holes, burns or broken fittings.
- Cleaning, if the home is dirtier than when you moved in.
- Missing items from the inventory.
- Changes made without permission, like painting a wall a new color.
Normal wear and tear, like faded paint or slightly worn carpet, often isn't chargeable. The rules vary, so check your lease and your local law.
The photo method
Photos are your best evidence. Take dated photos of every room, wall, floor and appliance when you move in and again when you move out. Shoot each room from all four corners, and take close-ups of any damage that was already there. On your last day, photograph the meter readings too.
Moved in months ago and never took any? Take them today. Better late than never.
The room-by-room checklist
- Walls: fill nail and screw holes, touch up the paint.
- Doors, handles and drawers: working smoothly.
- Bathroom: grout and caulk clean, any mold removed.
- Faucets and toilets: no drips, no running toilet.
- Floors: scratches touched up.
- Carpets: stains treated, vacuumed.
- Appliances: clean inside and out, including the oven and fridge.
- Bulbs: all working.
- Blinds and curtains: working and clean.
- Outdoor areas: as you found them.
The two-day plan
Day 1: repairs. Fill holes and touch up paint first thing, because filler and paint need drying time. Then re-caulk, and fix doors, drawers, faucets and blinds.
Day 2: deep clean. Work top to bottom in each room, ceiling to floor, moving room by room toward the front door. Finish with photos of everything.
If there's a dispute
Ask for an itemized list of deductions in writing. Reply politely, in writing, with your photos. Use the deposit protection or dispute service where you live, if there is one.
Every fix on that list is in Small Fixes: See the book →
35 step-by-step repairs with ten basic tools, written for people who have never fixed anything.