Deduction Dispute
Landlord Sent a Deduction List — How to Challenge It
Getting an itemized deduction list from your landlord doesn't mean you have to accept it. Many common deductions — cleaning, painting, carpet, nail holes — are invalid under most state laws. Here's how to check every charge and fight back.
Red Flags on a Deduction List
General cleaning or "professional cleaning" fees
Normal cleaning is wear and tear. Landlords can't charge for routine turnover cleaning.
Full carpet replacement (especially after 3+ years)
Carpet must be depreciated. A 5-year-old carpet at end of useful life costs you nothing.
Repainting the entire unit
Paint has a 3-5 year useful life. Fading and minor scuffs are normal.
Charges without receipts or invoices
Many states require landlords to provide documentation for every deduction.
"Maintenance" or vague line items
Deductions must be specific and tied to actual damage. Vague charges are a red flag.
Charges for pre-existing damage
If the damage was there when you moved in, it's not your responsibility. Move-in photos are key evidence.
How to Challenge the Deductions
Run every deduction through our checker
Enter each line item from your landlord's list. We'll tell you which deductions are likely valid, which are likely invalid, and calculate depreciated amounts where applicable.
Check your deductions →Calculate what you're actually owed
Subtract only the valid, depreciated deductions from your deposit. The remaining amount is what your landlord should have returned. Many landlords overcharge by hundreds or thousands of dollars.
Calculate your total →Send a demand letter disputing the charges
Our demand letter spells out which deductions are invalid and why, citing your state's specific laws. Give your landlord 7–14 days to respond with the correct refund amount.
Generate a demand letter →File in small claims if they won't budge
Bring your deduction analysis, photos, and demand letter to court. Judges see these cases regularly and know which deductions are bogus.
Small claims court guide →Most Common Invalid Deductions
Common Questions
Can I dispute my landlord's deduction list?
Absolutely. An itemized deduction list is not the final word. If any deductions are for normal wear and tear, lack receipts, or are overpriced, you have the right to challenge them. Start with a demand letter disputing the specific charges.
My landlord didn't send an itemized list. What does that mean?
In most states, failing to provide an itemized deduction statement within the deadline means your landlord forfeits the right to make any deductions. You're likely entitled to your full deposit back, plus penalties in many states.
The deduction list has no receipts. Is that valid?
In many states, landlords must provide receipts or invoices to support deductions. Without documentation, the deductions may be invalid. Even in states that don't explicitly require receipts, the lack of documentation weakens the landlord's case in court.
Don't accept the deduction list at face value.
Check every charge. Most tenants are owed more than their landlord returned.