Cleaning Security Deposit Deductions
A landlord may deduct for cleaning only for tenant-caused damage, not ordinary wear. 37 states have a rule of their own for this item; the rest apply the general wear-and-tear standard. Delaware and Vermont do not allow this item as an ordinary deduction. A deduction is unlawful when it bills ordinary wear or skips a required itemized statement.
Normal wear and tear versus damage
Normal wear and tear is the expected aging of a rental from ordinary living, such as faded paint or carpet worn from walking. Damage is harm beyond that ordinary use, such as a large stain, a burn, or a hole. A landlord can usually charge for tenant-caused damage. A landlord cannot charge for ordinary wear. The table below shows the supplied rule for each state; do not treat a general standard as an item-specific statute.
Cleaning rules by state
Rules were checked by two independent research passes for 15 states (Arizona, California, Colorado, Florida, Georgia, Illinois, Michigan, New Jersey, New York, North Carolina, Ohio, Pennsylvania, Texas, Virginia, Washington) and one pass for the rest. verified.two_pass in the data marks which states had both passes.
| State | Allowed | Rule |
|---|---|---|
| Alabama | Conditional | Upon termination, security may be applied to accrued rent and damages suffered by reason of the tenant’s noncompliance with Ala. Code § 35-9A-301, all as itemized. Tenant must keep the occupied premises as clean and safe as the condition of the premises permits. No independent turnover-cleaning statute; 'wear and tear' is not used in the deposit section. (Ala. Code §§ 35-9A-201(b), 35-9A-301) |
| Alaska | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (Alaska Stat. § 34.03.070). (Alaska Stat. § 34.03.070) |
| Arizona two-pass | Conditional | On termination, prepaid rent and security may be applied to all rent and, subject to a duty to mitigate, all charges specified in the signed lease or provided in the chapter, including damages suffered by reason of the tenant’s noncompliance with A.R.S. § 33-1341. The tenant must keep the occupied premises as clean and safe as the condition of the premises permit. No statute independently authorizes a standard turnover-cleaning charge. (A.R.S. §§ 33-1321(D), 33-1341(2)) |
| Arkansas | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (Ark. Code Ann. §§ 18-16-303 to 18-16-306). (Ark. Code Ann. §§ 18-16-303 to 18-16-306) |
| California two-pass | Conditional | Only the cleaning reasonably necessary to return the unit to the same level of cleanliness as at move-in; professional cleaning may not be charged unless reasonably necessary for that purpose, exclusive of ordinary wear and tear. (Cal. Civ. Code § 1950.5(b)(3), (e)(2)(C)) |
| Colorado two-pass | Conditional | No security deposit shall be retained to cover normal wear and tear. The statute expressly allows retention for nonpayment of rent, abandonment, or nonpayment of utility charges, repair work, or cleaning contracted for by the tenant. Ordinary landlord-initiated turnover cleaning that the tenant did not contract for is not in that list. (C.R.S. § 38-12-103(1)) |
| Connecticut | Conditional | Landlord may deduct the value of damages suffered as a result of the tenant’s failure to comply with tenant’s obligations. Tenant’s obligations include rent/utility payments and duties under Conn. Gen. Stat. § 47a-11 (keep premises clean and safe; not wilfully or negligently destroy, deface, damage, impair or remove). No independent turnover-cleaning statute and no wear-and-tear definition. (Conn. Gen. Stat. §§ 47a-21(a)(13), 47a-21(d), 47a-11) |
| Delaware | No | A security deposit may reimburse the landlord only for actual damages which exceed normal wear and tear, or which cannot be corrected by painting and ordinary cleaning. Ordinary cleaning therefore is not a permitted deduction. (25 Del. C. § 5514(c)(1)) |
| District of Columbia | Conditional | A housing provider shall not withhold a security deposit for the replacement value of apartment items that are damaged due to ordinary wear and tear. 14 DCMR 309 still governs the 45-day return/itemization mechanics (repairs and other uses under the security-deposit agreement). Ordinary cleaning is not an independent authorized category in § 42-3502.17(e). (D.C. Code § 42-3502.17(c)(1); 14 DCMR § 309) |
| Florida two-pass | Conditional | Fla. Stat. § 83.49 does not list permitted deduction categories. The tenant must keep the occupied premises clean and sanitary (§ 83.52(2)). A landlord may impose a claim on the deposit for damages and must state the reason; there is no statute that independently authorizes a standard turnover-cleaning charge. 'Beyond normal wear and tear' appears in the fee-in-lieu statute, not as a deposit-cleaning rule. (Fla. Stat. §§ 83.49(3), 83.52(2)) |
| Georgia two-pass | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (O.C.G.A. §§ 44-7-30 through 44-7-37 (Article 2, Chapter 7, Title 44)). (O.C.G.A. §§ 44-7-30 through 44-7-37 (Article 2, Chapter 7, Title 44)) |
| Hawaii | Yes | The statute expressly authorizes using the deposit to clean the dwelling unit or have it cleaned at termination so as to place the unit in as fit a condition as when the tenant entered into possession. (Haw. Rev. Stat. § 521-44(a)) |
| Idaho | Conditional | Refund except amounts necessary to cover the contingencies specified in the deposit arrangement. The landlord shall not retain any part of a security deposit to cover normal wear and tear. Cleaning is therefore only deductible if it is a specified contingency and is not normal wear and tear. (Idaho Code § 6-321(1)) |
| Illinois two-pass | Conditional | A lessor may withhold a deposit as reimbursement for property damage only with a timely itemized statement. If a written lease specifies the cost for cleaning, repair, or replacement of a component, that specified amount may be withheld, but costs specified in a written lease shall be for damage beyond normal wear and tear and reasonable to restore the leased premises to the same condition as at the time the lease began. (765 ILCS 710/1(a)) |
| Indiana | Conditional | A security deposit may be used only to reimburse the landlord for actual damages to the rental unit or any ancillary facility that are not the result of ordinary wear and tear, plus specified rent and utility uses. Ordinary cleaning is not an independent authorized purpose. (Ind. Code § 32-31-3-13) |
| Iowa | Conditional | The landlord may withhold only amounts reasonably necessary (1) to remedy default in rent or other funds due under the rental agreement; (2) to restore the dwelling unit to its condition at the commencement of the tenancy, ordinary wear and tear excepted; or (3) to recover expenses of acquiring possession from a tenant who does not act in good faith in failing to surrender. Cleaning is therefore only the amount reasonably necessary to restore to commencement condition, ordinary wear and tear excepted. (Iowa Code § 562A.12(3)(a)) |
| Kansas | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (Kan. Stat. Ann. § 58-2550). (Kan. Stat. Ann. § 58-2550) |
| Kentucky | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (Ky. Rev. Stat. § 383.580). (Ky. Rev. Stat. § 383.580) |
| Louisiana | Conditional | The lessor may retain all or any portion reasonably necessary to remedy a default of the tenant or to remedy unreasonable wear to the premises. Ordinary/reasonable wear is therefore not deductible; 'unreasonable wear' is not defined. No independent cleaning statute. (La. R.S. 9:3251(A)) |
| Maine | Conditional | A deposit shall not be retained to pay for normal wear and tear. The statutory definition provides that returning the unit to a habitable condition may include costs for cleaning, unless those costs were caused by the landlord, events beyond the tenant’s control, or third parties other than the tenant/household/guests. Ordinary intended-use deterioration is not deductible. (14 M.R.S. §§ 6031(1), 6033(1)) |
| Maryland | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (Md. Code Ann., Real Prop. § 8-203). (Md. Code Ann., Real Prop. § 8-203) |
| Massachusetts | Conditional | From a security deposit the lessor may deduct unpaid rent or water charges not validly withheld, and a reasonable amount necessary to repair any damage caused to the dwelling unit by the tenant or any person under the tenant’s control or on the premises with the tenant’s consent, reasonable wear and tear excluded. Cleaning is not an independent authorized category. (Mass. Gen. Laws c. 186, § 15B(4)) |
| Michigan two-pass | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (MCL 554.601 - 554.616 (Landlord and Tenant Relationships Act, Act 348 of 1972), esp. §§554.602, 554.603, 554.609, 554.613). (MCL 554.601 - 554.616 (Landlord and Tenant Relationships Act, Act 348 of 1972), esp. §§554.602, 554.603, 554.609, 554.613) |
| Minnesota | Conditional | The landlord may withhold from the deposit only amounts reasonably necessary (1) to remedy tenant defaults in the payment of rent or of other funds due pursuant to an agreement, or (2) to restore the premises to their condition at the commencement of the tenancy, ordinary wear and tear excepted. Cleaning is only the amount reasonably necessary to restore to commencement condition, ordinary wear and tear excepted. (Minn. Stat. § 504B.178, subd. 3(b)) |
| Mississippi | Yes | The landlord may claim amounts reasonably necessary to clean the premises upon termination of the tenancy, if the payment or deposit is made for that purpose. (Miss. Code § 89-8-21(3)) |
| Missouri | Conditional | The landlord may withhold only amounts reasonably necessary (1) to remedy default in rent; (2) to restore the dwelling unit to its condition at the commencement of the tenancy, ordinary wear and tear excepted; or (3) actual damages from failure to give adequate notice, subject to mitigation. Ordinary cleaning is restoration, ordinary wear and tear excepted. (Mo. Rev. Stat. § 535.300(4)) |
| Montana | Yes | A landlord may deduct a sum for actual cleaning expenses, including a reasonable charge for the landlord’s labor. Cleaning expenses means the actual and necessary cost of cleaning not attributable to normal wear brought about by the tenant’s failure to bring the premises to the condition it was at the time of renting. Cleaning charges may not be imposed for cyclical normal maintenance unless forced by the tenant’s negligence, and may not be deducted until written notice giving the tenant 24 hours to complete the cleaning. (Mont. Code Ann. §§ 70-25-101(1), 70-25-201) |
| Nebraska | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (Neb. Rev. Stat. § 76-1416). (Neb. Rev. Stat. § 76-1416) |
| Nevada | Yes | The landlord may claim of the security deposit only such amounts as are reasonably necessary to remedy any default of the tenant in the payment of rent, to repair damages to the premises caused by the tenant other than normal wear and to pay the reasonable costs of cleaning the premises. A rental agreement may provide for a nonrefundable charge for cleaning, in a reasonable amount. (NRS 118A.242(4), (8)) |
| New Hampshire | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (N.H. Rev. Stat. Ann. §§ 540-A:6 to 540-A:8). (N.H. Rev. Stat. Ann. §§ 540-A:6 to 540-A:8) |
| New Jersey two-pass | Conditional | Within 30 days after termination the owner shall return the deposit plus the tenant’s portion of interest, less any charges expended in accordance with the terms of a contract, lease, or agreement, itemized. The statute does not independently list cleaning or wear and tear; deductions are those the lease authorizes. No deductions may be made from a security deposit of a tenant who remains in possession. (N.J.S.A. 46:8-21.1) |
| New Mexico | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (N.M. Stat. Ann. § 47-8-18). (N.M. Stat. Ann. § 47-8-18) |
| New York two-pass | Conditional | The deposit is refundable except for reasonable and itemized costs due to non-payment of rent, damage caused by the tenant beyond normal wear and tear, non-payment of specified utilities, and moving/storage of belongings. The landlord may not retain any amount for ordinary wear and tear of occupancy. Cleaning is not an independent statutory category; it is deductible only if it is reasonable cost of tenant-caused damage beyond normal wear and tear. (N.Y. Gen. Oblig. Law § 7-108(1-a)(b)) |
| North Carolina two-pass | Conditional | Cleaning is not on the closed list of permitted uses in G.S. 42-51. The North Carolina Real Estate Commission’s official tenant brochure states that costs for routine cleaning and maintenance (painting, carpet cleaning, etc.) may not be deducted, but if the tenant leaves the property so filthy that unusual or extraordinary measures are necessary, the landlord may deduct that cleaning cost. (N.C.G.S. § 42-51; N.C.G.S. § 42-52; NCREC Tenant Security Deposit brochure) |
| North Dakota | Yes | A lessor may apply the deposit to the costs of cleaning or other repairs which were the responsibility of the lessee and which are necessary to return the dwelling unit to its original state when the lessee took possession, reasonable wear and tear excepted. (N.D.C.C. § 47-16-07.1(3)(c)) |
| Ohio two-pass | Conditional | Upon termination, the security deposit may be applied to past due rent and to damages the landlord has suffered by reason of the tenant’s noncompliance with R.C. 5321.05 or the rental agreement. The tenant must keep the occupied premises safe and sanitary. There is no independent statutory authorization for a standard turnover-cleaning charge, and the chapter never uses 'wear and tear' in the deposit section. (Ohio Rev. Code §§ 5321.16(B), 5321.05(A)(1)) |
| Oklahoma | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (Okla. Stat. tit. 41, § 115). (Okla. Stat. tit. 41, § 115) |
| Oregon | Conditional | The landlord may claim only the amount reasonably necessary to remedy the tenant’s defaults including unpaid rent, and to repair damages caused by the tenant, not including ordinary wear and tear. Labor for cleaning or repairs must be at a reasonable hourly rate. Carpet cleaning other than a common vacuum is authorized only if machine-shampooed, the carpet was cleaned or replaced after the previous tenancy, and the written rental agreement provides that the landlord may deduct carpet cleaning regardless of whether the tenant cleans the carpet. (ORS 90.300(7)) |
| Pennsylvania two-pass | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (68 P.S. §§ 250.511a (Escrow Funds Limited, codified from Section 511.1 of the Act), 250.511b (Interest on Escrow Funds, Section 511.2), 250.511c (Bond in Lieu of Escrowing, Section 511.3), 250.512 (Recovery of Improperly Held Escrow Funds) - The Landlord and Tenant Act of 1951, Act of Apr. 6, 1951, P.L. 69, No. 20, as amended). (68 P.S. §§ 250.511a (Escrow Funds Limited, codified from Section 511.1 of the Act), 250.511b (Interest on Escrow Funds, Section 511.2), 250.511c (Bond in Lieu of Escrowing, Section 511.3), 250.512 (Recovery of Improperly Held Escrow Funds) - The Landlord and Tenant Act of 1951, Act of Apr. 6, 1951, P.L. 69, No. 20, as amended) |
| Rhode Island | Yes | The amount due the tenant is the entire deposit minus unpaid accrued rent, the amount due if any for reasonable cleaning expenses, reasonable trash-disposal expenses, and physical damages other than ordinary wear and tear from the tenant’s noncompliance with § 34-18-24. (R.I. Gen. Laws § 34-18-19(b)) |
| South Carolina | Conditional | Section 27-40-410 does not list cleaning or wear and tear. The landlord may withhold only accrued rent and damages suffered by reason of the tenant’s noncompliance with § 27-40-510. That tenant-duty section requires the tenant to keep the dwelling unit reasonably safe and reasonably clean, and not to deliberately or negligently damage the premises. (S.C. Code § 27-40-410(a); S.C. Code § 27-40-510(2), (6)) |
| South Dakota | Conditional | The lessor may withhold only amounts reasonably necessary to remedy tenant defaults in payment of rent and other funds due pursuant to an agreement, and to restore the premises to their condition at the commencement of the tenancy, ordinary wear and tear excepted. Cleaning is not named separately; it is reachable only as restoration to commencement condition. (SDCL 43-32-24) |
| Tennessee | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (Tenn. Code Ann. § 66-28-301). (Tenn. Code Ann. § 66-28-301) |
| Texas two-pass | Conditional | Allowed only as damages or charges for which the tenant is legally liable under the lease or as a result of breaching the lease; the landlord may not retain any portion of a security deposit to cover normal wear and tear. No statute specifically authorizes a routine turnover-cleaning charge. (Tex. Prop. Code § 92.104(a) - (b)) |
| Utah | Yes | Upon termination of a tenancy, the owner or the owner’s agent may apply property or money held as a deposit toward the payment of rent, damages to the premises beyond reasonable wear and tear, other costs and fees provided for in the contract, or cleaning of the unit. (Utah Code § 57-17-3(1)) |
| Vermont | No | Section 4461(b) is a closed list of four retainable purposes. Cleaning is not among them. A landlord may retain the deposit only for unpaid rent; damage to property of the landlord unless the damage is normal wear and tear or beyond the tenant’s control; unpaid utility or other charges the tenant was required to pay; and expenses to remove articles abandoned by the tenant. (9 V.S.A. § 4461(b)) |
| Virginia two-pass | Conditional | The deposit may be applied solely to (i) accrued rent including reasonable late charges specified in the rental agreement; (ii) damages suffered by reason of the tenant’s noncompliance with § 55.1-1227, less reasonable wear and tear; (iii) other damages or charges as provided in the rental agreement; or (iv) actual damages for breach under § 55.1-1251. Cleaning is therefore only if it is 1227-noncompliance damage less reasonable wear and tear, or a charge provided in the rental agreement. (Va. Code § 55.1-1226(A)) |
| Washington two-pass | Conditional | No portion of any deposit may be withheld for wear resulting from ordinary use of the premises. Cleaning is not independently authorized; a deposit may be withheld only under the written rental agreement’s specified terms, and not for ordinary-use wear. (RCW 59.18.260(4), 59.18.280(1)(c)(i)) |
| West Virginia | Not stated | No item-specific rule; the general standard applies. No rule specific to this item. A deduction is lawful only for damage beyond normal wear and tear, or for amounts the deposit statute allows (W. Va. Code §§ 37-6A-1, 37-6A-2, 37-6A-5). (W. Va. Code §§ 37-6A-1, 37-6A-2, 37-6A-5) |
| Wisconsin | Conditional | Wis. Stat. § 704.28 and ATCP 134.06(3) (DATCP residential rental practices rule - official agency guidance) allow withholding only amounts reasonably necessary for tenant damage, waste, or neglect; unpaid rent; unpaid utilities provided by the landlord; unpaid municipal utility or special charges; and unpaid mobile-home parking fees. Ordinary cleaning is not an independent authorized category. ATCP 134.06(3)(c) further restricts routine wear-type charges. (Wis. Stat. § 704.28(1); Wis. Admin. Code ATCP 134.06(3)) |
| Wyoming | Yes | Upon termination, money held as a deposit may be applied to accrued rent, damages to the residential rental unit beyond reasonable wear and tear, the cost to clean the unit to the condition at the beginning of the rental agreement, and other costs provided by any contract. (Wyo. Stat. § 1-21-1208(a)) |
If it was deducted anyway
Use your state demand letter page to ask for the itemized statement and the return of any amount that bills ordinary wear. Cite only the rule in your state's row. Do not guess a statute that is not listed.
Other deduction topics
Free state-specific template, built from verified state data
I rented [rental property address] from [lease start date] to [move-out date]. I paid a security deposit of $[amount]. I returned the keys on [date] and gave you my forwarding address in writing on [date]. The letter cites the deadline and statute from the verified data for the state you select.
FAQ
Can a landlord deduct for cleaning from a security deposit?
Only when that state's supplied rule allows the charge. 37 states have a rule of their own for this item; the rest apply the general wear-and-tear standard. Delaware and Vermont do not allow this item as an ordinary deduction. Read the row for your state before you write a letter.
What is the difference between normal wear and tear and damage?
Normal wear and tear is the expected aging of a rental from ordinary living, such as faded paint or carpet worn from walking. Damage is harm beyond that ordinary use, such as a large stain, a burn, or a hole. A landlord can usually charge for tenant-caused damage. A landlord cannot charge for ordinary wear. The table below shows the supplied rule for each state; do not treat a general standard as an item-specific statute.
What should I do if cleaning was deducted anyway?
Open your state demand letter page from the table. Ask for the itemized statement, compare it with move-in records, and cite only the rule listed for your state. Do not guess a statute that is not listed.