Painting Security Deposit Deductions
A landlord may deduct for painting only for tenant-caused damage, not ordinary wear. 5 states have a rule of their own for this item; the rest apply the general wear-and-tear standard. 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.
Painting 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 | 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 (Ala. Code § 35-9A-201). (Ala. Code § 35-9A-201) |
| 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 | 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 (Arizona Revised Statutes § 33-1321 (Arizona Residential Landlord and Tenant Act)). (Arizona Revised Statutes § 33-1321 (Arizona Residential Landlord and Tenant Act)) |
| 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 | A landlord may not deduct for ordinary wear and tear or its cumulative effects; painting is only deductible if reasonably necessary to restore the unit to inception condition exclusive of ordinary wear and tear. No painting-specific statute. (Cal. Civ. Code § 1950.5(e)(2)(A) - (B)) |
| Colorado 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 (C.R.S. 38-12-103 and 38-12-104 (Colorado Security Deposit Refund Act, Title 38, Article 12, Part 1); as amended by HB25-1249, effective January 1, 2026). (C.R.S. 38-12-103 and 38-12-104 (Colorado Security Deposit Refund Act, Title 38, Article 12, Part 1); as amended by HB25-1249, effective January 1, 2026) |
| Connecticut | 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 (Conn. Gen. Stat. § 47a-21). (Conn. Gen. Stat. § 47a-21) |
| Delaware | 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 (25 Del. C. § 5514). (25 Del. C. § 5514) |
| District of Columbia | 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 (D.C. Code § 42-3502.17; 14 DCMR §§ 308-311). (D.C. Code § 42-3502.17; 14 DCMR §§ 308-311) |
| Florida two-pass | Conditional | No painting-specific statute. Deductions are a 'claim for damages' under § 83.49(3); tenant must not destroy, deface, or damage the premises. Ordinary wear and tear is not defined for deposits. (Fla. Stat. §§ 83.49(3), 83.52(6)) |
| 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 | 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 (Haw. Rev. Stat. § 521-44). (Haw. Rev. Stat. § 521-44) |
| Idaho | 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 (Idaho Code §§ 6-321, 6-320). (Idaho Code §§ 6-321, 6-320) |
| Illinois two-pass | Conditional | No painting-specific statute. Deductible only as property damage beyond normal wear and tear, itemized, with receipts. Lease-specified amounts must be for damage beyond normal wear and tear. (765 ILCS 710/1(a)) |
| Indiana | 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 (Ind. Code §§ 32-31-3-12 to 32-31-3-15). (Ind. Code §§ 32-31-3-12 to 32-31-3-15) |
| Iowa | 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 (Iowa Code § 562A.12). (Iowa Code § 562A.12) |
| 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 | 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 (La. R.S. 9:3251 to 9:3252). (La. R.S. 9:3251 to 9:3252) |
| Maine | 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 (Me. Rev. Stat. tit. 14, §§ 6031-6039 (esp. §§ 6032-6034)). (Me. Rev. Stat. tit. 14, §§ 6031-6039 (esp. §§ 6032-6034)) |
| 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 | 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 (Mass. Gen. Laws ch. 186, § 15B). (Mass. Gen. Laws ch. 186, § 15B) |
| 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 | 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 (Minn. Stat. § 504B.178). (Minn. Stat. § 504B.178) |
| Mississippi | 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 (Miss. Code Ann. § 89-8-21). (Miss. Code Ann. § 89-8-21) |
| Missouri | 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 (Mo. Rev. Stat. § 535.300). (Mo. Rev. Stat. § 535.300) |
| Montana | 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 (Mont. Code Ann. §§ 70-25-201 to 70-25-206 (esp. §§ 70-25-202, 70-25-203)). (Mont. Code Ann. §§ 70-25-201 to 70-25-206 (esp. §§ 70-25-202, 70-25-203)) |
| 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 | 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 (Nev. Rev. Stat. § 118A.242). (Nev. Rev. Stat. § 118A.242) |
| 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 | 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.J.S.A. 46:8-19 through 46:8-26 (Security Deposit Law); return deadline/penalty at 46:8-21.1; deposit cap at 46:8-21.2; small claims jurisdiction at 46:8-21.4). (N.J.S.A. 46:8-19 through 46:8-26 (Security Deposit Law); return deadline/penalty at 46:8-21.1; deposit cap at 46:8-21.2; small claims jurisdiction at 46:8-21.4) |
| 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 | Not an independent statutory category. Ordinary wear and tear of occupancy may not be deducted; painting is deductible only as 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 | 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.C. Gen. Stat. §§ 42-50 to 42-56 (Tenant Security Deposit Act); principal return rule § 42-52). (N.C. Gen. Stat. §§ 42-50 to 42-56 (Tenant Security Deposit Act); principal return rule § 42-52) |
| North Dakota | 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.D. Cent. Code § 47-16-07.1). (N.D. Cent. Code § 47-16-07.1) |
| Ohio 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 (Ohio Revised Code § 5321.16 (Security deposits - procedures)). (Ohio Revised Code § 5321.16 (Security deposits - procedures)) |
| 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 | 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 (ORS 90.300). (ORS 90.300) |
| 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 | 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 (R.I. Gen. Laws § 34-18-19). (R.I. Gen. Laws § 34-18-19) |
| South Carolina | 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 (S.C. Code Ann. § 27-40-410). (S.C. Code Ann. § 27-40-410) |
| South Dakota | 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 (S.D. Codified Laws §§ 43-32-6.1, 43-32-24). (S.D. Codified Laws §§ 43-32-6.1, 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 | Deductible only as tenant-caused damage beyond normal wear and tear. Faded paint and ordinary scuffing fall within the statutory definition of normal wear and tear. No painting-specific statute. (Tex. Prop. Code §§ 92.001(4), 92.104(b)) |
| Utah | 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 (Utah Code §§ 57-17-3, 57-17-5). (Utah Code §§ 57-17-3, 57-17-5) |
| Vermont | 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 (9 V.S.A. § 4461). (9 V.S.A. § 4461) |
| Virginia 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 (Va. Code § 55.1-1226 (Virginia Residential Landlord and Tenant Act, Title 55.1, Chapter 12)). (Va. Code § 55.1-1226 (Virginia Residential Landlord and Tenant Act, Title 55.1, Chapter 12)) |
| Washington 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 (RCW 59.18.260, RCW 59.18.280 (Residential Landlord-Tenant Act)). (RCW 59.18.260, RCW 59.18.280 (Residential Landlord-Tenant Act)) |
| 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 | 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 (Wis. Stat. § 704.28; Wis. Admin. Code ATCP § 134.06). (Wis. Stat. § 704.28; Wis. Admin. Code ATCP § 134.06) |
| Wyoming | 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 (Wyo. Stat. Ann. §§ 1-21-1207 to 1-21-1208). (Wyo. Stat. Ann. §§ 1-21-1207 to 1-21-1208) |
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 painting from a security deposit?
Only when that state's supplied rule allows the charge. 5 states have a rule of their own for this item; the rest apply the general wear-and-tear standard. 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 painting 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.