Deposit return deadline · Florida
Florida: return the deposit within 15 days
In Florida, a landlord must return a tenant's security deposit — or account for what's being kept — within 15 days if you're returning it in full — or, if you intend to keep any of it, written notice of your claim by certified mail within 30 days. The rule is Florida Statutes § 83.49.
Deducting? The paperwork rules
The 30-day certified-mail notice must state your intention to impose a claim and the reason. The tenant then has 15 days to object. Miss the 30-day notice and you forfeit the right to keep any of the deposit.
The clean way to do this is a written letter with the deduction list and the ledger behind it — the deposit return letter template produces one, and a current rent ledger is the difference between documenting and reconstructing.
What missing the deadline costs
Forfeiting the claim means returning the full deposit; in a lawsuit, the prevailing party can also recover attorney's fees.
Florida's two-track deadline (15 to return, 30 to claim) trips up more landlords than any single number — put both dates on the calendar the day the tenant gives notice.
Never discover this deadline late
The return clock starts the day the tenancy ends — which means it's knowable weeks in advance. A free RentChime account tracks your lease dates and emails you before deadlines like this one arrive.
Not legal advice. This is a summary for general information, not legal advice. The statute linked above is the authority; cities can add stricter rules, and laws change. If a deposit is disputed, talk to a local attorney.
Common questions
When does the 15-day clock start?
Generally when the tenancy ends and the tenant has moved out. The statute linked above defines the trigger precisely.
Can I deduct for normal wear and tear?
No state allows deductions for ordinary wear and tear — deductions are for damage beyond it, unpaid rent, and other charges the lease and statute allow, itemized in writing.
What if I miss the deadline in good faith?
Penalties generally attach to bad-faith withholding, but missing the deadline can forfeit your right to keep any of the deposit even without bad faith. The safe play is the letter, itemized, on time.