Your security deposit is often the largest sum of money you will get back when you leave a rental. In Miami-Dade and Broward, a clean exit comes down to three things: knowing what Florida law says, leaving the home in good shape, and having proof of how you left it.
This guide covers all three: the key deadlines in Florida security deposit law, a room by room move out checklist, and move day tips that help protect your deposit.
This article is general information, not legal advice. For your own situation, read the statute itself or talk with a Florida attorney or your local legal aid office.
What Florida Security Deposit Law Says
Florida security deposit rules live in Section 83.49 of the Florida Statutes. It sets clear timelines for both you and your landlord once the rental agreement ends. Here are the parts that matter most when you move out.
How Long Does a Landlord Have to Return a Security Deposit in Florida?
If your landlord does not plan to keep any part of the deposit, the law says they must return it, plus any interest the law requires, within 15 days after the rental agreement ends.
If your landlord does plan to make a claim against the deposit, they have 30 days after the rental agreement ends to send you written notice. That notice must go by certified mail to your last known mailing address, or by email if you both signed an addendum agreeing to email notices under Section 83.505. The notice must say how much they intend to claim and why.
If the landlord misses that 30 day window, the statute says they lose the right to make a claim against the deposit. That does not stop them from suing you separately for damages, but it does change the deposit picture.
How to Object to a Claim
The required notice tells you that you have 15 days after you receive it to object in writing. The notice lists the landlord’s address, and that is where your written objection goes. Keep a copy and use a delivery method that gives you proof, such as certified mail.
If you do not object within 15 days, the landlord may take the amount they claimed. They must then send you the rest of the deposit within 30 days after the date of the notice. Missing the objection window does not erase your right to bring a separate legal action later.
Your Notice and Forwarding Address
Section 83.49 also puts a duty on you in some cases. If you leave before your written lease ends, or you rent week to week or month to month, the law requires at least 7 days’ written notice to your landlord before you leave, unless your written lease says otherwise. That notice must go by certified mail or personal delivery and must include an address where you can be reached.
If you skip that notice, the landlord no longer has to send the 30 day claim notice described above, although you keep your other rights to the deposit. Even if your lease runs to its end date, giving your landlord a forwarding address in writing is the simplest way to make sure your refund or any claim notice reaches you.
The Timeline at a Glance
| Step | Who | Deadline under Section 83.49 |
|---|---|---|
| Written notice with your forwarding address (early exit or week to week or month to month tenancy, unless the lease says otherwise) | Tenant | At least 7 days before you leave |
| Return the full deposit when no claim is made | Landlord | Within 15 days after the rental agreement ends |
| Written notice of a claim, by certified mail or agreed email | Landlord | Within 30 days after the rental agreement ends |
| Written objection to the claim | Tenant | Within 15 days after you receive the notice |
| Return the balance after an unopposed claim | Landlord | Within 30 days after the date of the notice |
A Note on Fees Instead of Deposits
Since July 1, 2023, Section 83.491 lets Florida landlords offer tenants the option of paying a fee in place of a security deposit. It is optional, it needs a written agreement signed by both sides, and you can switch to a regular deposit. If you chose this option, keep in mind that the fee does not cover damage beyond normal wear and tear. Your landlord can still bill you for repairs after you leave. The checklist below still applies.
Before Move Out Day: Notice, Lease and Walkthrough
Start about 30 to 60 days before you leave. Many leases require more notice than the law’s minimum, so read yours first.
- Reread your lease for the notice period, cleaning terms and any carpet or paint clauses.
- Send your written notice the way your lease and the law require, and keep proof of delivery.
- Pull out your move in inspection report and move in photos if you have them.
- Ask your landlord or property manager to schedule a walkthrough with you present.
- Make a list of anything you need to repair, replace or touch up.
- Book your movers so the home is empty before the walkthrough.
A walkthrough is not required by Florida law, but it gives you a chance to hear concerns while you can still fix them. If your landlord will not do one, do your own and document it.
Room by Room Move Out Cleaning Checklist
Landlords compare the home to how it looked when you moved in, minus normal wear and tear. Use this move out cleaning checklist after the furniture is gone, when you can reach every corner.
Kitchen
- Empty, wipe and dry the refrigerator and freezer, including drawers and seals.
- Clean the oven, stovetop, drip pans and range hood filter.
- Run the dishwasher empty and clean the filter.
- Wipe cabinets and drawers inside and out.
- Scrub the sink and clear the disposal.
- Clean the backsplash, counters and floor along the baseboards.
Bathrooms
- Scrub the tub, shower, tile and grout.
- Clean the toilet, including the base and behind it.
- Wipe mirrors, the vanity and the medicine cabinet.
- Clear drains of hair and buildup.
- Check the caulk around the tub and sink for mildew.
Bedrooms and Living Areas
- Vacuum carpets, including closets and corners
- Sweep and mop hard floors
- Wipe baseboards, door frames, light switches and outlet covers
- Clean ceiling fan blades and light fixtures
- Wash windows, sills and sliding door tracks
- Empty every closet and shelf
Balcony, Patio and Utility Spaces
- Sweep the balcony or patio and remove plants and pots.
- Clean the washer and dryer, including the lint trap.
- Replace the air conditioning filter if your lease asks you to.
- Empty the storage unit or parking space assigned to you.
Small Repairs That Can Save Your Deposit
Focus on the small fixes a landlord is likely to charge for.
- Fill nail and screw holes with spackle, then sand smooth.
- Touch up paint only if you have the exact color from the landlord.
- Replace burned out light bulbs.
- Tighten loose cabinet handles, towel bars and door knobs.
- Remove wall hooks, shelves and mounts you installed, unless the landlord agreed in writing to leave them.
- Return blinds, screens and fixtures you took down to their original spots.
Document the Condition with Dated Photos
Proof is your strongest tool if a dispute comes up. Once the home is clean and empty, walk through every room and take photos and a video.
- Shoot each wall, floor, ceiling, window and appliance, inside and out.
- Get close ups of anything that was damaged before you moved in.
- Keep the date and time stamp turned on, or email the files to yourself the same day.
- Save everything in a folder with your lease, your notice and the move in report.
If you have move in photos, take matching shots from the same angles. Side by side images make it easy to show that a mark was already there.
Return Keys and Close Out the Lease
- Return every key, fob, garage remote, mailbox key and parking pass.
- Ask for a signed receipt that lists what you returned and the date.
- Give your forwarding address in writing, even if you already sent it with your notice.
- Set up mail forwarding with the post office.
- Transfer or cancel utilities and internet for the day after you leave.
- Mark your calendar for day 15 and day 30 after the lease ends.
If day 30 passes with no refund and no notice, follow up with your landlord in writing. Keep a copy of every message.
How Your Move Day Plan Protects Your Deposit
Plenty of deposit deductions happen on moving day itself. A scraped wall in a narrow hallway, a gouged floor from a dragged dresser, or a couch left behind can all show up on a landlord’s claim. Good planning keeps those problems off the list.
Book Movers Early
Lease end dates in Miami-Dade and Broward often cluster at the end of the month, and many South Florida condo buildings ask residents to reserve a service elevator or a move window. Booking early gives you a date that fits your lease and leaves time to clean. Our local moving crew can work around your building’s rules if you share them with us ahead of time. If you are still comparing options, read our guide on how to choose a moving company in Miami.
Protect Walls, Floors and Doorways
Ask your mover how they protect floors, door frames and corners during the move. Tape cardboard or blankets over sharp furniture edges, and keep a clear path from each room to the door. Take apart large items like bed frames and tables instead of forcing them through tight spaces. Our packing services can help wrap fragile items and furniture so they move out cleanly.
Do Not Leave Anything Behind
Items left in a closet, on a balcony or in a storage cage can lead to a removal charge. Check every cabinet, drawer and shelf before the truck leaves. If your new place is not ready yet, short term storage lets you clear the rental on time without rushing your next move in.
Frequently Asked Questions
How Long Does a Landlord Have to Return a Deposit in Florida?
Under Section 83.49, a landlord who makes no claim must return the deposit within 15 days after the rental agreement ends. A landlord who intends to make a claim must send written notice within 30 days after the rental agreement ends.
How Do I Dispute a Deduction from My Deposit?
Send a written objection to the address listed in your landlord’s notice within 15 days after you receive it. Use a method that gives you proof of delivery and keep a copy. For help with a dispute, contact a Florida attorney or a local legal aid office.
Do I Have to Give My Landlord a Forwarding Address?
If you leave before your written lease ends, or you rent week to week or month to month, Florida law requires at least 7 days’ written notice that includes an address where you can be reached, unless your written lease says otherwise. In every case, giving a forwarding address in writing helps make sure your refund or any notice reaches you.
When Should I Book Movers for a Move Out?
Book as soon as you know your move out date. Month end dates fill up fast in South Florida, and an early booking leaves you time to clean and photograph the empty home before you return the keys.
Plan a Move Out That Protects Your Deposit
A full deposit refund starts with an empty, clean home and a move that leaves no marks behind. Ciao Moving & Storage helps renters across Miami-Dade and Broward with local moves, packing and storage, so you can focus on the checklist. Get your free moving quote and lock in a date that fits your lease.