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The Landlord’s Itemized List of Common Security Deposit Deductions

The Landlord’s Itemized List of Common Security Deposit Deductions

2 min read
Brandon Turner

Brandon Turner is an active real estate investor, entrepreneur, writer, and podcaster. He is a nationally recognized leader in the real estate education space and has taught millions of people how to find, finance, and manage real estate investments.

Experience
Brandon began buying rental properties and flipping houses at the age of 21. He started with a single family home, where he rented out the bedrooms, but quickly moved on to a duplex, where he lived in half and rented out the other half.

From there, Brandon began buying both single family and multifamily rental properties, as well as fix and flipping single family homes in Washington state. Later, he expanded to larger apartments and mobile home parks across the country.

Today, Brandon is the managing member at Open Door Capital, where he raises money to purchase and turn around large mobile home parks and apartment complexes. He owns nearly 300 units across four states.

In addition to real estate investing experience, Brandon is also a best-selling author, having published four full-length non-fiction books, two e-books, and two personal development daily success journals. He has sold more than 400,000 books worldwide. His top-selling title, The Book on Rental Property Investing, is consistently ranked in the top 50 of all business books in the world on Amazon.com, having also garnered nearly 700 five-star reviews on the Amazon platform.

In addition to books, Brandon also publishes regular audio and video content that reaches millions each year. His videos on YouTube have been watched cumulatively more than 10,000,000 times, and the podcast he hosts weekly, the BiggerPockets Podcast, is the top-ranked real estate podcast in the world, with more than 75,000,000 downloads over 350 unique episodes. The show also has over 10,000 five-star reviews in iTunes and is consistently in the top 10 of all business podcasts on iTunes.

A life-long adventurer, Brandon (along with Heather and daughter Rosie and son Wilder) spends his time surfing, snorkeling, hiking, and swimming in the ocean near his home in Maui, Hawaii.

Press
Brandon’s writing has been featured on Forbes.com, Entrepreneur.com, FoxNews.com, Money Magazine, and numerous other publications across the web and in print media.

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Nothing more motivates a tenant to replace dead light bulbs than knowing that if they don’t, their landlord can hire someone else to handle the task—at $5 a bulb, taken out of their deposit. Encourage them to think ahead (and stop any surprises) by providing them with a security deposit deductions list in advance.

Doing so motivates your tenant to do as much themselves as possible. Let’s face it: Moving isn’t fun. It’s hard work, and by the time the tenant moves into their new place, the last thing they want to do is deep clean the home they lived in for years.

But the responsible ones buck up and do it anyway. Focus your attention on the others, who aren’t so inclined.

In reality, some items may cost more and some may cost less. The point is showing the tenant what inaction will cost them. Probably a lot more than they think.

Related: Follow This Moving Out Checklist Before Tenants Leave

The Landlord’s Itemized Security Deposit Deductions List

While you can copy this list wholesale, we recommend paying attention to your own local market. If you know for a fact that your hardwood guy charges $1,000 per room, make that known to your tenant. The more accurate you can be now, the fewer surprised tenants you’ll deal with later.

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General cleaning and repairs

  • Sweep, vacuum, and mop: $50
  • Dust and wash trim: $25
  • Wipe down walls: $25
  • General labor (cleaning, painting, normal repairs, trash removal, etc.): $25–$40/hour
  • Specialty labor (electric, drywall repair, plumbing, etc.): $70–$100/hour

Damages, repairs, and disposal

  • Repair drywall
    • 6′ by 6′ room: $75
    • 12′ by 12′ room: $150
  • Wash light fixture (each): $15
  • Replace interior door: $100
  • Replace exterior door: $250
  • Clean ceiling fan: $25
  • Change light bulb (each): $5
  • Replace smoke detector batteries: $25
  • Replace carbon monoxide detector batteries: $25
  • Replace smoke detector: $75
  • Replace carbon monoxide detector: $75
  • Replace window blinds: $40
  • Replace sliding door blinds: $60
  • Carpet cleaning (normal): $150
  • Carpet cleaning (deep clean): $200
  • Carpet spot cleaning (each): $15
  • Replace carpet (12′ by 12′ room): $500
  • Replace wood, vinyl, laminate, etc. flooring (12′ by 12′ room): $500
  • Repaint one room: $300
  • Repair kitchen cabinet: $150
  • Repair kitchen drawer: $150
  • Wash window (including tracks, inside): $20
  • Fill nail holes: $25
  • Replace interior door knob: $25
  • Replace exterior door lock: $50
  • Pest or rodent extermination: $150

Related: 12 Must-Ask Landlord Reference Check Questions

Exterior

  • Trash removal (per load): $100
  • Mow lawn: $35–$75
  • Weed flower beds: $35–$100

Cleaning: Kitchen

  • Clean kitchen (normal): $150
  • Clean kitchen (deep): $300
  • Oven and stove: $75
  • Refrigerator: $75
  • Dishwasher: $75
  • Microwave: $25
  • Cabinets: $200
  • Countertops: $25
  • Sweep and mop floors: $25
  • Dust and wash trim: $15
  • Wipe down walls: $25
  • Drip pan replacement: $35

Cleaning: Living and dining room, office, and recreation room

  • Cleaning (normal): $100
  • Cleaning (deep): $200
  • Sweep, vacuum, and mop: $50
  • Dust and wash trim: $25
  • Wipe down walls: $25

Cleaning: Bathrooms

  • Cleaning (normal): $100
  • Cleaning (deep): $200
  • Bathtub or shower: $50
  • Sink: $25
  • Cabinet: $25
  • Toilet: $25
  • Sweep and mop floors: $25
  • Dust and wash trim: $25
  • Wipe down walls: $25
  • Wipe down fixtures: $15

Related: What Landlords Should Know Before Evicting a Tenant

Cleaning: Bedrooms

  • Cleaning (normal): $100
  • Cleaning (deep): $200

Of course, make sure you add a caveat: “This list has been prepared for your information only. Actual charges will vary.”

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Landlords: Does your deposit deduction list look similar? Anything you’d add or change?

Be sure to leave a comment below!