Florida Security Deposit
Dispute Lawyer
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Talk directly with Joshua Costello, Esq.
Share the basic facts and records you have so the firm can evaluate whether it may be able to assist.
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(954) 591-8099
SECURITY DEPOSIT DISPUTES
A security deposit dispute often begins after the tenant has returned the keys and expects the move to be finished. Instead, the landlord may withhold all or part of the deposit for repairs, cleaning, unpaid amounts, or other claimed charges. In other situations, the tenant receives no deposit and no clear explanation.
Florida law establishes procedures for holding deposits, giving notice, making claims, returning funds, and objecting to deductions. The result in a specific case depends on the lease, the condition of the property, the notices exchanged, the timing, the evidence, and whether an exception applies. The Costello Law Group helps Florida tenants review those facts and understand their options.
FLORIDA SECURITY DEPOSIT LAW
Florida Security Deposit Timing
Under section 83.49 of the 2026 Florida Statutes, when a landlord does not intend to impose a claim, the security deposit generally must be returned within 15 days after the tenancy ends. When a landlord intends to impose a claim, the statute generally requires written notice within 30 days after the tenancy ends and requires the notice to state the reason for the claim.
The tenant generally has 15 days after receiving the claim notice to object in writing. The current statute also recognizes specific methods for delivering notices, including qualifying electronic delivery under Florida law. These rules contain exceptions and details, and a missed step can affect the parties differently. Act promptly rather than relying on a general summary.
COMMON DISPUTES
Common Reasons Deposits Become Disputed
- Charges for conditions the tenant believes are ordinary wear rather than damage.
- Cleaning, painting, flooring, appliance, or repair costs that appear excessive or unsupported.
- Deductions that are inconsistent with the lease, move-in checklist, photographs, or inspection records.
- A claim notice that was late, incomplete, or sent using disputed contact information.
- Failure to return the undisputed balance of the deposit.
- Disagreement about unpaid rent, fees, early termination, or the date the tenancy ended.
- A deposit held by a prior owner or property manager after a sale or management change.
- Confusion between a refundable security deposit and a separate fee offered in lieu of a deposit.
PRESERVE YOUR RECORDS
Documents That Can Clarify the Dispute
Security deposit cases are often won or lost on ordinary records. Keep the complete lease and every addendum. Save proof of the deposit payment, the move-in condition report, dated photographs or video, repair requests, maintenance communications, move-out instructions, the key-return record, and the forwarding address provided to the landlord.
Also preserve the landlord’s claim notice, the envelope or email delivery information, invoices, estimates, photographs, and your written objection. If you communicated through a tenant portal, download the messages before access ends. A timeline with the move-out date, notice date, receipt date, objection date, and any refund date can make the issue much easier to evaluate.
OUR APPROACH
How The Costello Law Group Can Help
Attorney Joshua Costello reviews the lease, timeline, notices, condition evidence, and claimed deductions. He can identify factual gaps, explain how the statutory procedure may apply, and discuss whether an informal demand, negotiation, or court action should be considered.
Even when a landlord missed a notice deadline, the analysis may not end there. Florida law can preserve other claims or defenses, and the tenant’s own notice and objection history can matter. Direct review helps avoid broad assumptions and keeps the strategy tied to the actual documents.
Let’s Discuss
Request a Security Deposit Case Review
Bring the reports, disputes, responses, and proof supporting the correction you requested. Joshua Costello can review the record and explain whether the facts support additional action.
- Direct communication with Joshua
- Focused case preparation
- Clear explanation of options
- Florida representation
COMMON QUESTIONS
Frequently Asked Questions
What should I do if I disagree with a deduction from my security deposit?
Review the landlord’s notice promptly and preserve the notice, envelope, and delivery information. Under Florida’s residential security deposit law, a tenant generally has 15 days after receiving a notice of intent to claim against the deposit to object in writing. Do not assume an informal phone call preserves your objection.
What evidence helps in a security deposit dispute?
Keep your lease, proof of the deposit payment, move-in and move-out photographs, inspection reports, and communications with the landlord. Records showing when you moved out, returned the keys, and provided a forwarding address can also be important.
What if the landlord says the entire deposit was needed for repairs?
Request an explanation of the deductions and supporting records. The lease, the condition of the property before and after the tenancy, and the reason for each charge all matter. An itemized demand does not automatically establish that every deduction is justified.
Can you assist if I have already moved away from the rental property?
Yes. Moving to another city or state does not prevent the firm from reviewing a dispute involving a Florida rental. The Costello Law Group serves tenants with matters in Davie, Pembroke Pines, Cooper City, and throughout Florida.
Based in Cooper City. Serving Davie, Pembroke Pines, and clients throughout Florida. Contact The Costello Law Group at (954) 591-8099 to discuss.
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Share the basic facts and the records you have. The firm can evaluate whether the matter falls within its current services and explain what additional information may be needed.
Joshua Costello
The Costello Law Group
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