Florida Security Deposit Law: The 15/30-Day Rule

Florida security deposit rules live in Fla. Stat. §83.49. Florida is unusual because it has TWO deadlines depending on what the landlord plans to do, and tenants often miss the second one entirely. Knowing both is the difference between recovering your full deposit and accepting questionable deductions.

The 15-day rule: full refund, no deductions

If the landlord intends to return your entire security deposit, they have 15 days from the date you move out to mail the full refund. No notice required — just the check. If they meet this 15-day window with the full amount, the case is over.

The 30-day rule: written notice of deductions

If the landlord intends to keep any portion of the deposit, they have 30 days from move-out to send you a specific kind of written notice — by certified mail to your last known address — that includes:

• An explicit claim against the deposit
• The reason for keeping each portion
• Language giving you exactly 15 days to object in writing

Florida's statute even prescribes the wording the landlord must use. If the notice is late, wrong format, or sent to the wrong address, the landlord forfeits the right to make any deduction — you get the full deposit back.

What happens after you object

Once you send a written objection within 15 days, the landlord cannot just keep your deposit — they have to file a lawsuit to claim it. In practice, most landlords back down. If they do file, the prevailing party in any deposit dispute is entitled to attorney's fees and court costs under §83.49(3)(c).

Penalties when the landlord doesn't follow the script

Florida doesn't have a 2× or 3× statutory damages multiplier baked in, but it has two big sticks:

• Forfeiture of all deductions if notice is late or non-compliant
• Mandatory attorney's fees and court costs to the winning party — usually you

Attorney's fees are why landlord-tenant lawyers in Florida will take deposit cases on contingency. It's also why a properly-worded demand letter often resolves the dispute in a single round.

Forwarding address is mandatory

Florida requires the landlord to send the notice to the 'last known mailing address' you provided. Always send a written forwarding address the day you move out and keep proof — that's what triggers the clock and removes the landlord's most common excuse.

What to do the day after day 30

If 30 days have passed without a proper notice, send a written demand letter citing §83.49, noting the missed notice deadline, and demanding full return within 14 days. Reference the attorney's-fees provision. Most Florida landlords settle here because going to court means almost-certain fees on top of the deposit.

Florida tenants who send a §83.49-compliant demand letter recover their full deposit roughly 5× more often than those who only call or email.

This article is for informational purposes only and is not legal advice. For advice about your specific situation, consult a licensed attorney in your state.