http://resources.lawinfo.com/en/Legal-FAQs/Security-Deposit/index.html LawInfo - Legal Resource Center offers free legal forms and free legal documents that is designed to help consumers and businesses resolve their legal issues http://resources.lawinfo.com/en/Legal-FAQs/Security-Deposit/Federal/are-security-deposits-required-.html In most states, a landlord has the option of requiring a security deposit.  Most landlords choose to require a security deposit in order to help ensure that the tenant takes care of the rental property and complies with the terms of the agreement.  Generally, a security deposit must be refundable and the terms should be specified in writing to determine on what conditions the tenant will receive the deposit back.  In most states, the landlord can make deductions from the security deposit for certain damages to the property or for unapid rent.  State law varies on the kinds of deductions that can be made to the property (but generally does not include normal "wear and tear") and the number of days in which the security deposit must be refunded and/or an itemized statement of deductions be provided to the tenant.  Security Deposit FAQs Thu, 05 Jun 2008 20:02:39 GMT http://resources.lawinfo.com/en/Legal-FAQs/Security-Deposit/Federal/what-states-do-not-require-a-landlord-to-retu.html Neither Tennessee or West Virginia have a law that requires a landlord to return a tenant's security deposit within a set time period. Security Deposit FAQs Wed, 16 Apr 2008 19:29:20 GMT http://resources.lawinfo.com/en/Legal-FAQs/Security-Deposit/Federal/my-landlord-is-keeping-a-portion-of-my-securi.html A landlord normally may not withhold all or part of the deposit for the replacement or repair of items within the unit due to "normal wear and tear."  There is no precise definition for what constitutes "normal wear and tear," but it generally means the simple wearing down of an item as a result of the normal use or aging of the item.   One way the amount of "normal wear and tear" is commonly calculated is by determining the "useful life" of the item.   For example if a particular type of carpeting is installed at the beginning of a rental and it generally has to be replaced every 10 years at a cost of $1000, but due to heavy wear or damage the carpeting has to be replaced after only 8 years, then the landlord may not charge the tenant the entire $1000 to replace the carpet.  Rather, the landlord would probably be able to charge the tenant only $200  - for the two years worth of life that would have been left on the carpet under "normal wear and tear" conditions.    Security Deposit FAQs Wed, 07 Nov 2007 18:53:48 GMT http://resources.lawinfo.com/en/Legal-FAQs/Security-Deposit/Federal/should-i-do-a-formal-inspection-before-i-move.html Where a refundable deposit is based upon the condition of the property, it is a good idea (and is often required by state law) for the landlord to provide documentation of the condition of the rental unit at the time of moving in.  Upon move out, the tenant is entitled to the full deposit refund or an explanation to why the full deposit was not refunded.  As such, a move-out inspection documentation helps both parties prevent disputes about any deductions for repairs to items.  Sometimes tenants take photographs of the unit upon departure to evidence the condition of the unit and/or particular items upon moving out.  Security Deposit FAQs Sat, 07 Jun 2008 16:07:44 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