In short: object in writing within 15 days of receiving the landlord's notice, say which charges you dispute and why, and send your evidence. If the landlord will not move, deposit disputes up to $8,000 in Palm Beach County go to small claims court, and the winner can recover court costs and a reasonable attorney fee.
1. Check the notice itself
- Was it sent within 30 days of you moving out? If not, the landlord loses the right to claim against the deposit and should return it, though they can still sue for damages separately
- Was it sent by certified mail to your last known mailing address, or by email only if you both signed an email notice addendum?
- Does it give the amount and the reason for each claim?
2. Object in writing within 15 days
You have 15 days from receiving the notice. Send your objection in a way you can prove, such as certified mail or email with a copy kept. A short letter is enough:
Dear [landlord],
I received your notice dated [date] claiming $[amount] from my security deposit for [the reasons given]. I object to the claim for [each charge you dispute], because [the reason, for example the home was professionally cleaned on (date), receipt attached, or the carpet wear is normal wear and tear after (time) years].
I attach photos taken on [date] and my move in inspection form. Please return the disputed amount of $[amount] to [your address].
[Your name, address and the rental address]
3. Gather your evidence
- Move in inspection form or dated photos from when you moved in
- Dated photos and video from when you moved out
- Receipt from a professional clean, if you had one
- Emails or texts reporting repairs during your tenancy
- Your lease, the notice and proof of when you received it
4. Try to settle
Many disputes end here. A landlord who sees clear photos and a cleaning receipt will often return part or all of the disputed amount rather than go to court.
5. Small claims court
If it does not settle, you can file in county court. Claims of $8,000 or less, not counting costs, interest and attorney fees, are small claims. In Palm Beach County you can file online through the Florida Courts E-Filing Portal or at a county courthouse. Under section 83.49(3)(c), the side that wins can recover court costs and a reasonable attorney fee, which is a reason both sides often settle first.
Not objecting within 15 days does not stop you taking action later, but it lets the landlord deduct the claim in the meantime.
Avoiding a dispute next time
A thorough clean before you leave removes the most common reason for deductions. Use our move out checklist or book a move out clean, and take photos when it is done.
This guide is general information, not legal advice. Laws change, and your lease may add terms. For advice on your situation, speak to a Florida attorney or the Legal Aid Society of Palm Beach County.