Return the security deposit, by the book
AdminLanding Editorial
Respect the 1- or 2-month deadline, deduct only justified amounts, and send a clear return letter — avoiding the automatic 10%-per-month penalty.
Free deposit-return calculator
Due date from the key return, late penalty, deposit cap and, for each damage, the share still chargeable after normal wear (vétusté). Same figures for landlord and tenant. No account needed, nothing stored.
None — the deposit comes back in full (minus the provision kept in a multi-unit building, if any).
Enter the deposit, the rent and the key-return date to see the figures.
Legal sources
- Loi n° 89-462 du 6 juillet 1989, art. 22 (dépôt de garantie — plafond, délais 1 / 2 mois, majoration 10 % par mois commencé, provision dûment justifiée d’au plus 20 % en immeuble collectif) — en vigueur depuis le 27 mars 2014 — verified on 27/09/2026
- Loi n° 89-462 du 6 juillet 1989, art. 25-6 (meublé — dépôt de garantie ≤ 2 mois de loyer en principal) — verified on 06/09/2026
- Décret n° 2016-382 du 30 mars 2016, art. 4 (vétusté ; grille choisie parmi celles des accords collectifs — aucune grille ni aucun chiffre dans le décret) — verified on 06/09/2026
- ANIL — Modalités d’établissement de l’état des lieux et prise en compte de la vétusté (2016) : aucune grille nationale officielle — verified on 06/09/2026
General information based on the texts in force — not legal advice. Any sum deducted from the deposit must be duly justified (loi n° 89-462, art. 22).
How deposit return works
Four steps from the exit inspection to a defensible return letter.
Do the exit inspection
Compare the move-out état des lieux with the move-in one. Only genuine, tenant-caused damage beyond normal wear (vétusté) can be deducted.
Itemize any deductions
Justify each deduction: inspection reports, photos, a quote or an invoice. Unjustified or lump-sum deductions can be challenged and reversed in court.
Return within the deadline
One month if the exit inspection matches the entry one, two months at most if it shows differences. Late returns incur a 10%-of-rent penalty per month started.
Generate the return letter
Produce a deposit-return letter stating the deposit, any itemized deductions with justifications, and the net amount returned — dated proof for both parties.
Deposit return in France: the rules
The deadlines
Under Article 22 of the 1989 Law, the landlord must return the deposit within one month of the keys being handed back when the exit inspection matches the entry one, or within two months at most when it shows differences. The clock starts from the date the keys are returned — in person or by registered mail.
Justified deductions only
A landlord may deduct unpaid rent or charges and the cost of repairing tenant-caused damage — but never normal wear and tear (vétusté). Every deduction must be duly justified (inspection reports, photos, a quote or an invoice); courts routinely order full repayment of lump-sum or undocumented retentions. A grid of vétusté in the lease helps set fair expectations.
Penalties and the copropriété exception
- Late return: +10% of the monthly rent (excluding charges) per month started.
- In a multi-unit building (often a copropriété), a duly justified provision of up to 20% may be held until the building's annual accounts are closed.
- Deposit cap: 1 month's rent (unfurnished), 2 months (furnished), excluding charges.
- Disputes can go to the free conciliation commission (CDC) before court.
A solid move-in/out inspection is your best protection against deposit disputes — generate both from the same lease.
Quick answer
Article 22 of the loi du 6 juillet 1989 gives a landlord 1 month to return the security deposit when the exit inspection matches the entry one, and 2 months at most when it shows differences — every deduction duly justified. Miss the deadline and the tenant is owed a penalty of 10% of one month's rent for every month started. The deposit itself is capped at 1 month's rent unfurnished, 2 months furnished. AdminLanding generates the itemised return letter in French from the entry/exit inspection comparison, with the justification list attached, through a bilingual English/French interface.
The deposit cap is set in the lease itself — see the French lease agreement guide.
Frequently Asked Questions
Deadlines, deductions, penalties, and disputes.
What is the deadline to return a security deposit in France?
What is the penalty for a late deposit return?
What can a landlord deduct from the deposit?
Can the landlord keep part of the deposit for copropriété accounts?
How much can a security deposit be?
What if the tenant disputes the deductions?
Important: AdminLanding is a technology platform, not a law firm. We do not practice law, provide legal advice, or act as lawyers (avocats), notaries (notaires), or any regulated legal professional as defined by French Law No. 71-1130 of December 31, 1971. The documents provided are general-purpose templates for convenience only — they do not constitute personalized legal advice. We strongly recommend consulting a qualified professional before relying on any document generated through our platform.
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