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.
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 with a quote or 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 if there are deductions. 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 when justified deductions apply. 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 evidenced by a quote or 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 copropriété, up to 20% may be held until the annual accounts are approved.
- 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.
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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Return deposits without disputes
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