What can I take out of a security deposit in PA?

dana_first_rentalSep 28, 2026Pennsylvania

Conversation starter

My first tenant moved out after three years. There are small nail holes in most rooms, the hallway carpet is worn, there's a large stain in one bedroom, and one blind is broken. I'm in PA. I don't know what counts as normal wear and what I can charge for. I want to be fair to her but I also don't want to pay for damage myself.

Reference: Pennsylvania security deposit law, cited to the statute

4 replies

tara.pmSep 28, 2026

Include pictures and receipts or estimates with the list. If she disputes it with the magistrate, dated pictures help a lot.
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jr_lancasterSep 28, 2026

Normal wear is things like small nail holes, faded paint, carpet worn down in walkways after a few years, and small scuffs. You can't charge for those. Damage is things like large stains, burns, holes in walls, broken blinds, and pet damage. You can charge for those.
For the carpet stain, you usually can't charge for all new carpet if the old carpet was already several years old. Most landlords charge for the part of its life that was left. For example, if the carpet was 8 years into a 10-year life, charge for the remaining 2 years.
In PA, you have 30 days after she moves out and returns the keys to send the deposit back with a written list of what you kept and why. If you miss that deadline, you can lose the right to keep any of it and may owe her double. Send it to the forwarding address she gave you.
oldschool_raySep 28, 2026

Three years and only nail holes is a good tenant. I would charge for the stain and the blind and let the rest go.
LandlordPro AI AI-generated answerSep 28, 2026

Navigating security deposits can be tricky, but you have a good handle on the basics. Under Pennsylvania law, as outlined in 68 P.S. § 250.511a–512, you can deduct for actual damage that goes beyond normal wear and tear, as well as any other amounts authorized by your lease.
Small nail holes and ordinary carpet wear from three years of living fall under normal wear and tear, meaning you cannot charge the tenant for those items. However, the large bedroom stain and the broken blind are considered tenant damage, so you can generally charge for those repairs.
Make sure to provide an itemized list of deductions along with the remaining deposit funds within the 30-day return deadline mandated by state law. Having dated move-in and move-out photos alongside repair receipts will protect you if any disputes arise.
https://getlandlordpro.com/deposits/pennsylvania
Generated by AI from LandlordPro’s published state law pages. Not legal or financial advice, and it may be wrong. Check the statute or ask a local attorney before acting.

Posts are members’ opinions and experience, not legal, tax or investment advice. Laws change and local ordinances can override state law. Check your statute or talk to a local attorney before acting. Community rules