Contract trap · Lease
Deposit easy to withhold
The security deposit is non-refundable, forfeitable in full for any breach, or deducted 'to the landlord's satisfaction' without itemisation, evidence or a return deadline; the landlord or its inventory clerk is 'final judge' of damage; the tenant must return the property 'professionally cleaned', repainted or redecorated regardless of move-in condition, with damage valued at replacement-new cost.
- Severity
- Serious
- How often it turns up
- Almost always
- Holds up?
- Often void
- Clause phrases
- 24
What it looks like in a contract
Redline matches these phrases against your document verbatim. Drafters rarely invent new wording — they copy it, which is why the same sentences turn up across unrelated contracts.
In English-language contracts
- non-refundable deposit
- deposit will be forfeited
- at the landlord's sole discretion
- landlord's decision shall be final
- decision of the landlord's inventory clerk shall be final
- to the satisfaction of the landlord
- cleaning fee will be deducted
- administrative fee deducted from the deposit
- professionally cleaned
- carpets professionally steam cleaned
- redecorate
- new for old
In Russian-language contracts
- обеспечительный платёж не подлежит возврату
- депозит не возвращается
- страховой депозит удерживается в полном объёме
- по усмотрению Наймодателя
- в счёт компенсации ущерба по оценке Наймодателя
- решение Наймодателя является окончательным
- самостоятельно определяет размер ущерба
- возвращается при отсутствии претензий Наймодателя
- за вычетом стоимости уборки
- профессиональная уборка
- косметический ремонт при выезде
- стоимость восстановления по ценам новых аналогов
Check your own contract
Paste a clause, a page or the whole document. Nothing leaves your browser: the matching runs here, on this page, against the phrases above.
Why it bites
Whoever controls the deduction decision taxes the tenant on exit: regulators document routine deductions for fair wear, pre-existing damage, flat 'cleaning' and 'admin' charges; fixed sums and 'new for old' valuations exceed actual loss, and tenants rarely sue for amounts this size.
Is it enforceable where you are
The same clause can be routine in one country and void in another. What follows is what the law says where you are — not advice on your particular contract.
In the US, deposit deadlines and entry notice are set state by state; in England and Wales the Consumer Rights Act 2015 and the deposit protection schemes apply, and in the EU national tenancy law sits on top of Directive 93/13.
United States
State law caps deposits (NY and CA: one month), sets return deadlines (CA 21 days, NY 14 days) and requires itemised statements; CA Civ. Code 1950.5 bars 'nonrefundable' deposits and cleaning fees; deductions limited to damage beyond normal wear; FTC v. Invitation Homes (2024) treated systematic deposit withholding as unfair; 'final' wording does not bar court review.
- Cited
- FTC v. Invitation Homes
European Union
Directive 93/13 Annex 1(d)/(e)/(m) where the landlord is professional; Germany caps deposits at 3 net cold rents (BGB 551) and voids rigid Schönheitsreparaturen/Quotenklauseln (BGH since 2004/2015); France caps at 1 month unfurnished with a 1-2 month return deadline (loi 89-462 art 22), vétusté grid (décret 2016-382), forfaits réputés non écrits.
- Cited
- 93/13 Annex 1(d)/(e)/(m)
- BGB 551
- décret 2016-382
- Directive 93/13
- loi 89-462 art 22
United Kingdom
Deposits capped at 5 weeks' rent and must be protected in a scheme (Tenant Fees Act 2019; Housing Act 2004, penalty 1-3x); professional-cleaning charges are prohibited payments; OFT/CMA: forfeiture-in-full, sole-discretion and 'inventory clerk's decision is final' terms are unfair (CRA 2015 Sch 2 para 16); deposit schemes adjudicate with betterment deductions.
- Cited
- CMA
- CRA 2015 Sch 2 para 16
- Housing Act 2004
- Tenant Fees Act 2019
Russia
ГК ст. 381.1 — обеспечительный платёж возвращается, если обязательство исполнено; удержание только в размере реального ущерба/договорной неустойки, суды снижают несоразмерное (ст. 333) и оценивают ремонт с учётом износа (ст. 15, 1064); оценка наймодателя суд не связывает (ст. 56 ГПК); условие «депозит не возвращается ни при каких обстоятельствах» оспоримо, но деньги уже у наймодателя.
- Cited
- ГК ст. 381.1
- ст. 15
- ст. 333
- ст. 56 ГПК
Where this has actually happened
Regulator actions, court rulings and the contracts they were fought over.
- OFT356 (UK, 2005) unfair examples: deposit retained 'whether or not the claims of the landlord are justifiable'; 'the decision of the landlord's inventory clerk as to such matters shall be final'; 'a sum equivalent to three weeks rental' for an untidy property
- FTC v. Invitation Homes (Sept 2024): $48M settlement including unfair withholding of security deposits for pre-existing damage
- Tenant Fees Act 2019 guidance (MHCLG 2019): professional cleaning charges listed as prohibited payments
- Т—Ж (Тинькофф Журнал): наниматель потеряла 55 000 ₽ обеспечительного платежа за нарушение срока уведомления на 9 дней
What to do
In order, from the thing that takes a minute to the thing that takes a letter.
- Strike 'non-refundable', 'sole discretion' and 'final and binding'
- Require itemised, evidenced deductions limited to tenant-caused damage beyond fair wear and tear, depreciated valuation and a 14-30-day return deadline
- Replace cleaning clauses with 'same state of cleanliness as at the start'
- Photograph every room at move-in/out and get a signed inventory. UK: check the deposit is in a TDP scheme
- RU: платёж возвращается при отсутствии задолженности и ущерба, зафиксированного актом (ст. 381.1 ГК).
Traps that travel with it
Drafters who use one of these usually use several.