Florida · Security deposit dispute

Security deposit dispute in Florida small claims

Landlord kept your deposit? Take it to small claims.

If your landlord did not return your security deposit, or kept part of it without a proper itemized reason, small claims court is the usual place to get it back. Most states require the landlord to return the deposit (or send an itemized list of deductions) within a set number of days after you move out. Because that specific deadline varies by state and is not a filing statute of limitations, verify it with your court or state housing agency before you rely on it.

In Florida, small-claims cases are heard in the County Court (Small Claims division) and you can sue for up to $8,000 (exclusive of costs, interest, and attorney's fees).

Security deposit dispute: steps that matter

  1. Document the unit's condition at move-out (photos, video, a signed walkthrough) and keep your lease and move-in records.
  2. Send the landlord a written demand for the deposit, with your forwarding address, and keep proof you sent it.
  3. Check your state's deposit-return rules (how many days the landlord had, and whether an itemized statement was required) with your court or state housing agency.
  4. If the deposit is not returned, file in small claims within the deadline below and bring your lease, photos, and demand letter.

Filing your Statement of Claim in Florida

  1. Confirm your claim qualifies and identify the right defendant. Small claims is for demands for money or property not exceeding $8,000 (excluding costs, interest, and attorney's fees) filed in county court. Research the correct legal name of the person or business you are suing and an address where they can be served; the additional time spent identifying the right party can affect your ability to collect any judgment.
  2. Complete and file a Statement of Claim with the clerk of court. Fill out the Statement of Claim form (e.g., Miami-Dade form CLK/CT 333), checking the basis of the claim (goods/merchandise sold, work done and materials furnished, money lent, account stated, written instrument, rent, or other). If the claim is based on a written document (contract, note, lease, receipt), attach a copy. Each party must sign before a deputy clerk or have signatures notarized. File in the proper county (where the defendant resides, where the cause of action occurred, or where the property is located).
  3. Pay the filing fee (or apply for indigent status) and have a summons issued. Pay the clerk's filing fee, which is set by Florida Statutes and varies with the claim amount, plus a separate fee for service. If you cannot afford the fees, submit an Application for Determination of Civil Indigent Status. The clerk then issues a summons/notice to appear for each defendant.
  4. Serve the defendant. The lawsuit cannot proceed until the defendant has been served. Service is made by the sheriff or a certified process server, or by certified mail (return receipt requested). The defendant must be served with the summons and a copy of the Statement of Claim and notified of the pretrial conference date.
  5. Attend the pretrial conference. On the date set in the summons, both parties appear at a pretrial conference. Mediation is typically ordered; if no settlement is reached, the court schedules a trial. Bring all documents supporting your claim.

Filing fees: Filing and service fees are set locally and vary; confirm the current amount with the court. A fee waiver is available if you cannot afford the costs.

Deadline that applies to your security deposit dispute

A security-deposit claim is generally treated as a contract claim (your lease), so the contract statute of limitations below is the usual outer deadline to sue. Many states ALSO set a separate, shorter deadline for the landlord to return or itemize the deposit — that landlord deadline is set by your state's landlord-tenant statute, not shown here, so confirm it with your court or state consumer/housing agency.

Written contract: 5 years (Fla. Stat. § 95.11(2)(b))

Answering a lawsuit: Florida small claims does not require a written answer before the hearing. After being served, the defendant must appear in person at the pretrial conference on the date and time stated in the summons; defenses are raised there.

Serving the defendant: The lawsuit cannot proceed until the defendant has been served with the summons and a copy of the Statement of Claim. Service may be made by the sheriff or a certified process server, or by certified mail (return receipt requested).

Appeals: A motion for a new trial may be filed not later than 10 days after the judgment. Either party may appeal a final small claims judgment to the circuit court; a notice of appeal must be filed within 30 days of rendition of the order, under the Florida Rules of Appellate Procedure (Rule 9.110).

This page is general information, not legal advice, and CaseBySelf is not a law firm. Rules, fees, and deadlines change and vary by court: verify with the specific court where you file. Source: Florida Courts (flcourts.gov) - Small Claims, Florida Courts Help. Last reviewed 2026-06-23.