What is a disposition letter? This is one of the questions that often comes up when a tenant is preparing to move out. When your tenancy ends and it’s time to leave, the landlord will inspect the rental property. They look for damage beyond normal wear and tear and compare the condition to when you first moved in.
If part of your security deposit is used for repairs, cleaning, or unpaid rent, you won’t just hear about it verbally. They will write you a letter. A disposition letter is a written notice from the landlord explaining what happened to your security deposit.
So, what exactly is included in this letter? And what can a landlord legally deduct? Let’s walk through it. We’ll also explain the rights you have after receiving it.
Main Takeaways
- A disposition letter is a written notice explaining how your security deposit was handled, including any deductions and the remaining balance.
- In Baltimore City, landlords must send an itemized statement and any remaining deposit within 45 days after the tenancy ends.
- Tenants have the right to review, dispute unfair deductions, and take legal action if a deposit is wrongfully withheld.
What Is a Disposition Letter From a Landlord?
From our experience as Baltimore property managers, a disposition letter isn’t just about listing deductions. It’s more of clarity. It gives you a clear, written explanation of what happened to your security deposit. You can see the charges, the amounts, and even the reasons in one place.
Under Maryland law, and specifically for tenants in Baltimore City, a landlord who withholds any portion of the security deposit must provide a written, itemized list of damages. This list must clearly outline each deduction, the amount charged, and the reason for it.
The landlord has up to 45 days after the end of the tenancy to send this written statement, along with any remaining balance of the deposit. If they fail to provide the itemized list within that timeframe, they may lose the right to keep part of the deposit.
It’s also important to understand that normal wear and tear cannot be deducted. Faded paint, minor scuff marks, or worn carpet from regular use are generally expected over time. However, large holes in walls, broken fixtures, or excessive damage may justify deductions.
What’s Included in a Disposition Letter?
One thing you should note is that a disposition letter is not just a summary. It’s a legal record. And both you and your landlord should treat it seriously. So, what should you expect from this letter?
- An itemized list of deductions – This means each charge is broken down separately. If money was withheld for repairs, cleaning, or unpaid rent, the letter should clearly state the reason and the amount charged for each item.
- The total amount of your original security deposit – You should expect the letter to include the original amount you paid as a security deposit. This helps you compare what was paid at move-in with what is being deducted.
- The remaining balance – If deductions were made, the landlord must return the rest of the deposit within the required timeframe under Maryland law.
- Copies of receipts or repair estimates – This usually applies when the deductions are significant. While not every small charge will come with paperwork attached, larger repairs are often supported by documentation.
In Baltimore City, landlords have up to 45 days after the end of the tenancy to send this written statement along with any remaining funds. If they miss this deadline, they may risk penalties.
What Can a Landlord Deduct From Your Security Deposit?
Let’s talk about what a landlord can legally deduct. This part matters because it helps you quickly see what is allowed — and what is not.
Under Maryland law, deductions must relate to actual losses or damages beyond normal wear and tear.
Here’s a simple breakdown:
Allowed Deductions |
Not Allowed Deductions |
| Unpaid rent | Normal wear and tear |
| Damage beyond normal wear and tear | Faded paint from regular use |
| Excessive cleaning is needed to restore the unit | Minor carpet wear from foot traffic |
| Late fees (if outlined in the lease) | Routine maintenance costs |
| Unpaid utility bills (if tenant’s responsibility) | Upgrades or improvements the landlord chose to make |
Remember, “normal wear and tear” means damage that happens naturally over time from everyday living. It does not include neglect or intentional damage.
What Are Your Rights After Getting a Disposition Letter?
So, how are you protected by the law in this situation? Let’s break it down so you know how to proceed if those requirements are not met.
- You have the right to a timely response
In Baltimore City, the landlord must send the itemized statement and any remaining deposit within 45 days after the tenancy ends. If they fail to do so, they could lose the right to withhold part of the deposit.
- You have the right to a clear, itemized breakdown
The landlord cannot simply state that a lump sum was deducted. Each charge must be listed with a reason and the amount.
- You have the right to dispute deductions you believe are unfair
If something doesn’t look accurate — for example, being charged for normal wear and tear — you can request clarification in writing.
- You are allowed to take the matter to small claims court
Maryland law allows tenants to file a claim in small claims court. In some situations, if a landlord wrongfully withholds the deposit, they may be required to pay additional damages.
Need Help With Security Deposits in Baltimore?
A disposition letter should never feel confusing or intimidating. It’s simply a written record of what happened to your security deposit. When you understand what landlords can deduct, the 45-day timeline in Baltimore City, and your rights under Maryland law, you’re in a much stronger position to review the letter with confidence.
At Bay Property Management Group, we believe deposit returns should be transparent and fair. Our team follows Maryland’s security deposit laws carefully. We provide clear itemized statements and communicate openly with both tenants and property owners. If you’re looking for professional property management in Baltimore that handles move-outs the right way, we’re here to help. And if you are looking for a unit that fits your budget and lifestyle, check out our current listings here.
