Missouri security deposit laws for landlords: two months, 30 days and double damages

How much can I charge, and does a pet deposit count?

Subsection 1 says a landlord may not demand or receive a security deposit in excess of two months' rent. Subsection 8 defines a security deposit as any deposit of money or property, however denominated, furnished by a tenant to secure performance of any part of the rental agreement, including damages to the unit, and then carves out one item: money or property denominated as a deposit for a pet on the premises is not a security deposit under this section. So the two month cap does not apply to a pet deposit, though the rest of your lease still governs it.

Example a made-up unit rents for $1,100 a month. The most you may demand as a security deposit is $2,200. A separate $300 pet deposit, labeled as one in the lease, is outside the statute's cap and 30 day rules.

Where does the money sit, and who keeps the interest?

Subsection 2 requires all security deposits to be held for the tenant in a bank, credit union or other depository institution insured by an agency of the federal government. Any interest earned on a security deposit is the landlord's property. A housing authority or other government entity acting as landlord is exempt from the holding rule. There is no requirement to use a separate account for each tenant or to pay interest to the tenant.

What do the 30 days require?

Within thirty days after the termination of the tenancy, subsection 3 requires you to either return the full deposit or give the tenant a written itemized list of the damages for which any portion is withheld, along with the balance. You have complied by mailing the statement and payment to the tenant's last known address. Mail is enough, so keep your proof of mailing.

You may withhold only amounts reasonably necessary for three reasons (subsection 4): to remedy a default in paying rent; to restore the unit to its condition at the start of the tenancy, ordinary wear and tear excepted; and to compensate you for actual damages from the tenant's failure to give adequate notice to end the tenancy, if you make reasonable efforts to mitigate.

Can the lease fix a carpet cleaning charge?

Yes, with conditions. The restoration reason allows landlord and tenant to agree in the rental agreement on amounts or fees for cleaning the carpet, and the amounts actually spent can be withheld, as long as the lease also tells the tenant that he or she may be liable for actual carpet cleaning costs beyond ordinary wear and tear. Within thirty days after the end of the tenancy you must give the tenant a receipt for the actual carpet cleaning cost. If the lease is silent, treat cleaning as ordinary wear unless you can show damage.

Example a made-up lease says carpet cleaning of up to $120 may be withheld and warns the tenant of liability for costs beyond ordinary wear. The cleaner charges $110. The landlord keeps $110, not $120, and includes the $110 receipt within 30 days. Keeping the full $120 without the receipt invites a claim.

Do I have to let the tenant see the unit?

Subsection 5 requires reasonable written notice, at the tenant's last known address or in person, of the date and time you will inspect the unit after the rental agreement ends to determine how much of the deposit to withhold, held at a reasonable time. The tenant has the right to be present at that time and date.

What happens if I withhold money wrongly?

Subsection 6: if the landlord wrongfully withholds all or part of the deposit in violation of the section, the tenant recovers as damages twice the amount wrongfully withheld. Subsection 7 keeps your right to recover actual damages above the deposit and stops the tenant from applying the deposit as the last month's rent. A Missouri appeals court has held that the double damages provision does not apply to commercial tenants (PDQ Tower Services v. Adams, 2007).

Example a made-up landlord keeps $400 of a $1,500 deposit for damage and does not send a list. A court finds the $400 was wrongful. The tenant recovers twice that, $800, instead of the $400 that should have come back.

How DoorKeeping handles it

DoorKeeping gives each property its own books and bank account, and the deposit for each tenant sits on its own line, so the figure for your itemized list is on one screen. Leases are e-signed and stored with the property's documents, with carpet cleaning receipts alongside. Deposits stay in your own bank account: DoorKeeping never holds your money and sends a payment only when you approve it. It gives no legal advice.

Sources

1. Revised Statutes of Missouri section 535.300, security deposits, read Oct 30, 2026

Questions

What is the maximum security deposit in Missouri?

Two months' rent (RSMo 535.300.1). A deposit denominated as a pet deposit is not a security deposit under the section.

How long does a Missouri landlord have to return a security deposit?

Thirty days after the tenancy ends, either in full or with a written itemized list of damages and the balance, mailed to the tenant's last known address.

Does a Missouri landlord pay interest on a deposit?

No. Interest earned on a security deposit belongs to the landlord.

What is the penalty for wrongfully keeping a Missouri deposit?

Twice the amount wrongfully withheld, as damages to the tenant.