Can I charge a bigger security deposit on a furnished rental?
In most states, no: the deposit limit is the same whether the unit is furnished or not, and some states set no limit at all. A few statutes do treat furnished units differently. Kansas lets a landlord take up to 1½ months of rent when the tenant uses the landlord's furniture, and Rhode Island allows a separate furniture deposit of up to one month's rent when the furniture is worth $5,000 or more.
The short answer by state type
State law sets how much deposit a landlord can take, if it sets a limit at all. For a furnished rental, you will find one of three patterns.
- One limit for every unit. The statute caps the deposit at some number of months of rent and says nothing special about furniture. Furnished and unfurnished units follow the same cap.
- No limit. Some states do not cap the deposit, so the lease and the market decide.
- A higher or separate allowance for furnished units. A few states allow more when the landlord provides furniture.
Older guides often say "furnished rentals allow a larger deposit." That was true in some states and has since changed in some of them, so read the current statute instead of a summary. The general limits are in the guide to security deposit limits and return deadlines.
Two statutes that mention furniture
| State | What the statute says | In plain words |
|---|---|---|
| Kansas (58-2550) | An unfurnished unit: not more than one month of periodic rent. If the rental agreement provides for the tenant to use the landlord's furniture, up to 1½ months of rent. A pet can add a further amount. | The extra half month is for the furniture |
| Rhode Island (34-18-19) | The deposit may not exceed one month of rent. A landlord who rents a furnished apartment may charge a separate furniture security deposit of up to one month of rent if the furniture's replacement value at the time of the lease is $5,000 or more. | A second deposit, but only for furniture worth $5,000 or more |
Example a made-up Kansas owner rents a furnished apartment at $1,200 a month. The most the owner may take for the deposit is 1½ times $1,200, which is $1,800, plus any pet amount the statute allows. For an unfurnished unit at the same rent, the most would be $1,200.
Example a made-up Rhode Island owner rents a furnished apartment at $1,500 with furniture worth $6,000 at replacement value. The regular deposit is at most $1,500, and a separate furniture deposit of up to $1,500 is allowed. If the furniture were worth $4,000, the separate deposit would not be allowed.
Rules that still apply to a furnished deposit
A higher limit does not remove the other deposit rules. In most states you still must hold the deposit as the state requires, itemize deductions in writing and return what is left by a deadline. The deposit is for damage and unpaid rent, not for ordinary wear. A mid-term stay of 30 to 90 days follows the same rules as any other lease.
- Write down what the deposit covers: damage, missing items and unpaid rent.
- Use a signed inventory so deductions are provable.
- Return the balance and the itemized statement within your state's deadline.
- Do not call a cleaning fee a deposit if your state limits non-refundable fees. Check the statute.
The IRS says not to count a security deposit as income when you receive it if you plan to return it at the end of the lease. If you keep part because of damage, that part is income in the year you keep it.
This is general information, not legal or tax advice. Your state, your city and your own documents decide what applies, so confirm with the statute and a local attorney or tax preparer.
If the deposit cap feels too low
You cannot go over a statutory cap, but you have other tools that are lawful. You can make the lease clear about what counts as damage, require renters insurance in a way your state allows, take photos and sign an inventory, and set rent that reflects the extra wear a furnished unit gets. Do not label a charge a "furniture fee" without checking your state, because some states treat non-refundable fees as deposits and limit them.
How DoorKeeping handles it
DoorKeeping tracks deposits held for each property in its own books and keeps the lease and your documents with the property. Deposits stay in your own bank account. DoorKeeping never holds your money and sends a payment only when you approve it.
Sources
- Kansas Statutes, 58-2550 (security deposits; furnished units), read Oct 31, 2026
- Rhode Island General Laws, 34-18-19 (security deposits; furniture security deposit), read Oct 31, 2026
- IRS Publication 527, Residential Rental Property, read Oct 31, 2026
Questions
- Is the deposit limit higher for a furnished unit?
- In most states, no. A few, such as Kansas, allow more when you provide furniture, and Rhode Island allows a separate furniture deposit when the furniture is worth $5,000 or more. Read your state statute.
- Can I keep the deposit for a stained sofa?
- You can deduct for damage beyond normal wear and tear if your lease and state allow it, with an itemized statement. Normal wear is not a charge in most states.
- Does a 60 day stay follow the same deposit rules?
- Generally yes. A deposit rule applies to the rental agreement, not to how long it lasts, though a hotel-style stay can be outside landlord-tenant law in some states.