15 days to return it, 30 to claim it, and the loser pays feesFla. Stat. 83.49(3) runs two clocks from the end of the rental agreement. With no claim, “the landlord must return the security deposit, together with interest if otherwise required, within 15 days after the termination of the rental agreement” (a). With a claim, 30 days for written notice by certified mail to the tenant’s last known mailing address, or by e-mail under 83.505 with a signed addendum; miss it and the landlord forfeits the right to impose a claim on the deposit and may not set off against it, though an action for damages stays open once the deposit goes back (a). The prevailing party gets costs and a reasonable attorney’s fee (c). No multiple. The fewer-than-five-units line in the section covers only the notice of where the deposit is held, not these clocks. The court story, in roles. Two tenants, a husband who is an attorney and his wife, brought eight counts in small claims court and tried them over six days, representing themselves. They won two counts; the owner won four; two went both ways. The trial court still named the tenants the prevailing party, because “the claim regarding the Landlord’s improper handling and disposition of the security deposit, decided in the Tenants’ favor, was the significant issue in the case”, and awarded substantial fees for the husband’s own work, later counsel and a fee expert, finding both sides had severely over-litigated and the owner had unreasonably delayed the fee stage. On appeal five of the owner’s six arguments failed; only the fees for arguing about fees came off, and the court noted that “the amount of fees incurred was incredibly disproportionate to the damages amount sought.” The opinion prints no deposit amount and no fee figure, and the amount is to be reset below, so the owner is ordered to pay, not yet paid. Citation: Mao v. Smith, No. 4D2024-2426 (Fla. 4th DCA Apr 15, 2026), a signed opinion that ends not final until any timely rehearing motion is disposed of; no reporter citation found. Opinion PDF; Fla. Stat. 83.49. The same rule in the other seven states, shortest clock first New York: 14 days, itemized, or the landlord forfeits any right to keep any of it. Willful violation: punitive damages up to twice the deposit. N.Y. Gen. Oblig. Law § 7-108(1-a)(e), (g). California: 21 calendar days, itemized. In bad faith, the landlord loses any claim to it and faces up to twice the deposit, plus actual damages. Cal. Civ. Code § 1950.5(h), (m). Illinois, any building size: itemized list with receipts in 30 days, or all of it back in 45. Refusal or bad faith costs twice the deposit, plus fees. 765 ILCS 710/1(a), (c). Texas: 30 days after surrender and a written forwarding address. Late is presumed bad faith: $100, three times the amount wrongfully withheld, and attorney’s fees. Tex. Prop. Code §§ 92.103, 92.107, 92.109. Washington: 30 days, documented statement, or the full deposit is owed and defenses barred. Intentional refusal: up to twice the deposit. Loser pays fees. RCW 59.18.280. Oregon: 31 days, written accounting and refund. Money withheld with no accounting, or in bad faith, costs twice the amount. Winner may get fees. ORS 90.300(12), (13), (16); 90.255. Virginia: 45 days, itemized; 15 more for the itemization if damage tops the deposit and needs a contractor, with notice. Willful failure means the deposit back, plus actual damages and attorney fees. Va. Code § 55.1-1226 A, E. | 
