Moving Out? What Actually Costs You Your Security Deposit

You get the deposit back, minus a number you weren't expecting, with a line item that says "wall repair." And you're left wondering whether that was fair.

Here's what tends to get deducted, what usually doesn't, and roughly what it costs to handle in advance. One thing first: this is what I see in practice, not legal advice. Illinois has specific rules about deposits and timelines, and if you think a deduction is wrong, that's a question for a tenant rights resource — not a handyman.

What usually gets deducted

Anchor and mount holes

The big one. A few small nail holes from picture hooks often pass as normal. What doesn't is anchor holes — the wide ones left by plastic or toggle anchors, typically from floating shelves, heavy mirrors, or a TV mount.

A TV mount leaves four holes in a rectangle, each big enough to see across a room, and it's unmistakable. It's the single most common deduction I hear about.

Holes bigger than a pencil

Doorknob dents where a door swung too far. A gouge from moving a bed frame. Anything you'd describe as a hole rather than a mark.

Paint damage beyond marks

Scuffs usually wash. What doesn't: paint pulled off with removable hooks, tape that took the top layer with it, and a wall you painted a color that wasn't approved.

Missing or altered hardware

Blinds you took down, a fixture you swapped, a door you removed and stored in the garage. If it was there when you moved in, it should be there when you leave.

What usually counts as normal wear

Generally not deducted: minor scuffs at furniture height, small nail holes from picture hanging, faded paint from sunlight, worn carpet in traffic paths, and loose hinges or handles from ordinary use.

The principle most landlords apply is whether the damage came from living there or from something you did to the place. A scuff where a chair sat is living there. A hole where a shelf was is something you did.

Why fixing it yourself sometimes costs more

A patch that's visible can read worse than the original hole. I've seen deductions where the landlord charged to repair the repair.

The common failures: compound applied thick in one pass so it shrinks and bulges, no primer so the patch shows through the paint, and touch-up paint from a different can that leaves a visible patch of slightly-off color.

If the wall is white and flat and you're patching two nail holes, do it yourself. If there's texture, or the holes are anchor-sized, or there are more than a few — the DIY version often ends up visible.

What it costs to have done

Small anchor and nail holes, patched and primed, run roughly $120–$180 for a set of up to ten in one visit.

A TV mount site — four anchor holes patched, textured to match, primed — is typically $150–$220.

Larger damage runs higher depending on size, and adding paint is separate.

Worth comparing against the deduction you'd expect. It's often close, and doing it in advance means it's done to a standard you've seen rather than billed at whatever the landlord's contractor charges.

Timing matters more than people think

Get it done before the furniture leaves, not after.

Once a room is empty, every mark on the wall is visible from the doorway, and the walk-through happens in an empty room under bright light. Fixing it while you still have a week of overlap is also far less stressful than fixing it the night before handover.

Photograph everything before and after, with dates. Whatever happens next, you'll have a record.

One thing that isn't your job

You're not responsible for making the place better than you found it. If a wall was already patched badly by a previous tenant, that's not yours. Photos from move-in are the reason to take photos at move-in.

— Kate with EasyFix Handyman Services

Common Questions

Do landlords charge for nail holes?

Small picture-hook holes often pass as normal wear. Anchor holes — the wider ones left by plastic or toggle anchors, typically from shelves, mirrors, or a TV mount — are the ones most commonly deducted for.

Should I repair walls myself before moving out?

If the wall is flat white and it's two nail holes, yes. If there's texture, or the holes are anchor-sized, or there are several, a visible DIY patch can end up costing more than the original damage would have.

When should move-out repairs be done?

Before the furniture leaves. An empty room under bright light shows every mark, and the walk-through happens under exactly those conditions.