Illinois Security Deposit Deductions: The Itemized Statement, Receipts and Lease-Set Costs
Illinois does not list every allowed deduction; it requires an itemized statement with paid receipts, lets a landlord include its own reasonable labor and lets a written lease fix repair costs. Here is how each part works.
What can an Illinois landlord keep a deposit for?
The Act speaks of a deposit received “to secure the payment of rent or to compensate for damage to the leased premises,” and limits what a landlord of five or more units may withhold as reimbursement for property damage to amounts it documents with an itemized statement and paid receipts (765 ILCS 710/1(a)). A landlord may also apply a deposit to unpaid rent under the lease. The deposit deadline calculator shows the deadlines.
Can the landlord use its own labor?
Yes. If the lessor uses its own labor to repair or replace damage or damaged items caused by the tenant, it may include the reasonable cost of that labor (710/1(a)). The itemized statement should say so and show the hours and rate, because the cost must be reasonable.
Can the lease fix repair costs?
If a written lease specifies the cost for cleaning, repair or replacement of a component of the unit, the building or the common areas that, if damaged, will not be replaced, the lessor may withhold the dollar amount in the lease. Those costs must be for damage beyond normal wear and tear and reasonable to restore the unit to the same condition as at the start of the lease, and the statement must reference the amount, the building component and attach the applicable part of the lease (710/1(a)).
What about wear and tear?
The Act ties deductions to damage and to lease-specified costs beyond normal wear and tear; ordinary wear is not damage. If a charge looks like wear and tear, dispute it in writing and ask for the receipts. Photographs from move-in and move-out decide most disputes.
What proof does the landlord need?
Paid receipts or copies for each item, or, if estimates were given, receipts within 30 days after the statement; if receipts are unavailable through no fault of the lessor, an itemized list, other cost evidence and a verified statement (710/1(a), (b)). A statement with only a lump sum does not meet the Act.
What if the tenant disagrees?
Tell the landlord in writing which items you dispute and why. If it does not return what it owes, the circuit court can award twice the deposit due with costs and fees where the landlord refused to supply the statement or acted in bad faith and did not return the money (710/1(c)). See Illinois deposit interest and local rules.
A checklist for landlords
Photograph the unit at move-in and move-out; keep estimates, invoices and paid receipts; send an itemized statement within 30 days with the cost of each item and attach the lease page for any lease-set cost; send receipts within 30 days of an estimate; and keep proof of delivery.
A checklist for tenants
Compare each charge with your photographs and the lease; ask for the paid receipts; tell the landlord in writing which items you dispute and why; and keep copies of everything.
What a statement looks like
A usable statement lists each item (for example, repair of a hole in a bedroom wall), the date of the work, the cost and who did it, and attaches the paid receipt. If the work is not done, it shows the estimate and promises the receipt within 30 days. If the lease fixes the cost, it names the lease amount and attaches that page. A statement that is vague about what was done makes it easy for a tenant to dispute the charge.
Where to get help
Legal aid, the circuit clerk and a licensed Illinois attorney can explain the forms and the small claims process in your county. Bring the lease, the statement and your photographs.
Frequently asked questions
What can an Illinois landlord deduct from a deposit?
Documented damage, reasonable labor cost and lease-specified costs for damage beyond normal wear and tear, plus unpaid rent.
Does the landlord need receipts?
Yes, paid receipts, or an itemized list and verified statement if receipts cannot be produced.
Can a landlord charge for normal wear and tear?
Lease-set costs apply only to damage beyond normal wear and tear.
Can the landlord charge for its own labor?
Yes, the reasonable cost of it.
Where do disputes go?
To the circuit court of the county.
Official sources
A local landlord-tenant attorney can review your situation — many offer a free consultation.
This is general information, not legal advice. It is based on the cited Illinois statutes, rules and court opinions, and every case turns on its own facts. Confirm how the law applies to your situation with a licensed Illinois attorney.