--- title: "Rental Security Deposits: How Much, What to Write Down, and Returning It" description: "A guide to rental security deposits for landlords and tenants: setting the amount, writing the terms, inspecting at move-in and move-out, and paying it back." url: "https://vorneo.id/en/artikel/uang-jaminan-sewa-rumah/" lang: "en" image: "https://images.unsplash.com/photo-1735547876935-7be80eae1c88?auto=format&fit=crop&w=1280&q=70" --- # Rental Security Deposits: How Much, What to Write Down, and Returning It Vorneo Property · [Selling & Renting](https://vorneo.id/en/artikel/topik/jual-sewa/) · 2026-10-25 The security deposit is one of the most common sources of friction between landlords and tenants. The landlord feels the house came back in worse shape, and the tenant feels the damage was there from the start. Nearly all of these disputes can be avoided with written terms and a proper inspection. This guide looks at deposits from both sides. ## What a Security Deposit Is A security deposit is a sum the tenant hands to the landlord at the start of the tenancy. It is not part of the rent. Its job is to cover losses the tenant might leave behind, such as: - Damage beyond normal wear and tear - Unpaid electricity, water, or internet bills when the tenant leaves - Lost or unreturned keys - Cleaning costs if the house is left very dirty If none of that happens, the deposit goes back to the tenant in full. ## How It Usually Works in South Kalimantan In many towns in South Kalimantan, rented houses are paid a year upfront. With that setup, some landlords feel no need for a deposit since the rent is already paid. But it also leaves them with nothing to fall back on if an electricity bill or some damage is left at the end. For kontrakan petak (rows of small rental units), boarding rooms, and monthly rentals, a deposit is more common and is often one month's rent. No rule sets a particular amount, so it comes down to what both sides agree. If you are still choosing a payment structure, see [annual or monthly rent](/en/artikel/sewa-tahunan-atau-bulanan/). ## Setting the Amount A few things to weigh: - **What comes with the house.** A furnished house with air conditioning and kitchen equipment justifies a larger deposit than an empty one. - **Bills tied to the house.** If electricity is on a postpaid meter or water from the municipal PDAM supply is billed monthly, the deposit can cover the last bill that arrives after the tenant has gone. - **Length of the tenancy.** Short lets with frequent changeovers carry more risk. - **The local market.** A deposit far above what is normal nearby can scare off good tenants. Tenants, feel free to ask how the landlord arrived at the figure. A landlord with clear rules at the start is usually clear when it is time to pay back. ## Write the Terms Into the Lease A deposit agreed only by word of mouth almost always causes trouble. Put these points in the lease: - The deposit amount and the date it was paid - What it can be used to cover - What counts as normal wear and is not deducted - The deadline for returning it after the tenant moves out - How it will be returned, for example a transfer to the tenant's own bank account - Whether it can be used for the final month's rent Give a receipt for the deposit, separate from the rent receipt. For a complete lease checklist, see [what to put in a rental agreement](/en/artikel/isi-surat-perjanjian-sewa/). ## Normal Wear or Damage This is where most arguments start. Any house that has been lived in for a year will change. A simple guide: Normal wear, usually not deducted: - Slightly faded paint or light scuff marks - Minor scratches on the floor from everyday use - Door hinges that have loosened through use - Light bulbs that burned out with age Damage, can be deducted: - Holes in walls from large nails or impacts - Broken tiles or cracked window glass - Doors or locks damaged by force - Stains or smells that ordinary cleaning cannot remove - Missing or badly damaged furniture belonging to the landlord In humid Banjarmasin, mould on walls and ceilings can appear through no fault of the tenant, for example from a seeping roof. Damage caused by the building itself is the landlord's responsibility and should not come out of the deposit. The same goes for flood damage that was not the tenant's negligence. ## Inspect at Move-In An inspection at the start protects both sides better than anything else. Do it together before the tenant moves furniture in: - Photograph and video every room, including floors, walls, ceilings, bathroom, and kitchen - Note every existing defect, however small - Record the electricity and water meter readings - Write down how many keys were handed over - If the house is furnished, list each item and its condition Both sides sign the notes and keep a copy each. Photos shared in a chat between the two of you also help, since they carry a date. ## Inspect Again at Move-Out Near the end of the lease, book a final inspection with the tenant. Compare the house with the move-in notes. Check the meters, collect the keys, and ask about any bills still running. If there is damage, talk it through on the spot. Show the move-in photos for comparison. A tenant who sees the evidence is far more likely to accept a fair deduction. ## Returning It Fairly After the inspection, return the deposit by the agreed deadline. If you deduct anything: - List the details: what was damaged, the repair cost, and proof such as a builder's or shop's receipt - Deduct a reasonable repair cost, not the cost of upgrading the house - Pay back the rest on time, rather than holding it until the next tenant moves in Landlords who are fair about deposits tend to earn a good name among tenants. That pays off when looking for the next one, because in towns like Banjarmasin and Banjarbaru many people find rentals through word of mouth. ## If You Cannot Agree If landlord and tenant disagree, sit down calmly with the notes and photos. If that does not work, the head of the neighbourhood association (Ketua RT) or local community leaders can often help mediate. Legal action over a small sum rarely justifies the time and cost, so prevention through the lease and the photos matters far more. There is general advice for landlords in [renting out your house safely](/en/artikel/menyewakan-rumah-aman/), and for tenants in [tips for renting a house](/en/artikel/tips-menyewa-rumah/). ## Wrapping Up A clear deposit protects landlord and tenant alike. Set a reasonable amount, write down what it can cover, photograph the house at move-in, inspect together at move-out, and pay it back on time with an honest breakdown. If you are letting a house or looking for a rental in South Kalimantan, Vorneo Property can help you get these steps in place. ## Common Questions ### How much should a security deposit be? There is no fixed amount. For monthly rentals, many landlords ask for one month's rent. For annual leases paid upfront, some landlords ask for no deposit at all, while others ask for a set sum to cover leftover utility bills and damage. What matters is that the figure is agreed and written down. ### Can the deposit be used as the last month's rent? Only if the lease says so. Without that agreement, the landlord can refuse, because the deposit is meant to cover damage or bills left behind after the tenant moves out. ### When should the deposit be returned? Within the deadline written in the lease, for example a set number of days after the final inspection and the last bills are checked. If anything is deducted, the landlord should explain it in writing. ## Related Articles - [Selling Your House Without an Agent: Steps, Risks, and When an Agent Helps](https://vorneo.id/en/artikel/menjual-rumah-tanpa-agen/) - [Selling a House That Needs Work: Fix It First or Sell As Is?](https://vorneo.id/en/artikel/menjual-rumah-yang-perlu-renovasi/) - [Renting Your House to a Company as Staff Housing: Contracts, Invoices, and Tax](https://vorneo.id/en/artikel/menyewakan-rumah-untuk-mess-karyawan/) ```json { "@context": "https://schema.org", "@graph": [ { "@type": "Article", "headline": "Rental Security Deposits: How Much, What to Write Down, and Returning It", "description": "A guide to rental security deposits for landlords and tenants: setting the amount, writing the terms, inspecting at move-in and move-out, and paying it back.", "datePublished": "2026-10-25T00:00:00.000Z", "dateModified": "2026-10-25T00:00:00.000Z", "author": { "@type": "RealEstateAgent", "@id": "https://vorneo.id/#agency", "name": "Vorneo Property", "url": "https://vorneo.id/" }, "image": "https://images.unsplash.com/photo-1735547876935-7be80eae1c88?auto=format&fit=crop&w=1280&q=70", "inLanguage": "en-US", "publisher": { "@type": "RealEstateAgent", "@id": "https://vorneo.id/#agency", "name": "Vorneo Property", "url": "https://vorneo.id/", "logo": { "@type": "ImageObject", "url": "https://vorneo.id/icons/icon-512.png", "width": 512, "height": 512 } }, "mainEntityOfPage": "https://vorneo.id/en/artikel/uang-jaminan-sewa-rumah/" }, { "@type": "FAQPage", "mainEntity": [ { "@type": "Question", "name": "How much should a security deposit be?", "acceptedAnswer": { "@type": "Answer", "text": "There is no fixed amount. 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