Landlord tenant law is handled at the state and local level.
Here is a brochure from the state of Colorado
After a tenant leaves a rental property, the landlord has 30 days
(unless a longer period of time, not to exceed 60 days, is agreed to
in the lease) to either:
- Return the security deposit in full, or
- Return a portion of the deposit along with a written list of expenses
incurred by the landlord or damages caused by the tenant and the cost
of the necessary expenses or repairs. If the deposit amount is larger
that the cost of the expenses or repairs, the landlord must return the
balance of the deposit. The landlord is not required to provide the
tenant with copies of receipts for expenses or repairs in addition to
the written list, though doing so as a courtesy may be appreciated by
tenants as helpful clarification.
a key item will be is this damage or wear and tear:
“Normal Wear and Tear” Colorado defines “normal wear and tear” as
“deterioration which occurs based upon the use for which the rental
unit is intended, without negligence, carelessness, accident or abuse
of the premises or equipment . . . by the tenant or . . . household or
. . . guests." C.R.S. §38-12-102(1). “Normal wear and tear” is caused
by normal, everyday use. Damage is injury to the premises beyond
normal wear and tear, caused by irresponsible unintentional actions or
intentional actions (see page 64 of this Handbook, Appendix E,
Depreciation Schedule). For example:
Normal Wear & Tear Damage
Worn and dirty carpet Torn, stained, or burned carpet
Faded curtains Torn or missing curtains
Worn out keys Lost keys
Dirty window screens Torn or missing screens
Faded, chipped paint Hole in the wall
Please review the entire document because it also discusses the requirements for the tenant to dispute the amount, and how quickly you have to respond. In many states you can either go before a 3rd part for mediation, or they can go through small claims court.