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State law · statute quotes

Wisconsin security deposit laws for landlords and property managers

The words of Wisconsin's security deposit statute on each topic, quoted verbatim with pinpoint citations and links to the official source. No summaries, no interpretation.

Reviewed by Mark Shvaya, licensed California real estate broker (DRE #02243502), who uses ProFlow360 in a rental portfolio Mark manages

Last reviewed

Quoted on this page

  • Deposit limit
  • Returning the deposit
  • Itemized statement
  • Inspections and condition reports
  • Photographs
  • Normal wear and tear
  • Interest
  • Wrongful withholding

Wis. Stat. § 704.28 · Wis. Admin. Code ATCP § 134.06 · Wis. Stat. § 704.08 · Wis. Stat. § 100.20(5)

On this page
  1. Inspections and condition reports
  2. Returning the deposit
  3. Itemized statement
  4. Normal wear and tear
  5. Recent changes
  6. Documenting a tenancy
  7. Nearby states
  8. Sources

What this page covers

Wisconsin's residential security deposit provisions quoted here come from Wis. Stat. § 704.28, Wis. Admin. Code ATCP § 134.06, Wis. Stat. § 704.08, Wis. Stat. § 100.20(5). Below are the statute's own words on 4 topics, each with a pinpoint citation and a link to the official text. This page does not summarize or interpret the law.

What does Wisconsin law say about move-in or move-out inspections?

A landlord shall provide to a new residential tenant when the tenant commences his or her occupancy of the premises a check-in sheet that the tenant may use to make comments, if any, about the condition of the premises. The tenant shall be given 7 days from the date the tenant commences his or her occupancy to complete the check-in sheet and return it to the landlord.
Wis. Stat. § 704.08; Wis. Admin. Code ATCP § 134.06(1)(a)Official source

What does Wisconsin law say about returning the deposit?

A landlord shall deliver or mail to a tenant the full amount of any security deposit paid by the tenant, less any amounts that may be withheld under subs. (1) and (2), within 21 days after any of the following:
Wis. Stat. § 704.28(4)Official source

What does Wisconsin law say about an itemized statement of deductions?

If any portion of a security deposit is withheld by a landlord, the landlord shall, within the time period and in the manner specified under sub. (2), deliver or mail to the tenant a written statement accounting for all amounts withheld. The statement shall describe each item of physical damages or other claim made against the security deposit, and the amount withheld as reasonable compensation for each item or claim.
Wis. Admin. Code ATCP § 134.06(4)(a)Official source

How does Wisconsin law refer to normal wear and tear?

This section does not authorize a landlord to withhold any amount from a security deposit for normal wear and tear, or for other damages or losses for which the tenant cannot reasonably be held responsible under applicable law.
Wis. Stat. § 704.28(3)Official source

Not quoted on this page

deposit limit, photographs, interest, wrongful withholding. That does not mean Wisconsin law is silent on them; other sections or local rules may apply. Read the full statute.

Has Wisconsin's security deposit law changed recently?

From our review of the official history notes: Official history: § 704.28 — 2011 a. 143; 2013 a. 76. ATCP § 134.06 — most recent change CR 20-033, am. (4)(a), Register October 2021 No. 790, eff. 11-1-21. No 2024–2026 changes shown.

How does ProFlow360 help you document a Wisconsin tenancy?

ProFlow360 records and organizes inspection evidence; it does not tell you what the statute requires or allows. What it records, for any state:

  • Move-in, routine, pre-move-out and move-out inspections with photos timestamped at capture.
  • Each move-out photo beside its move-in match, filed under the tenancy.
  • Itemized lines with your classification, the amount you entered, and the estimate or invoice attached.
  • An issued record that is sealed, shared by a link that expires and can be revoked.

Do this in ProFlow360

Keep the photos, the call and the invoice on the same line

Every deduction line carries the move-in and move-out photos, your classification and its documents, so the record can be followed by someone who was not there.

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Kitchen · counter burn, left of range

Line 2 of 5 · TEN-0418

$180.00
1
MI-21 · Jul 12, 2024
MO-29 · Sep 30, 2026
2
Tenant damageAvery Chen · Oct 2, 2026
3
Amount you entered$180.00 · from estimate
4
Ridgeline estimate.pdfInvoice 2291.pdf
5
Move-inPeriodicMove-outClassifiedIssued

Security deposit statutes in nearby states

Sources

  1. 1.Wis. Stat. § 704.28: Withholding from and return of security deposits.
  2. 2.Wis. Admin. Code ATCP § 134.06: Security deposits.
  3. 3.Wis. Stat. § 704.08: Check-in sheet.
  4. 4.Wis. Stat. § 100.20(5): Methods of competition and trade practices (private action)

Sources checked October 16, 2026.

Keep reading

Normal wear and tear vs damageHow operators commonly categorize what changed, room by room.Read moreSecurity deposit dispositionWhat an itemized statement should contain, line by line.Read moreMove-in / move-out checklistFree room-by-room checklist with a PDF download.Read more

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