Missouri Landlord-Tenant Laws (2026): Deposits, Notice, and Tenant Rights

Missouri landlords may collect a security deposit of up to two months' rent and must return it within 30 days of move-out. There is no fixed statute requiring advance notice before entry, so landlords must give reasonable notice in practice.

Security deposits in Missouri

Missouri limits security deposits to two months' rent under RSMo 535.300. After a tenancy ends, a landlord has 30 days to either return the full deposit or provide a written itemized statement of deductions along with any remaining balance. If the landlord misses the deadline or fails to give a written itemization, the tenant may be entitled to double the withheld amount in a court action.

RSMo 535.300.4 sets an exclusive list: a landlord may withhold only the amounts reasonably necessary to cover unpaid rent, to restore the unit to its condition at the start of the tenancy with ordinary wear and tear excepted, and to cover actual damages caused by the tenant's failure to give adequate notice to terminate, which the landlord must make reasonable efforts to mitigate. A lease cannot add other charges to that list. The one negotiated extra the statute allows is carpet cleaning, and only where the rental agreement both notifies the tenant of possible liability for actual carpet cleaning costs beyond ordinary wear and tear and requires the landlord to give the tenant a receipt for the actual cost within 30 days of the end of the tenancy. Missouri does not require landlords to pay interest on security deposits.

Missouri also gives tenants a notice right at move-out. Before inspecting the unit after the rental agreement ends to determine how much of the deposit to withhold, the landlord must give the tenant or the tenant's representative reasonable notice in writing, at the last known address or in person, of the date and time of that inspection, and the tenant has the right to be present for it (RSMo 535.300.5).

When can a landlord enter? Notice rules

Missouri has no statute that sets a fixed number of hours a landlord must give before entering a rental unit. Courts apply a reasonableness standard, which in practice means a landlord should give at least 24 hours' notice except in genuine emergencies such as a fire, burst pipe, or other immediate threat to the property or occupants.

For non-emergency maintenance, inspections, or showing the unit to prospective tenants or buyers, written or verbal notice a day or two in advance is the accepted practice. Entry should occur during normal business hours unless the tenant agrees otherwise. A landlord who repeatedly enters without any notice may be liable for breach of the covenant of quiet enjoyment.

Ending a lease: notice to vacate

To terminate a month-to-month tenancy in Missouri, either the landlord or the tenant must give at least one full month's written notice before the end of a rental period. A notice given on, say, June 15 would typically end the tenancy on July 31 (the end of the next complete rental period).

Fixed-term leases end automatically on the lease expiration date unless the parties renew or the landlord accepts rent and the tenancy converts to month-to-month. For nonpayment of rent or a lease violation, the landlord must follow a separate legal process. See the Missouri eviction notice page for the required notice periods and forms in those situations.

Repairs and the warranty of habitability

Missouri courts recognize an implied warranty of habitability, meaning landlords must maintain rental units in a condition fit for human habitation: working heat, plumbing, structural safety, and freedom from rodents or other conditions that endanger health.

If a landlord fails to make a necessary repair, Missouri offers repair-and-deduct as a tenant remedy under RSMo 441.234, but only under specific conditions: the tenant must have lived in the unit for at least six months, must give the landlord written notice and a 14-day opportunity to fix the problem, and the reasonable cost of the fix must be less than $300 or one-half of the periodic rent, whichever is greater, and may never exceed one month's rent. A tenant also may not deduct more than one month's rent in the aggregate during any 12-month period. If the landlord responds within the 14 days with a written statement disputing that the repair is necessary, the tenant must first obtain written certification from the local government that the condition violates a municipal housing or building code before deducting. The repair-and-deduct remedy covers violations of local housing codes, not merely personal preferences; if a condition violates a municipal or county housing ordinance, that strengthens the tenant's written notice. The landlord's 14-day clock runs from the date of actual receipt of the written notice, so delivering it by certified mail or in person with a dated receipt is important for establishing the timeline. If the repair cost is higher than that statutory limit, or if the tenant has lived there fewer than six months, the available remedies are seeking a court order, requesting rent escrow, or (where the landlord's failure destroys substantially all of the unit's value) treating the lease as constructively terminated. Tenants should document all repair requests in writing and keep copies.

Rent, late fees, and rent control

Missouri has no statutory cap or "safe harbor" figure for residential late fees. RSMo Chapter 535 (security deposits) and Chapter 441 (landlord-tenant) do not set a dollar amount or percentage benchmark for late charges. A late fee is enforceable if it is clearly stated in the lease and not so disproportionate to actual harm that a court would treat it as an unenforceable penalty under general contract law.

Missouri is a rent-control preemption state. Under RSMo 441.043, no city or county may enact an ordinance that controls rents or fees landlords charge. There is no statewide rent increase limit either, so landlords may raise rent by any amount with proper advance notice (typically at least 30 days for a month-to-month tenancy). Tenants in Missouri have no statutory protection against large rent increases during a periodic tenancy, though any increase during a fixed-term lease requires agreement from both parties.

There is also no required grace period for rent payment under Missouri law, though many leases include one. Tenants should review their lease carefully.

If you have a landlord-tenant dispute in Missouri

The most important step is to document everything in writing. Send all repair requests, complaints, and notices by certified mail or email so you have a timestamp and a paper trail. If a landlord refuses to return your deposit without justification, you can file in Missouri small claims court for amounts up to $5,000; the 30-day deadline is the key date to anchor your claim.

For housing code violations, contact your local city or county housing inspector. The Missouri Attorney General's consumer protection office handles unfair business practices and can be a resource for serious landlord misconduct. Missouri Legal Aid organizations offer free or reduced-cost help to qualifying low-income tenants. If the dispute involves a habitability issue that affects health and safety, a tenant should also consider consulting a licensed attorney before withholding or escrowing rent, since doing so incorrectly can give the landlord grounds for eviction.

This article is general legal information, not legal advice. Landlord-tenant rules vary by state and city and change, and some cities add their own ordinances. For advice about a specific situation, consult a licensed attorney or your state housing agency.

Related pages

• Landlord-Tenant Laws by State: Full Hub
• Missouri Eviction Notice Requirements
• Missouri Squatters Rights

More Missouri Laws

• Missouri Property Records
• Missouri Restraining Order Laws
• Missouri Squatters Rights Laws
• Missouri Unclaimed Property

Frequently Asked Questions

How long does a landlord have to return my deposit in Missouri?

Missouri landlords have 30 days after the tenancy ends to return the security deposit or send a written itemized list of deductions with any remaining balance. Missing the deadline or failing to provide the itemization can expose the landlord to double damages in court.

What is the maximum security deposit in Missouri?

Missouri caps the security deposit at two months' rent. A landlord cannot legally collect more than that at the start of a tenancy, though they may collect a separate pet deposit or other permitted fees depending on the lease terms.

How much notice must a landlord give to enter in Missouri?

Missouri has no fixed statutory notice period for landlord entry. Courts apply a reasonableness standard; giving at least 24 hours' notice before non-emergency entry is widely considered the minimum reasonable practice. In genuine emergencies, a landlord may enter without advance notice.

How much notice do I need to end a month-to-month lease in Missouri?

Either the landlord or the tenant must give one full month's written notice to end a month-to-month tenancy. The notice should be given before the start of the last rental period you intend to pay.

Can I withhold rent for repairs in Missouri?

Missouri allows repair-and-deduct in limited circumstances: you must have lived in the unit at least 6 months, give the landlord written notice and a 14-day window to fix the problem, and the reasonable cost of the fix must be less than $300 or one-half of the periodic rent, whichever is greater, capped at one month's rent. You also may not deduct more than one month's rent in total during any 12-month period. Withholding rent outside those conditions can lead to eviction.

Can a landlord raise rent in Missouri?

Yes. Missouri preempts local rent control under RSMo 441.043, so there is no statewide or local cap on rent increases. A landlord can raise rent on a month-to-month tenancy with proper notice (generally 30 days) and cannot raise rent mid-term on a fixed-term lease without the tenant's agreement.

What counts as normal wear and tear in Missouri?

Normal wear and tear includes minor scuffs on walls, worn carpet from regular foot traffic, and small nail holes from hanging pictures. A landlord cannot deduct for these from your deposit. Damage such as large stains, broken fixtures, or holes in walls goes beyond normal wear and tenant may be charged for those repairs.