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Well there are 2 issues, 1 to my knowledge no, I cannot hold more than 1 months rent sec deposit after 1st year for a tenant. And yes I do have insurance that would cover MAJOR damage IE tenant completely trashes property... however it won't cover smoke from smoking.

2nd as to damages, damages have 2 costs, 1 the actual cost of the repair, and 2 the lost revenue while the repair is going on. Insurance nor sec dep charge will cover the latter of these. Its one thing to get the check to cover a repair, its another to lose the revenue you lose because you cannot rent the property out.

I landlord on the side, and frankly anything that is likely to increase my time to get a property ready after a tenant leaves is something to be avoided. I have no issue with your suggestions, but I doubt they would change my policy.

"I landlord on the side, and frankly anything that is likely to increase my time to get a property ready after a tenant leaves is something to be avoided."

I appreciate your situation. In my state, it is an obligation of the landlord to repaint, thouroughly clean, and shampoo the carpets of the apartment or house. If this minimal amount of work is all that is required then 100% of the security deposit is returned to the renter.

I can't imagine any more would be necessary for a place that I would rent and I am a regular smoker. In fact, my rental history proves that.

(Disclaimer: Still not trying to infringe on your property rights.)