Demand Letter for a Security Deposit

Most states give landlords a fixed window to return your deposit or send an itemized list of deductions, and many penalize landlords who blow the deadline. A written demand letter is how you start that clock ticking in your favor and how you show a small claims judge you did everything right.

Keep it factual: the tenancy dates, the deposit amount, the condition you left the unit in, and the fact that the deadline has passed. Attach or reference your move-out photos if you have them.

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Sample letter

This is the exact structure your finished letter will follow, with placeholders where your facts go.

[Your Full Name] [Your Street Address] [City, State ZIP] [Date] [Recipient's Full Name] [Recipient's Street Address] [City, State ZIP] RE: Formal Demand for Return of Security Deposit Dear [Recipient's Full Name]: This letter is a formal demand for payment of $[deposit amount, e.g. 1,600.00], which you owe me for return of my security deposit for the rental at [rental address]. The relevant facts are straightforward. I rented the unit from [date] to [date] and paid a security deposit of $[amount] on [date]. I returned the unit clean and in good condition beyond normal wear, returned the keys on [date], and provided my forwarding address. More than [number] days have passed and I have received neither my deposit nor an itemized statement of deductions. Demand is hereby made for payment in full of $[deposit amount, e.g. 1,600.00] within 14 days of your receipt of this letter. Payment may be made as follows: Check mailed to my address above. If payment is not received by that deadline, I intend to pursue the remedies available to me, which may include filing a claim in court and seeking recovery of costs where permitted. A judgment can affect your credit and can be enforced against wages and bank accounts. None of that is necessary if you simply resolve this now. This letter is written without waiver of any rights or remedies, all of which are expressly reserved. Sincerely, [Your Full Name]

What to include

The rental address and your tenancy dates
The deposit amount and when you paid it
The condition of the unit at move-out, with photo documentation
Your forwarding address and the days elapsed since move-out
A payment deadline before you file in small claims court

Common questions

How long does my landlord have to return the deposit?

It varies by state, commonly between two weeks and a month and a half. Your letter does not need to cite the exact rule: stating that the legally required window has passed is enough for a demand, and the small claims clerk can tell you the local deadline.

The landlord kept the deposit for normal wear. Is that allowed?

Ordinary wear and tear is generally not deductible; actual damage is. Faded paint and worn carpet paths are wear. Holes in walls are damage. Say in the letter that the unit was returned in good condition beyond normal wear.

Is small claims court worth it for a deposit?

Usually yes. Filing fees are modest, lawyers are not required, and deposit cases are among the most common and most tenant-friendly cases those courts hear.

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