This is the letter that usually works: a formal demand that names the statute, the deadline the landlord missed, and the penalty they now owe (in many states 2x the deposit; 3x in Texas, Georgia, Massachusetts, Colorado, and Maryland). Landlords who ignore a casual request often pay quickly once they see their real exposure.
Get the exact statute citation, deadline, and penalty for your state from the state deadlines & penalties table before you send this.
[Your full name]
[Your mailing address]
[City, State ZIP]
[Email] · [Phone]
[Date]
[Landlord or property manager name]
[Landlord mailing address]
[City, State ZIP]
Re: DEMAND for return of security deposit — [former rental address, unit #]
Dear [Landlord name],
I rented [former rental address] and moved out on [move-out date],
returning possession and keys. I paid a security deposit of $[deposit
amount]. I provided my forwarding address on [date you gave it].
Under [state statute citation, e.g. "Cal. Civ. Code § 1950.5"], you were
required to return my deposit and/or provide an itemized statement of
deductions within [X] days. That deadline passed on [deadline date], and
to date I have received [no response / $[amount] with no valid itemized
statement / an itemized statement I dispute].
I therefore demand the return of $[amount owed] — the [full deposit /
wrongfully withheld portion]. Please note that under [state statute],
a landlord who [fails to comply / withholds in bad faith] may be liable
for [the penalty for your state, e.g. "up to two times the deposit" or
"three times the wrongfully withheld amount"], plus [interest and]
reasonable attorney's fees and court costs.
Please mail the amount due to my address above within [10] days of the
date of this letter. If I do not receive it, I intend to pursue all
remedies available to me, including filing a claim in small claims court
for the deposit, the statutory penalty, and costs.
Sincerely,
[Signature]
[Your printed name]
Before you send it
- Fill the statute, deadline, and penalty from the state table — quote them accurately; don’t overstate a multiplier your state doesn’t have.
- Attach copies (never originals) of your lease, move-out photos, and any itemized statement you’re disputing.
- Send certified mail, return receipt requested, and keep everything.
Some states require steps before you can sue. A few states require advance notice before filing (for example, Colorado requires 7 days’ written notice of intent to sue). Check the notes in the state table so your demand satisfies any pre-suit requirement.
No response? Send the final demand or go straight to small claims.