Security Deposit Demand Letter: Free Template + What to Say

A good demand letter does one thing: it convinces your landlord that paying you back is cheaper than fighting you. That means citing the statute, stating exact numbers, and sounding like someone who has already organized their evidence — because you have.

The five things every demand letter needs

1. The statute, by name. “Under Cal. Civ. Code § 1950.5…” signals you know the deadline and the penalty. Find your state’s cite on our law pages.
2. The numbers and dates. Deposit amount, move-out date, the legal deadline, and how many days past it you are.
3. A reference to your evidence. “The unit’s condition is documented in timestamped photographs from move-in and move-out.” You don’t need to attach everything — the existence of organized evidence does the work.
4. The penalty, stated plainly. Most states multiply wrongfully withheld deposits: 2x in California and Ohio, 3x (+$100) in Texas, 3x in Georgia. That paragraph is why letters work.
5. A deadline and a next step. Ten business days, then small claims. Specific, calm, and real.

The template

Dear [Landlord],

I am writing regarding the security deposit of $[amount] for [address], which I vacated on [date]. Under [statute], a landlord must return a tenant’s deposit, with an itemized statement for any deductions, within [X] days. That deadline passed on [date].

The unit’s condition is documented in timestamped, hash-verified photographs from move-in and move-out, along with our written correspondence. I believe the record shows the unit was returned in good condition, normal wear and tear excepted.

I request the full return of my deposit within 10 business days. Please note that under [state] law, wrongful withholding can result in [penalty]. I would prefer to resolve this directly; you can reach me at [email].

Sincerely, [Name]

Tone: professional beats furious

The letter may be read aloud in small claims court. Write it for the judge, not the landlord. No insults, no accusations you can’t prove, no ALL CAPS. The scariest letter a landlord can receive is a boring one with a statute number in it.

Or generate it from your evidence

DepositShield’s dispute kit builds this letter automatically — filled with your state’s statute, deadline, and penalty — and staples it to a chronological evidence packet: every photo hash-verified, every repair request and landlord reply in order. One tap, court-ready.