Free Security Deposit Return LetterFill in the form, check the preview, then print it or save it as a PDF. No sign-up, and nothing you type is uploaded.
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Examples3 layouts filled in with made-up details. Open one to start with that layout, or print a blank template to fill in by hand.
Notice: Generated via SnapPaperwork. For genuine deposit records only. Listing charges that did not happen, or keeping a deposit for normal wear and tear, can be illegal.
How to write a security deposit return letter in 3 steps
1
Enter the deposit and the deductions
The deposit you received, any interest on it, and one line for each repair, cleaning or unpaid charge. The total and the amount you return are worked out for you.
2
Check the details your state asks for
Most states set a deadline and some ask for copies of receipts or a set way of sending. In Florida, choose the notice of intention to impose a claim: its wording is filled in for you.
3
Sign, send and keep a copy
Print it or save a PDF, sign it and send it to the tenant’s forwarding address with the refund. Keep a copy, the receipts and the mailing receipt.
What an itemized deposit statement should include
The date, and the tenant’s name and forwarding address
The address of the rental and the move-out date
The amount of the deposit received, and any interest owed on it
Each deduction: what it was for and how much
The total deducted, and the amount returned, or the balance still owed
How the refund is paid, for example the check number
Copies of invoices, receipts or estimates, where your state asks for them
Your name, address and signature
Deadlines and rules in six states
Every state sets its own deadline for returning the deposit, and many say what the letter must include and how to send it. A few examples, from the laws themselves:
State
Deadline
What to send
How
CaliforniaCivil Code § 1950.5
21 days after the tenant moves out
An itemized statement and the rest of the deposit. For repairs and cleaning: copies of the bills, invoices or receipts and, from 2025, photos, unless those deductions total $125 or less (the tenant can still ask for them within 14 days).
By hand or first-class mail, or by email if you both agreed to it
TexasProperty Code §§ 92.103–92.109
30 days after the tenant gives up the rental
The rest of the deposit, with a written description and itemized list of the deductions. No deduction for normal wear and tear.
Mail postmarked by the deadline counts as on time. The landlord does not have to refund until the tenant gives a forwarding address in writing.
FloridaStatutes § 83.49(3)
15 days if you keep nothing; 30 days to send a notice of claim if you plan to keep some
The notice of intention to impose a claim, in the wording the law sets out
Certified mail to the tenant’s last known mailing address, or email under s. 83.505
WashingtonRCW 59.18.280
30 days after the tenancy ends and the tenant moves out
A full and specific statement of why you keep any of the deposit, copies of estimates or invoices, and the refund
By hand, or first-class mail to the tenant’s last known address
ArizonaA.R.S. § 33-1321
14 days, not counting weekends and holidays, after the tenancy ends, the tenant gives back the rental and asks for the deposit
An itemized list of all deductions and the amount due to the tenant
First-class mail to the tenant’s last known address, unless the tenant arranged something else in writing
MarylandReal Property § 8-203
45 days after the tenancy ends
The deposit with interest, less any damages withheld. If you keep some: a list of the damages and an itemized statement of the costs, with supporting documents.
First-class mail to the tenant’s last known address
Getting it wrong can cost more than the deposit. A landlord who keeps a deposit in bad faith or without a reasonable basis can owe up to twice the deposit in California and Washington, twice the amount wrongfully withheld in Arizona, $100 plus three times the amount wrongfully withheld in Texas, and up to three times the withheld amount in Maryland. In Florida, a landlord who does not send the notice within 30 days loses the right to claim against the deposit.
Other states set their own deadlines, often between two weeks and two months. Check your state’s law, or ask a local landlord association or attorney, before you send the letter.
Returning a deposit in Canada, the UK and Australia
Tenancy law is set by each province, nation or state. These are plain-English summaries of the official text, read again on the date shown.
Canada · checked
Ontario: There is no damage deposit to return: the only deposit allowed is a rent deposit, and the landlord must use it for the last month’s rent. RTA ss. 105, 106(10)
British Columbia: Within 15 days after the later of the end of the tenancy and getting the tenant’s forwarding address in writing, repay the deposit with interest or apply for dispute resolution. Otherwise the landlord must pay double. Residential Tenancy Act, s. 38(1), (6)
Alberta: Within 10 days after the tenant leaves, return the deposit, or the balance with a statement of account (an estimate within 10 days and a final statement within 30 if the cost is not yet known). Nothing may be kept for normal wear and tear, or for damage without the inspection reports. Residential Tenancies Act, s. 46
Québec and other provinces: Rules differ. Check your province’s residential tenancy law.
United Kingdom · checked
England: The deposit is held under a government-authorised scheme, which must offer a way to settle disputes. With a custodial scheme, once landlord and tenant agree how to split it, the scheme pays within 10 days. Housing Act 2004, s. 212; Sch. 10, para. 4
Wales: The deposit must be dealt with under an authorised deposit scheme, so it is returned through that scheme. Renting Homes (Wales) Act 2016, s. 45
Scotland: The approved scheme holds the deposit until it is repaid after the tenancy ends. SSI 2011/176, reg. 3(2)
New South Wales: The bond is claimed from NSW Fair Trading, not paid by the landlord. A landlord who claims without the tenant’s consent must give the tenant the end-of-tenancy condition report and copies of quotes or invoices within 7 days. Repairs can be claimed only for damage beyond fair wear and tear. Residential Tenancies Act 2010, ss. 163–166
Queensland: The bond is paid out by the Residential Tenancies Authority on an application in the approved form. A lessor who claims it must give the tenant evidence supporting the claim. RTRA Act 2008, ss. 125, 136AA
Other states and territories: Rules differ. Check your state or territory’s tenancy authority.
Laws change, and this page is general information, not legal advice. Check the rules where the property is, or ask a local professional.
Normal wear and tear, or damage?
Deductions are usually allowed for unpaid rent and for damage beyond normal wear and tear, as your lease and state law allow. Texas and Washington, for example, say in so many words that a deposit cannot be kept for normal wear, and Maryland allows deductions only for damage beyond ordinary wear and tear.
Normal wear is what happens when people simply live in a home: paint that has faded, a few small nail holes, carpet worn along the walkways. Damage is more than that: holes in walls, burns, pet stains, broken fixtures or doors.
Charge what the repair or cleaning actually cost, or a fair estimate where the law allows one, and list each item on its own line. Washington, for example, does not allow carpet cleaning unless the wear to the carpet is documented beyond ordinary use.
Florida has its own process. If you keep nothing, return the deposit within 15 days after the lease ends. If you plan to keep some of it, you must first send the tenant a notice of your intention to impose a claim, within 30 days, by certified mail or by email under s. 83.505, in the wording the law sets out.
The tenant then has 15 days after receiving the notice to object in writing. If they do not, you may deduct your claim and must send the rest of the deposit within 30 days after the date of the notice. If you miss the 30-day notice, you lose the right to claim against the deposit, though you can still sue for damages after returning it.
Choose “Florida: notice of intention to impose a claim” in the form. The law’s wording is filled in with the amount, the reason and your address, and the statement under it shows the deposit, each deduction and the balance to be returned.
Sending it and keeping a record
Send the letter, with the refund, to the forwarding address the tenant gave you. If your state names a way to send it, such as first-class or certified mail, use that one.
Keep a copy of the letter, the receipts and invoices, your move-in and move-out checklists and photos, and the mailing receipt. Fill in the record of delivery at the foot of your copy: the date, how it was sent and who sent it.
If you are the tenant
Give your landlord a forwarding address in writing when you move out. In Texas, the landlord does not have to refund the deposit until you do.
If you disagree with a deduction, say so in writing and keep a copy. In Florida, you have 15 days after receiving the landlord’s notice to object in writing. Small claims court handles most deposit disputes, and local legal aid offices can explain your rights where you live.
Checked in October 2026. This page is general information, not legal advice. Landlord and tenant laws differ from state to state and change often.
Is this security deposit return letter generator free?
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Yes. It is free to use, needs no account or sign-up, and never adds a watermark or a SnapPaperwork logo to your letter.
What is an itemized statement of security deposit?
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A letter from the landlord at the end of a tenancy that lists the deposit received, each amount kept from it and why, and the amount returned. Many states require one whenever any part of the deposit is kept.
How long do I have to return a security deposit?
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It depends on the state: 14 days (not counting weekends and holidays) in Arizona, 21 days in California, 30 days in Texas and Washington, 45 days in Maryland, and 15 or 30 days in Florida depending on whether you keep any of it. See the table on this page, and check your own state’s law.
What can I deduct from a security deposit?
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Usually unpaid rent and the cost of damage beyond normal wear and tear, as your lease and state law allow. Normal wear, such as faded paint or carpet worn by everyday use, generally cannot be deducted.
What if the deductions are more than the deposit?
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The letter shows “Balance you still owe” instead of the amount returned, with a sentence asking the tenant to pay it. You can rewrite that sentence in the Wording section.
Do I have to send copies of receipts?
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In some states, yes. California, Washington and Maryland, for example, ask for copies of invoices, receipts or estimates for the deductions. Tick the box in the form to add a sentence saying they are enclosed.
What is the Florida notice of intention to impose a claim?
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The notice Florida law requires before a landlord keeps any part of a deposit: sent within 30 days, by certified mail or by email under s. 83.505, in wording set out in s. 83.49(3). This tool fills that wording in with the amount, the reason and your address.
How should I send the letter?
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The way your state requires: first-class mail in many states, certified mail for the Florida notice. Send it to the forwarding address the tenant gave you, and keep a copy and the mailing receipt.
Can I change the wording?
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Yes. Click any text on the page to rewrite it, including the title and the paragraphs. The “Wording” section lists everything with the words printed now. If you change the Florida notice’s wording, the form reminds you that it comes from the law.
Are my details uploaded or stored on your servers?
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No. Everything you type stays in your browser and is never sent to me. The form is saved on your own device so it is there next time. On a shared computer, press “Clear Form” when you are done.
How do I save the letter as a PDF?
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Click “Print / Save PDF” and choose “Save as PDF” as the printer, or click “Download PDF” to save a file straight to your phone or computer. The downloaded file is a picture of the page, so its text cannot be selected. “Share” opens your device’s share menu with the PDF attached, for example to email it.
