Demand Letter Lab

Security Deposit Demand Letter

A security deposit demand letter is a written request asking a landlord to return a deposit or explain deductions. This hub helps you find the state deadline, penalty rule, claim limit, and official statute before you send one.

How it works

  1. Pick your state. Match the letter to the law that controls the rental property.
  2. Check the deadline and statute. Use the table to confirm the return window, penalty language, deposit cap, and official source.
  3. Send a focused request. Keep the letter tied to your move-out date, deposit records, forwarding address, and requested next step.

Security Deposit Index

The Demand Letter Lab Security Deposit Index tracks 51 verified states, each with its statutory return deadline, penalty rule, deposit cap, and small claims limit cross-checked against the official state source. Standard return deadlines run from 14 to 60 days.

Security deposit deadlines and penalties: state by state

Download this table: CSV · JSON

Security deposit rules by state
State Return deadline (days) Penalty Max deposit Small claims limit Statute Verification
Alabama 60 calendar landlord must pay the tenant double the amount of the tenant's original deposit if refund or accounting is not mailed within 60 days Not more than one month's periodic rent, except additional amounts may be required for pets, changes to the premises, or increased liability risks to the landlord or premises. $6,000 (District Court small claims division) Ala. Code § 35-9A-201 Verified
Alaska 14 calendar (proper termination notice under AS 34.03.290 AND no damage deductions for noncompliance with AS 34.03.120); 30 calendar (proper notice given but costs are deducted for damages from tenant noncompliance with AS 34.03.120); 30 calendar (tenant did not give notice complying with AS 34.03.290) wilful violation: landlord liable for twice the amount of the security deposit wrongfully withheld Not more than two months' periodic rent, except the two-month cap does not apply where rent exceeds $2,000 a month. Landlord may require an additional pet deposit of up to one month's rent for a pet that is not a service animal, accounted for separately. $10,000 (District Court small claims) Alaska Stat. § 34.03.070 Verified
Arizona 14 business 2x the amount wrongfully withheld, plus recovery of the property/money due, if the landlord fails to comply with the subsection D itemization/return duty (no separate statutory "bad faith" element required - the penalty attaches to noncompliance with the 14-day itemized-list duty itself) 1.5 months' rent (statute does not distinguish furnished/unfurnished - cap applies to all security deposits, however denominated, including prepaid rent) $5,000 Arizona Revised Statutes § 33-1321 (Arizona Residential Landlord and Tenant Act) Verified
Arkansas 60 calendar (subchapter applies (see notes: generally landlords with six or more units, or any landlord using paid third-party management; five-or-fewer self-managed individual owners exempt under § 18-16-303)); 180 calendar (letter with payment returned and landlord unable to locate tenant after reasonable effort; payment then becomes landlord property) tenant may recover property/money due, damages equal to two times the amount wrongfully withheld, costs, and reasonable attorney's fees; if landlord shows by preponderance that noncompliance was an error despite reasonable procedures or a good-faith dispute as to amount due, liability limited to costs and the sum erroneously withheld Not more than two months' periodic rent, for landlords covered by the subchapter (six or more dwellings, or any landlord with paid third-party management). No statutory cap for exempt small self-managed landlords under § 18-16-303. $5,000 (District Court small claims division statewide) Ark. Code Ann. §§ 18-16-303 to 18-16-306 Verified
California 21 calendar Statutory damages of up to 2x the deposit, in addition to actual damages, when retention is in bad faith (Civ. Code §1950.5(l)) One month's rent standard cap (AB 12, effective 2024-07-01); two months' rent allowed for small natural-person landlords (max 2 properties / 4 units); one month for service-member tenants regardless of landlord size $12,500 Cal. Civ. Code §1950.5 Verified
Colorado 30; 60 (lease specifies a longer period (statute max 60 days)) Treble (3x) the amount of the security deposit portion wrongfully withheld, plus reasonable attorney fees and court costs. As of the 2026 amendment (HB25-1249), 'willful' retention was replaced with 'wrongful' retention as the trigger (C.R.S. 38-12-103(3)(a)), and a landlord is deemed to have wrongfully withheld a deposit if the landlord: (a) fails to timely provide the written statement/documentation, (b) provides a statement that fails to list exact reasons, (c) fails to return the difference owed within the deadline, or (d) retains the deposit 'in bad faith' (defined in new subsection (3.5) as retaining an amount that unreasonably exceeds actual damages - presumed if 125%+ of actual damages - retained without actual cause, an amount the landlord knew/should have known exceeded actual damages, or retained for an unlawful/retaliatory/discriminatory purpose). Tenant must first give the landlord written notice/demand and 7 days' notice of intent to sue before filing; treble damages/attorney fees are only recoverable if the landlord fails to return the full deposit or withheld portion within 7 days of that demand (new subsection (3)(c)). If a landlord retained in good faith, complied with all requirements, but a court finds the retained amount exceeded actual damages, liability is limited to the excess amount plus court costs only (no treble damages) - new subsection (3.5)(d). No statutory limit $7,500 C.R.S. 38-12-103 and 38-12-104 (Colorado Security Deposit Refund Act, Title 38, Article 12, Part 1); as amended by HB25-1249, effective January 1, 2026 Verified
Connecticut 21 calendar (ordinary path when tenant has provided forwarding address (or later of 21 days after termination or 15 days after written forwarding address, whichever is later)); 15 calendar (applies when this later date is after the 21-day post-termination period; statutory rule is the later of 21 days after termination or 15 days after written forwarding address) landlord liable for twice the amount of any security deposit paid; if the only violation is failure to deliver accrued interest, liability is $10 or twice the accrued interest, whichever is greater Not more than two months' rent for tenants under age 62; not more than one month's rent for tenants age 62 or older. If a tenant becomes 62 after paying more than one month, landlord must return the excess on request. $5,000 (Superior Court small claims session (general claims)); $15,000 (home improvement / new home construction contracts only) Conn. Gen. Stat. § 47a-21 Verified
Delaware 20 calendar failure to remit deposit or difference with itemized damage list within 20 days: tenant entitled to double the amount wrongfully withheld; also, failure to disclose escrow location within 20 days of written request or failure to deposit in required in-state federally insured institution constitutes forfeiture of the deposit to the tenant, and failure to return full deposit within 20 days of that forfeiture also yields double the deposit Not more than 1 month's rent where the rental agreement is for 1 year or more; for an agreement with no fixed term or a month-to-month agreement, after the tenancy has lasted 1 year or more, excess over 1 month's rent (including a surety-bond combination excess) must be returned as a credit immediately. The cap does not apply to furnished rental units. A separate pet deposit may not exceed 1 month's rent. $25,000 (Justice of the Peace Court) 25 Del. C. § 5514 Verified
District Of Columbia 45 calendar (either return full deposit plus any interest due, or give personal/certified-mail written notice of intent to withhold); 30 calendar (when landlord elects to withhold; refund of balance plus interest not used, with itemized statement of uses and costs) failure to comply with 14 DCMR § 309.1 and § 309.2 is prima facie evidence tenant is entitled to full return including interest; housing provider liable for the amount of deposit withheld, or in the event of bad faith for treble that amount; for interest violations under § 311, liable for interest owed or treble interest if bad faith, and willful interest nonpayment may draw civil fine up to $5,000 per violation Not more than the first full month's rent charged that tenant for the dwelling unit, and may be charged only once (14 DCMR § 308.2). D.C. Code § 42-3502.17 also limits new deposits for units already occupied without a deposit as of July 17, 1985 (with construction/exemption carve-outs). $10,000 (Superior Court of D.C. Small Claims and Conciliation Branch) D.C. Code § 42-3502.17; 14 DCMR §§ 308-311 Verified
Florida 15 (no deductions claimed); 30 (deductions claimed) No statutory multiple-damages/punitive penalty (unlike Massachusetts' 3x). If landlord fails to give the required 30-day notice of intent to claim, landlord forfeits the entire right to impose any claim on the deposit and must return it in full. In any civil action to recover the deposit, the prevailing party is entitled to court costs plus a reasonable attorney's fee (Fla. Stat. § 83.49(3)(c)). No statutory interest-on-deposit penalty beyond the interest-payment requirement itself (75% of annualized average interest rate on the account, or 5% simple interest per year, if landlord elected an interest-bearing arrangement under § 83.49(1)(b)/(c); many landlords opt out of interest entirely by using a non-interest-bearing account or surety bond, which is legal). No statutory limit $8,000 Fla. Stat. § 83.49 (2025 Florida Statutes, current codification); small claims limit at Fla. Stat. § 34.01(1)(c) Verified
Georgia 30 Statutory treble damages (3x the amount improperly withheld) plus reasonable attorney's fees under O.C.G.A. §44-7-35(a) - this applies to ANY wrongful withholding, not conditioned on proving bad faith; however the landlord has an affirmative defense limiting liability to actual amount owed if the landlord proves by a preponderance of the evidence that the withholding was unintentional and resulted from a bona fide error despite reasonably designed procedures to avoid such errors. Separately, under §44-7-34, a landlord who fails to provide the required itemized damage statement within the timeframes forfeits ALL rights to withhold any part of the deposit or to sue the tenant for damages (full forfeiture, not treble). 2 months' rent (same cap, no furnished/unfurnished split under GA law; local ordinances may differ, e.g. Atlanta municipal cap reported at 1.5x rent but that is local, not the state statute) $15,000 O.C.G.A. §§ 44-7-30 through 44-7-37 (Article 2, Chapter 7, Title 44) Verified
Hawaii 14 calendar failure to furnish required written notice/itemization within 14 days: landlord forfeits right to retain any part of deposit and must return entire deposit; if court finds wrongful and wilful retention, damages may equal three times the amount wrongfully and wilfully retained plus costs; if wrongful (not wilful), damages equal the amount wrongfully retained plus costs Not more than one month's rent, plus an optional additional pet security deposit not exceeding one month's rent (not for assistance animals). At the beginning of the rental agreement landlord may receive first month's rent and the security deposit only (no other upfront money). $5,000 (District Court Small Claims Division general claims; residential security-deposit return claims heard in Small Claims with no statutory monetary cap per HI Judiciary self-help) Haw. Rev. Stat. § 521-44 Verified
Idaho 21 calendar (default when no return time is fixed by agreement); 30 calendar (outer maximum; agreement may set a time other than 21 days but may not exceed 30 days); 3 business (pre-suit cure: tenant must give 3 days written notice listing the failure (return of security deposit) and demand performance before filing under § 6-320; Saturdays, Sundays, and legal holidays excluded from the 3-day count per practice guides) failure to return deposit as required is an actionable landlord breach under § 6-320(a)(4) after three-day written demand; court may award damages and, where violation is malicious or intentional, up to treble damages, plus costs and attorney fees per Idaho AG/Legal Aid guidance and form H-3 No statutory maximum under § 6-321. $5,000 (Magistrate Division small claims; $5,000 limit (Idaho Code 1-2301)) Idaho Code §§ 6-321, 6-320 Verified
Illinois 45 (buildings of 5 or more units; full return when no itemized statement furnished); 30 (buildings of 5 or more units; itemization when deductions claimed) If landlord willfully refuses to provide the required itemized statement, or provides it in bad faith, and fails/refuses to timely return the deposit balance due, a court may award the tenant an amount equal to TWICE the security deposit due, plus court costs and reasonable attorney's fees (765 ILCS 710/1-2). Separately, under the Security Deposit Interest Act (765 ILCS 715, applies only to buildings of 25+ units in the same municipality where deposit is held 6+ months), a landlord who willfully fails to pay required interest is liable for an amount equal to the full security deposit, plus court costs and attorney's fees. No statutory limit $10,000 765 ILCS 710/1 (Security Deposit Return Act); related: 765 ILCS 715/1 (Security Deposit Interest Act) Verified
Indiana 45 calendar (tenant has supplied a written mailing address; clock does not run for landlord liability until address is provided in writing) tenant may recover all of the security deposit due plus reasonable attorney's fees; failure to provide timely itemization is treated as agreement that no damages are due and full deposit must be remitted No statewide statutory maximum. $10,000 (statewide small claims) Ind. Code §§ 32-31-3-12 to 32-31-3-15 Verified
Iowa 30 calendar; 365 calendar (if no mailing address or instructions within one year, rental deposit reverts to landlord and tenant forfeits rights to it) failure to provide written statement within 30 days after termination and receipt of address = forfeit all rights to withhold any portion; bad-faith retention additionally subjects landlord to punitive damages not to exceed twice the monthly rental payment plus actual damages; court may award reasonable attorney fees to prevailing party in action on a rental agreement (deposit-dispute context per Iowa Supreme Court construction) Not more than two months' rent. $6,500 (district court sitting in small claims (Iowa Code ch. 631; actions on or after July 1, 2018)) Iowa Code § 562A.12 Verified
Kansas 14 calendar (landlord proposes to retain any portion for expenses/damages/other allowable charges other than rent; hard cap remains 30 days after termination, delivery of possession, and demand); 30 calendar (outer maximum for return of any balance when landlord is retaining for non-rent charges; also the window for tenant to make demand); 30 calendar (if the tenant does not demand within 30 days after termination, landlord must mail the portion due to the tenant at the last known address) tenant may recover the portion of the security deposit due together with damages equal to 1.5 times the amount wrongfully withheld Unfurnished dwelling: not more than one month's periodic rent. Furnished (tenant uses landlord-owned furniture): not more than 1.5 months' rent. Additional pet security deposit not to exceed 1/2 of one month's rent if pets permitted. Separate schedule may apply for certain federally subsidized municipal housing authorities. $10,000 (District Court small claims procedure (K.S.A. 61-2703)) Kan. Stat. Ann. § 58-2550 Verified
Kentucky No fixed statutory deadline (landlord shall send notification of any refund due when tenant leaves not owing rent); 30 calendar (landlord may then remove deposit from account and apply excess to the debt owing (application-to-debt rule, not a return deadline)); 60 calendar (if tenant does not respond, landlord may remove and retain deposit free of tenant claims (unclaimed funds rule)) landlord not entitled to retain any portion of the deposit if deposit was not held in the required separate account and initial and final damage listings were not provided No statewide statutory maximum under KRS 383.580. $2,500 (District Court small claims division (statewide)) Ky. Rev. Stat. § 383.580 Verified
Louisiana 30 calendar (return of deposit or itemized statement of retained amounts; the statute uses one month); 30 calendar (failure to remit within 30 days after written demand constitutes willful failure for penalty purposes under R.S. 9:3252) for willful failure: recover the wrongfully retained portion plus $300 or twice the wrongfully retained portion, whichever is greater No statewide statutory maximum. $5,000 (justice of the peace / parish court small claims (varies by parish)) La. R.S. 9:3251 to 9:3252 Verified
Maine 30 calendar (written rental agreement; statutory outer limit is 30 days; lease may set a shorter period); 21 calendar (tenancy at will (no written rental agreement)) failure to provide written statement or return deposit within the statutory time: landlord forfeits right to withhold any portion; if landlord still fails to return entire deposit within 7 days after tenant's pre-suit notice of intent to sue, wrongful retention is presumed and landlord is liable for double the portion wrongfully withheld plus reasonable attorney's fees and court costs; landlord bears burden to prove withholding was not wrongful Not more than the equivalent of 2 months' rent for a dwelling intended for human habitation. $10,000 (District Court small claims (as of January 1, 2026)) Me. Rev. Stat. tit. 14, §§ 6031-6039 (esp. §§ 6032-6034) Verified
Maryland 45 calendar; 45 calendar (tenant was evicted or ejected for lease breach, or abandoned the premises, before termination of tenancy; ordinary 45-day return rules of (e) and (g) do not apply until tenant demands return and gives new address) up to threefold the amount wrongfully withheld (without a reasonable basis), plus reasonable attorney's fees; separate forfeiture of right to withhold for damages if itemized list not mailed within 45 days Generally 1 month's rent per dwelling unit (for leases on or after Oct 1, 2024). Up to 2 months' rent if tenant qualifies for DHS utility assistance, lease requires utility payments to landlord, and parties agree in writing to that amount. Excess over cap: tenant may recover up to 3x the extra amount charged plus attorney's fees. $5,000 (District Court small claims) Md. Code Ann., Real Prop. § 8-203 Verified
Massachusetts 30 If landlord fails to return the deposit/balance within 30 days of tenancy termination, fails to provide required itemization, fails to pay required 5% annual interest, or otherwise violates §15B's deposit-handling requirements (e.g., commingling, no separate interest-bearing account, no bank transfer statement), the tenant may recover treble (3x) damages equal to three times the deposit or balance wrongfully withheld, PLUS 5% interest from the date payment became due, PLUS court costs and reasonable attorney's fees. 1 month's rent (plus, separately, first month's rent, last month's rent, and cost of a new lock may also be collected at move-in under c.186 §15B(1)(b)) $7,000 Mass. Gen. Laws ch. 186, § 15B Verified
Michigan 30 MCL 554.613: failure of the landlord to comply fully with the itemization/damages procedure constitutes waiver of all claimed damages AND makes the landlord liable to the tenant for double (2x) the amount of the security deposit wrongfully retained. Unlike some states (e.g., MA, IL), Michigan's statute does not condition this doubling on a separate finding of "bad faith" - it attaches automatically to noncompliance with the notice/itemization/45-day-suit procedure. No interest accrual requirement exists on Michigan security deposits. 1.5 months' rent $7,000 MCL 554.601–554.616 (Landlord and Tenant Relationships Act, Act 348 of 1972), esp. §§554.602, 554.603, 554.609, 554.613 Verified
Minnesota 21 calendar (ordinary termination (three weeks = 21 days)); 5 calendar (condemnation branch) failure to provide timely written statement (or other listed duties) = liability for the withheld portion plus interest as a penalty, in addition to the portion wrongfully withheld plus interest; separate bad-faith punitive damages up to $500 per deposit No general statewide statutory maximum for ordinary residential deposits under § 504B.178. $20,000 (conciliation court (statewide)) Minn. Stat. § 504B.178 Verified
Mississippi 45 calendar retention in violation of this section and with absence of good faith may subject landlord or transferee to damages not to exceed $200 in addition to any actual damages No statutory maximum under § 89-8-21. $3,500 (Justice Court statewide (Miss. Code § 9-11-9; official courts.ms.gov still lists $3,500)) Miss. Code Ann. § 89-8-21 Verified
Missouri 30 calendar; 30 calendar (when carpet-cleaning costs are withheld under a lease clause allowing carpet cleaning charges; landlord must provide a receipt for actual carpet cleaning costs within 30 days of end of tenancy) if landlord wrongfully withholds all or any portion of the deposit, tenant recovers twice the amount wrongfully withheld Not more than two months' rent. Pet deposits denominated as pet deposits are excluded from the 'security deposit' definition. $5,000 (statewide small claims) Mo. Rev. Stat. § 535.300 Verified
Montana 10 calendar (after inspection there are no damages, no cleaning required, no unpaid rent, and tenant demonstrates no unpaid utilities); 30 calendar (ordinary path when deductions or itemized list of rent/damage/cleaning charges apply) failure to provide the required written list of damage and cleaning charges: landlord forfeits all rights to withhold any portion of the security deposit for damages or cleaning charges (MCA 70-25-203) No statutory cap in MCA Chapter 70-25. $7,000 (Justice Court / City Court small claims) Mont. Code Ann. §§ 70-25-201 to 70-25-206 (esp. §§ 70-25-202, 70-25-203) Verified
Nebraska 14 calendar; 365 calendar (if mailing returned undeliverable or balance remains outstanding one year, treat as abandoned property to State Treasurer under Unclaimed Property Act) tenant may recover property and money due, court costs, and reasonable attorney fees; if landlord's failure is willful and not in good faith, tenant may also recover liquidated damages equal to one month's periodic rent or two times the amount of the security deposit, whichever is less Not more than one month's periodic rent, plus a pet deposit not in excess of one-fourth of one month's periodic rent when appropriate. Cap does not apply to housing agencies under the Nebraska Housing Agency Act. $7,500 (Small Claims Court statewide (Neb. Rev. Stat. § 25-2802; $7,500 beginning July 1, 2025)) Neb. Rev. Stat. § 76-1416 Verified
Nevada 30 calendar if landlord fails or refuses to return remainder within 30 days: liable for (a) an amount equal to the entire deposit and (b) a court-fixed sum of not more than the amount of the entire deposit; court considers good faith, course of conduct, and degree of harm when setting the additional sum Not more than 3 months' periodic rent for security or surety bond, or a combination thereof, including last month's rent. $10,000 (Justice Court small claims (NRS 73.010)) Nev. Rev. Stat. § 118A.242 Verified
New Hampshire 30 calendar landlord who does not comply with interest rules (540-A:6, IV) or return rules (540-A:7) is liable for twice the sum of the security deposit plus any interest due, less payments made and charges owing for damages, unpaid rent, or share of real estate taxes; noncompliance with collection/escrow/transfer rules is also a RSA 358-A:2 consumer-protection violation Not more than one month's rent or $100, whichever is greater. Security deposit means all funds in excess of monthly rent transferred for any purpose. Quarterly (or less frequent) rent payment leases allowed, but deposit still cannot exceed one month's rent equivalent. $10,000 (Circuit Court District Division small claims) N.H. Rev. Stat. Ann. §§ 540-A:6 to 540-A:8 Verified
New Jersey 30; 5 business (fire/flood/condemnation-displaced tenants); 15 business (domestic-violence lease terminations) Court "shall award recovery of double the amount of said moneys" wrongfully withheld, plus full costs of the action, and in the court's discretion, reasonable attorney's fees. This is mandatory on a finding for the tenant - NOT conditioned on a finding of bad faith (unlike e.g. Massachusetts). Separately, a distinct civil penalty of $500-$2,000 per offense applies only to willful/intentional withholding of deposits made on behalf of tenants receiving state/federal financial assistance (welfare/rental assistance) - that narrower penalty IS bad-faith-gated, but the general tenant double-damages remedy is not. 1.5x one month's rent $5,000 N.J.S.A. 46:8-19 through 46:8-26 (Security Deposit Law); return deadline/penalty at 46:8-21.1; deposit cap at 46:8-21.2; small claims jurisdiction at 46:8-21.4 Verified
New Mexico 30 calendar failure to provide written statement of deductions and balance within 30 days: forfeit right to withhold any portion of deposit, forfeit counterclaim in deposit-recovery action, liability for court costs and reasonable attorney fees, and forfeit independent damage action against resident; additional $250 civil penalty if owner retains deposit in bad faith For rental agreements of duration less than one year: not more than one month's rent. For annual rental agreements: no fixed multiple-of-rent statutory cap, but if deposit exceeds one month's rent the owner must pay annual passbook interest (federal home loan bank board rate for S&Ls in New Mexico). $10,000 (Magistrate Court / Metropolitan Court civil (NMSA 35-3-3 / 34-8A-3)) N.M. Stat. Ann. § 47-8-18 Verified
New York 14 Missing the 14-day deadline forfeits any right to retain any portion of the deposit; willful violation exposes the landlord to punitive damages of up to 2x the deposit One month's rent (HSTPA 2019) $10,000 (New York City courts) N.Y. Gen. Oblig. Law §7-108 (as amended by HSTPA 2019) Verified
North Carolina 30 calendar; 30 calendar (landlord cannot determine the full claim within 30 days; interim accounting required by day 30); 60 calendar (final accounting when full claim could not be determined within 30 days); 30 calendar (tenant address is unknown; balance must be held for collection by the tenant for at least six months) willful noncompliance voids landlord's right to retain any portion of the deposit; tenant may recover damages and, on finding of willful noncompliance, attorney's fees 2 weeks' rent if week-to-week; 1.5 months' rent if month-to-month; 2 months' rent for terms greater than month-to-month (G.S. 42-51(b)). Reasonable nonrefundable pet fee allowed separately (G.S. 42-53). $10,000 (statewide maximum for magistrate small claims; some counties set lower local limit (as low as $5,000)); $5,000 (some counties (local rules; confirm with clerk)) N.C. Gen. Stat. §§ 42-50 to 42-56 (Tenant Security Deposit Act); principal return rule § 42-52 Verified
North Dakota 30 calendar lessor liable for treble damages for any security deposit money withheld without reasonable justification Generally not more than one month's rent. Exceptions: up to two months' rent as security from an individual convicted of a felony (as an incentive to rent) or from an individual with a prior judgment for violating a previous rental agreement. Separate pet security deposit may not exceed the greater of $2,500 or two months' rent (service/companion animals under fair housing excluded). $15,000 (District Court small claims) N.D. Cent. Code § 47-16-07.1 Verified
Ohio 30 If landlord fails to itemize deductions and return amount due within 30 days, tenant may recover the money/property wrongfully withheld PLUS damages equal to the amount wrongfully withheld (i.e., effectively double/2x the wrongfully withheld amount) PLUS reasonable attorney's fees. No separate "bad faith" finding is required by the statute text itself (courts have sometimes read a good-faith dispute defense into case law, but the statute's plain text imposes the doubling regardless of intent) - tenant must have provided landlord a forwarding address in writing or forfeits this remedy. Ohio does not cap the deposit amount itself; no statutory maximum on the deposit collected $6,000 Ohio Revised Code § 5321.16 (Security deposits - procedures) Verified
Oklahoma 45 calendar; 180 calendar (if tenant fails to make written demand within six months, deposit reverts to landlord) tenant may recover the damage and security deposit and prepaid rent if landlord fails to comply with this section; no statutory multiple of the deposit for ordinary noncompliance No statutory cap on residential security deposits under § 41-115. $10,000 (statewide (12 O.S. § 1751)) Okla. Stat. tit. 41, § 115 Verified
Oregon 31 calendar; 31 calendar (security deposit or prepaid rent secures a tenancy for a space for a manufactured dwelling or floating home the tenant owns and occupies, and the dwelling or home is abandoned) tenant may recover twice the amount withheld without a written accounting, or twice the amount withheld in bad faith No statewide statutory maximum under ORS 90.300. Local limits may apply (e.g., City of Portland code caps). Landlord may not charge pet security deposit for service/companion animals required as reasonable accommodation. $10,000 (statewide small claims department) ORS 90.300 Verified
Pennsylvania 30 Two separate penalties, no bad-faith/willfulness requirement: (1) failure to provide the written itemized damage list within 30 days = forfeiture of ALL rights to withhold any portion of the escrowed sum (i.e., must return 100% of deposit + any unpaid interest); (2) if landlord fails to pay the tenant the difference between the deposit (plus unpaid interest) and actual damages within 30 days, landlord is liable in assumpsit for DOUBLE the amount by which the deposit exceeds actual damages, with burden of proof on actual damages resting on the landlord. Year 1 of lease: max 2 months' rent (68 P.S. §250.511a(a)). Year 2+ / renewals: max 1 month's rent (§250.511a(b)). No increase permitted after 5 years' tenancy (§250.511a(d)). $12,000 68 P.S. §§ 250.511a (Escrow Funds Limited, codified from Section 511.1 of the Act), 250.511b (Interest on Escrow Funds, Section 511.2), 250.511c (Bond in Lieu of Escrowing, Section 511.3), 250.512 (Recovery of Improperly Held Escrow Funds) - The Landlord and Tenant Act of 1951, Act of Apr. 6, 1951, P.L. 69, No. 20, as amended Verified
Rhode Island 20 calendar tenant may recover the amount due together with damages equal to twice the amount wrongfully withheld, plus reasonable attorney fees Not more than one month's periodic rent. If the unit is furnished and furniture replacement value at lease execution is $5,000 or greater, landlord may also charge a separate furniture security deposit of up to one month's periodic rent (returned under the same 20-day later-of rule). $5,000 (District Court small claims) R.I. Gen. Laws § 34-18-19 Verified
South Carolina 30 calendar (ordinary return/itemization deadline (whichever event is later starts or completes the 30-day clock)) tenant may recover the property and money in an amount equal to three times the amount wrongfully withheld, plus reasonable attorney's fees No fixed statewide dollar or multiple-of-rent cap. If landlord rents more than four adjoining units and uses different deposit standards without required disclosure, excess over lowest comparable deposit is not subject to damage deductions. $7,500 (magistrate court (statewide civil jurisdiction commonly used)) S.C. Code Ann. § 27-40-410 Verified
South Dakota 21 calendar (return full deposit or provide written statement of specific reasons for withholding); 45 calendar (upon request of the lessee: itemized accounting of any deposit withheld) failure to comply: lessor forfeits all rights to withhold any portion of the deposit; bad-faith retention or bad-faith failure to provide required statement/accounting: punitive damages not to exceed $200 Not more than one month's rent (S.D. Codified Laws § 43-32-6.1). $12,000 (Magistrate Court small claims (SDCL 16-12C-13)) S.D. Codified Laws §§ 43-32-6.1, 43-32-24 Verified
Tennessee No fixed statutory deadline (landlord must send notification of any refund due to last known or reasonably determinable address after tenant leaves not owing rent); 60 calendar (if tenant does not respond, landlord may remove and retain the deposit free of tenant claims (unclaimed funds rule, not a return deadline)); 30 calendar (outer limit for landlord to discover and recover costs of additional physical damages after inspection (or 7 days after a new tenant takes possession, if earlier)); 7 calendar (alternate outer limit for discovering additional physical damages after inspection (whichever of 30 days after vacate or 7 days after new possession is earlier)) landlord may not retain any portion of the deposit if deposit was not held in the required account and a damage listing is not provided as required; tenant may sue in circuit or general sessions court limited to items specifically dissented No statewide statutory maximum under § 66-28-301. $25,000 (General Sessions Court (statewide civil jurisdiction limit commonly used for deposit suits)) Tenn. Code Ann. § 66-28-301 Verified
Texas 30 $100 + 3x the portion wrongfully withheld + reasonable attorney's fees when landlord acts in bad faith; bad faith is presumed if landlord fails to refund or itemize within 30 days (Tex. Prop. Code §92.109) No statutory limit on residential security deposits in Texas $20,000 Tex. Prop. Code §§92.101-92.109 (Subchapter C) Verified
Utah 30 calendar; 5 business (owner/agent failed the initial 30-day disposition duties; tenant must serve the form notice in § 57-17-3(3)-(4)) if owner fails the 5-business-day cure after tenant notice: tenant may recover full deposit (if not timely returned), full prepaid rent (if not timely returned), and a $100 civil penalty; court awards costs and attorney fees to prevailing party only if opposing party acted in bad faith; tenant gets no relief under § 57-17-5 without serving the § 57-17-3(3) notice No statewide statutory maximum for residential deposits under Chapter 57-17. $20,000 (statewide small claims (claims on or after Jan 1, 2025 through Dec 31, 2029; Utah Code § 78A-8-102)) Utah Code §§ 57-17-3, 57-17-5 Verified
Vermont 14 calendar (ordinary (non-seasonal primary) dwelling unit); 60 calendar (seasonal occupancy and rental of a dwelling unit not intended as a primary residence) failure to return deposit with itemized statement within the applicable deadline: landlord forfeits right to withhold any portion; if the failure is willful, landlord also liable for double the amount wrongfully withheld plus reasonable attorney's fees and costs No statewide statutory cap. Towns and municipalities may adopt supplemental ordinances (not inconsistent with § 4461 minimum protections); local caps may apply (e.g., Burlington). $10,000 (Superior Court Civil Division small claims) 9 V.S.A. § 4461 Verified
Virginia 45 No statutory 2x/3x multiplier. If the landlord WILLFULLY fails to comply with the itemization/45-day requirement, a court "shall order the return of the security deposit to the tenant, together with actual damages and reasonable attorney fees" (unless tenant owes rent, in which case the deposit amount is instead credited against rent owed). Non-willful (e.g., merely late/negligent) noncompliance does not trigger this specific penalty under § 55.1-1226, though general VRLTA remedies (e.g., attorney fees to prevailing party under § 55.1-1259) may still apply. 2 months' periodic rent $5,000 Va. Code § 55.1-1226 (Virginia Residential Landlord and Tenant Act, Title 55.1, Chapter 12) Verified
Washington 30 If landlord fails to provide the statement/refund within 30 days, landlord becomes liable to tenant for the full amount of the deposit; if the court finds the landlord's refusal to give the statement, documentation, or refund was "intentional," the court may in its discretion award up to 2x the deposit amount, plus the prevailing party (tenant, if they win) may recover costs and reasonable attorneys' fees. If the landlord fails to provide the initial move-in checklist (RCW 59.18.260) before collecting a deposit, landlord is liable for the full deposit amount plus costs/fees. not capped statewide by RCW 59.18 (some local ordinances, e.g. Seattle, add rules, but no statewide dollar cap) $10,000 RCW 59.18.260, RCW 59.18.280 (Residential Landlord-Tenant Act) Verified
West Virginia 60 calendar (default notice-period branch under § 37-6A-1(7)(A); the period is the shorter of 60 days after termination or 45 days after a subsequent tenant occupies); 45 calendar (alternative notice-period branch under § 37-6A-1(7)(B); applies when this is shorter than 60 days after termination); 15 calendar (damages exceed security deposit and require third-party contractor; landlord must give the exceed-deposit notice within the applicable notice period first) if landlord fails to comply with article and noncompliance is willful or not in good faith: tenant entitled to judgment for (1) amount of any unreturned security deposit and (2) damages for annoyance or inconvenience equal to 1.5 times the amount wrongfully withheld (credited against rent if tenant owes rent) No statutory maximum under Article 6A. (Aggregators claiming one- or two-month caps are not supported by the verified code text.) $20,000 (Magistrate Court civil (W. Va. Judiciary site; Nolo cites § 50-2-1 at $20,000; older sources still say $10,000)) W. Va. Code §§ 37-6A-1, 37-6A-2, 37-6A-5 Verified
Wisconsin 21 calendar (tenant vacates on the termination date of the rental agreement); 21 calendar (tenant vacates or is evicted before the termination date); 21 calendar (tenant vacates or is evicted after the termination date of the rental agreement) civil recovery of double the amount wrongfully withheld plus costs and reasonable attorney's fees under unfair trade practice framework (ATCP 134 via Wis. Stat. ch. 100); statute § 704.28 itself states timing and withholding rules No statewide statutory maximum. Amounts prepaid beyond one month's rent are treated as security deposit for return/withholding rules. $10,000 (statewide small claims (confirm current Wis. Stat. small-claims cap in county of filing)) Wis. Stat. § 704.28; Wis. Admin. Code ATCP § 134.06 Verified
Wyoming 30 calendar (ordinary path; or 15 days after receipt of the renter mailing address if that is later; return is without interest); 15 calendar (applies when this date is later than 30 days after termination; statutory rule is the later of 30 days after termination or 15 days after new address); 60 calendar (there is damage to the residential rental unit (period extended by 30 days)) if owner or agent unreasonably fails to comply with deposit return/itemization or utilities-deposit rules: renter may recover the full deposit and court costs; if renter brings action unreasonably and owner prevails, owner may be awarded court costs No statutory cap. Rental agreement must state whether any portion of a deposit is nonrefundable, and written notice of nonrefundability must be given when the deposit is taken (W.S. 1-21-1207). $6,000 (Circuit Court small claims) Wyo. Stat. Ann. §§ 1-21-1207 to 1-21-1208 Verified
Data checked against official state statutes. Last verified: 2026-07-14

Covering all 50 states and DC: 51 full guides, 0 preliminary datasets.

Pick your state

Why state law matters

Security deposit disputes turn on state law. The right letter should match the rule for the rental property, not a generic national template.

State law can affect when the landlord must respond, what deductions need to be itemized, what deposit limits apply, and what a tenant may request if the landlord misses the rule.

Use this table as a starting point, then read the state page and official statute before relying on the facts in your own demand letter.

What's next?