Security Deposit Dispute Letter Template

[Date]

Dear [Landlord/Property Manager Name]:

I am writing to formally dispute the deductions made from my security deposit for the property located at [RENTAL ADDRESS]. I vacated the premises on [MOVE-OUT DATE] after providing proper notice as required by my lease.

SECURITY DEPOSIT DETAILS:
- Original Security Deposit: $[AMOUNT]
- Amount Returned: $[AMOUNT RETURNED]
- Amount Withheld: $[AMOUNT WITHHELD]

DISPUTED DEDUCTIONS:
I dispute the following deductions from my security deposit:

1. [Deduction Item - e.g., "Carpet Cleaning"]: $[AMOUNT]
Reason for Dispute: [Explain why this deduction is improper - e.g., "Carpet was professionally cleaned before move-out. Receipt attached."]

2. [Deduction Item - e.g., "Wall Damage"]: $[AMOUNT]
Reason for Dispute: [Explain - e.g., "Normal wear and tear from 3-year tenancy. No damage beyond ordinary use."]

3. [Deduction Item - e.g., "Painting"]: $[AMOUNT]
Reason for Dispute: [Explain - e.g., "Paint was worn when I moved in. Normal wear over tenancy period."]

4. [Additional disputed items as needed]

LEGAL BASIS FOR DISPUTE:
Under [STATE] law:

☐ Landlords may only deduct for damage beyond normal wear and tear
☐ An itemized statement of deductions must be provided within [NUMBER] days
☐ Security deposits cannot be used for routine maintenance or cleaning
☐ Landlord must return deposit within [NUMBER] days of move-out
☐ [Other applicable state law provisions]

CONDITION OF PROPERTY:
I left the property in the following condition:
- [Describe condition - e.g., "All rooms cleaned thoroughly"]
- [Additional details - e.g., "All appliances cleaned and in working order"]
- [More details - e.g., "No holes in walls; only normal nail holes from pictures"]
- [Additional condition notes]

SUPPORTING DOCUMENTATION:
I am enclosing the following evidence to support my dispute:
☐ Move-in inspection report/photos
☐ Move-out inspection report/photos
☐ Cleaning receipts
☐ Photos taken at move-out
☐ Correspondence with landlord/management
☐ Copy of lease agreement
☐ [Other documentation]

DEMAND:
Based on the above, I demand the following:

1. Return of wrongfully withheld security deposit: $[AMOUNT]
2. [If applicable] Itemized statement of deductions (if not yet provided)
3. [If applicable] Receipts for repair/cleaning costs

Please remit payment within [NUMBER - typically 14-30] days of receipt of this letter to:

CONSEQUENCES OF NON-COMPLIANCE:
If you fail to return my security deposit within the specified time period, I am prepared to:

• File a claim in Small Claims Court
• Seek recovery of the full disputed amount
• Seek statutory penalties as provided by [STATE] law (often 2-3x deposit)
• Seek recovery of court costs and attorney's fees

[STATE] law provides that landlords who wrongfully withhold security deposits may be liable for [describe applicable penalties - e.g., "double or triple the withheld amount plus attorney's fees"].

I hope we can resolve this matter without litigation. Please contact me at the above phone number or email to discuss.

Enclosures:
☐ [List all enclosed documents]

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SENDER'S RECORD:
Certified Mail Number: ________________
Date Mailed: ________________
Response Deadline: ________________
Amount in Dispute: $________________

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IMPORTANT STATE LAW NOTES:

• Deadlines vary by state (14-60 days typical)
• Many states require itemized deduction statements
• Normal wear and tear cannot be deducted
• Penalties for wrongful withholding vary by state
• Research your specific state's security deposit laws