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How to get your security deposit back from a landlord

Updated October 29, 2026

The short answer

To get a security deposit back, give your landlord a forwarding address in writing, wait for your state's deadline (14 to 30 days in most states, up to 60 in a few), then send a demand letter by certified mail that cites your state's security deposit law and sets a payment date. If the landlord still doesn't pay, file in small claims court, where many states let you ask for a penalty on top of the deposit.

Step by step

  1. 1

    Find your state's deadline

    Every state sets how many days a landlord has to return the deposit or send an itemized list of deductions. Most states allow 14 to 30 days; a few allow up to 60, and Kentucky and Tennessee set no fixed number of days.

  2. 2

    Give your forwarding address in writing

    Send it by email or text and keep a copy. Some states, like Texas and Ohio, tie the landlord's duties or your remedies to receiving it.

  3. 3

    Check what arrives by the deadline

    If nothing arrives, the landlord may have missed the deadline. If you get an itemized list, compare each deduction with your move-in and move-out photos.

  4. 4

    Send a demand letter by certified mail

    Cite your state's statute, the amount owed and the deadline the landlord missed or the deductions you dispute. Give a clear date, usually 14 days, to pay.

  5. 5

    Send a final notice

    If the date passes, a short final notice that you will file in small claims court often prompts payment.

  6. 6

    File in small claims court

    Bring the lease, proof of payment, photos, the letters and certified mail receipts. Many states allow a court to add a penalty for bad-faith withholding.

Start with your state's deadline

Security deposits are governed by state law, so the first question is which state the rental is in. Each state gives landlords a fixed number of days after you move out to either return the full deposit or send a written, itemized list of deductions with the balance.

Deadlines range from 14 days (New York, Hawaii, Nebraska, Vermont, and 14 business days in Arizona) through 21 days (California, Connecticut, Minnesota, South Dakota, Wisconsin) and 30 days (the most common, including Texas, Florida, Massachusetts, New Jersey and Washington) to 45 or 60 days (Maryland, Virginia, Alabama, Arkansas, West Virginia). Kentucky and Tennessee set no fixed number of days. See the deadlines for all 50 states and DC.

What happens when a landlord misses the deadline

This is where renters have the most leverage. In several states, a landlord who misses the deadline loses the right to keep any part of the deposit, or is presumed to have acted in bad faith:

  • New York: the landlord forfeits any right to retain any portion of the deposit.
  • Florida: a landlord who doesn't send notice of a claim within 30 days forfeits the right to impose a claim on the deposit.
  • Texas: a landlord who hasn't returned the deposit or sent the itemized list by day 30 is presumed to have acted in bad faith.
  • Michigan: a landlord who doesn't comply fully waives all claimed damages.
  • Colorado, Hawaii, Maine, Massachusetts, New Mexico, South Dakota, Vermont and Washington: missing the deadline or the required statement generally costs the landlord the right to keep any of the deposit.

Each state page links to the statute so you can read the exact wording.

Penalties: why landlords often pay after a letter

Many states add a penalty when a landlord keeps a deposit in bad faith. Texas allows $100 plus three times the amount wrongfully withheld; Georgia allows up to three times; California and New York allow up to twice the deposit on top of actual damages; Massachusetts allows three times the deposit; Maryland, Colorado, Arizona, South Carolina and Rhode Island allow up to three times the amount withheld; Connecticut, Nevada, New Hampshire and Alabama allow twice the deposit; and many others, including Illinois, Pennsylvania, New Jersey and Oregon, allow double. A demand letter that names the statute and the penalty tells the landlord you know the rules, which is often enough.

Keep proof of everything

  • Move-in and move-out photos or video, with dates.
  • The lease and proof of the deposit you paid.
  • Your forwarding address message.
  • Every letter you send, with the certified mail receipt.
  • Any list of deductions the landlord sends, and the envelope it came in (the postmark date can matter).

Common questions

How long does a landlord have to return a security deposit?

It depends on the state. It's 14 days in New York, 21 in California, 30 in Texas and most other states, and up to 60 in Alabama, Arkansas, Colorado (by lease), West Virginia and Wyoming. Kentucky and Tennessee set no fixed number of days.

Can I get more than my deposit back?

Sometimes. Many states let a court add a penalty when a landlord withholds a deposit in bad faith, for example up to three times the amount withheld in Texas and Georgia. Whether you get it depends on the facts and the court.

Do I need a lawyer to get my deposit back?

Many renters handle it themselves with a demand letter and, if needed, small claims court, which is designed for people without lawyers. For advice on your situation, contact a lawyer or a local legal aid office.

More guides

General information, not legal advice. State rules differ and change; see the statute linked on each state page.