Is ReclaimDeposit a law firm?

No. ReclaimDeposit provides tools and document preparation to help renters understand security deposit rules and create organized documentation. It is not legal advice.

Do security deposit rules vary by state?

Yes. Deadlines, penalties, and allowed deductions vary by state (and sometimes city). Always check the rules for your location.

Does the deadline start on move-out day?

In most states, yes — the clock starts when you vacate and return keys. But there are important exceptions: Texas requires you to provide a written forwarding address first. Arizona requires you to make a demand for the deposit. Always verify the trigger for your state.

What happens if my landlord misses the deadline?

Penalties vary significantly. California landlords forfeit all deductions. Colorado allows treble (3×) damages. Arizona imposes 2× the wrongfully withheld amount. Texas allows $100 plus 3× wrongfully withheld. A missed deadline often gives you strong leverage — even if there were legitimate deductions.

Does a missed deadline mean I automatically get my full deposit back?

Not always automatically, but often yes. In California, New York, and Florida, missing the deadline causes the landlord to forfeit the right to claim deductions — meaning you're entitled to the full deposit. In other states, the missed deadline creates strong leverage and potential penalties, but you may still need to pursue the claim.

What if my landlord says they mailed it but I never received it?

Ask for proof: a copy of the check, mailing date, and any tracking information. If they can't produce evidence, the burden is on them to prove delivery. Continue your written escalation and document that you never received anything.

Do weekends and holidays count toward the deadline?

It depends on the state. Arizona counts only business days (14 business days, excluding weekends and holidays). California counts calendar days (21 total days including weekends). Most other states count calendar days. Check your state's specific rule.

Security Deposit Return Deadlines by State (Complete Guide)

"How long does my landlord have to return my deposit?" is one of the most searched questions in rental law — and for good reason. A missed deadline is often the easiest way to win a security deposit dispute, because many states impose harsh penalties when landlords fail to return deposits on time.

The tricky part: deadlines vary by state, and what triggers the clock differs too. This guide covers all the rules for the 7 supported states, explains what happens when landlords miss deadlines, and shows you how to calculate your exact date.

State-by-state deadline reference

Here's the complete breakdown for each state. Note the different triggers and counting methods:

Arizona: 14 business days

Deadline: 14 business days (excludes Saturdays, Sundays, and legal holidays).
Trigger: After termination, delivery of possession, AND tenant demand. You must request the deposit back.
Penalty: 2× the amount wrongfully withheld (no bad faith required).
Special note: Tenant must dispute deductions within 60 days or waives claims.

California: 21 calendar days

Deadline: 21 calendar days (includes weekends and holidays).
Trigger: After tenant vacates and returns possession.
Penalty: Forfeit ALL deductions if deadline missed; up to 2× deposit for bad faith.
Special note: No extensions allowed — even if repairs aren't finished, must send good-faith estimate by day 21.

Colorado: 30 days (up to 60 if in lease)

Deadline: 30 days default; lease can specify up to 60 days maximum.
Trigger: After termination of lease or surrender of premises, whichever is later.
Penalty: Forfeit all rights to withhold; treble (3×) damages for willful retention + attorney fees.
Special note: Tenant MUST give 7-day written notice before suing to get treble damages.

Florida: 15 or 30 days

Deadline: 15 days if no deductions (full refund); 30 days if claiming deductions.
Trigger: After tenant vacates.
Penalty: Forfeit all rights to claim deductions.
Special note: Claim notice MUST be sent by certified mail. Tenant has 15 days to object after receiving.

New York: 14 days

Deadline: 14 days after tenant vacates.
Trigger: After tenant vacates premises.
Penalty: Forfeit right to retain any portion if no itemization provided.
Special note: Landlord must offer move-in inspection; tenant can request pre-move-out walk-through.

Texas: 30 days

Deadline: 30 days.
Trigger: After tenant surrenders premises AND provides forwarding address in writing.
Penalty: $100 + 3× amount wrongfully withheld + attorney fees.
Special note: Landlord has NO obligation until you provide written forwarding address. Do this immediately.

Washington: 30 days

Deadline: 30 days after termination and tenant vacates.
Trigger: After termination of tenancy and tenant vacates.
Penalty: Full deposit + up to 2× for intentional refusal.
Special note: Must include receipts/bills with itemization. Move-in checklist is mandatory.

What counts as the start date

Pinpointing when the clock starts is crucial. Here's what courts typically look at:

"Vacating" the premises

In most states, you've vacated when you've removed your belongings and returned the keys. If you leave items behind or don't return keys, the landlord may argue you haven't fully vacated — potentially extending the deadline.

Tip: Always get written confirmation of key return: an email, text, or signed receipt. This creates proof of your move-out date.

Forwarding address requirements

Texas is the most important state for this. The 30-day clock doesn't start until you provide a written forwarding address. If you don't, the landlord has no legal obligation to return your deposit — even months later.

Other states don't require a forwarding address to trigger the deadline, but providing one ensures you actually receive the refund or itemization.

Template: Forwarding address letter.

Demand requirements (Arizona)

Arizona is unique: the 14-day deadline doesn't begin until the tenant demands the deposit back. This means if you move out and don't send a demand, the landlord technically hasn't violated any deadline — even if months pass.

Arizona tenants: Send a written demand immediately upon move-out. Without it, the 14-day clock never starts and you have no deadline argument.

What landlords must provide by the deadline

The deadline isn't just about returning money. In most states, landlords must provide:

The deposit balance: Whatever's owed after legitimate deductions.
An itemized statement: A written list of what was deducted and why.
Supporting documentation: In some states (CA over $125, WA always), receipts or invoices.

Missing any of these by the deadline can trigger penalties. In California and New York, failure to provide an itemization means forfeiture of all deductions — you get the full deposit back.

What to do if your landlord missed the deadline

If the deadline has passed and you haven't received your deposit or a proper itemization:

Document the deadline violation: Calculate the exact deadline using your move-out date and state rules. Note the date it passed.
Send a written request: Reference the deadline, cite the state law, and request immediate return. Keep it factual, not hostile.
Attach your proof: Move-out date, key return confirmation, forwarding address letter (if applicable).
Calculate penalties: Show the landlord what they're liable for under state law.
Set a short deadline: Give 7-14 days to comply before you escalate.

For Colorado: Send your 7-day notice of intent to sue first — it's required to recover treble damages. Template: Demand letter.

How to prove the deadline was missed

In small claims, you'll need to show exactly when the deadline passed. Gather:

Proof of move-out date (key return receipt, final utility reading, photos with timestamps)
Proof you provided forwarding address (email, certified mail receipt, text message)
Proof of demand (for Arizona)
Calendar calculation showing the deadline date
Proof of when you received the itemization (or that you never received one)

Tip: Envelopes with postmarks can prove mailing dates. If you received an itemization late, keep the envelope showing when it was mailed.

Calculate your deadline

Use the Deadline Calculator to find your exact date based on your state and move-out details.

If the deadline has passed, run a free deposit analysis to generate a state-specific demand letter with correct penalty calculations.