Security deposit demand letter (LA)
Legal advice recommended before use.
In California, a landlord must return your security deposit — minus any lawful, itemized deductions — within 21 days after you move out, along with an itemized statement and (since AB 2801) before-and-after photos backing up any deduction. Use this letter to make a clear, dated written demand.
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Frequently asked questions
How many days does a California landlord have to return my security deposit?
21 calendar days after you move out and return possession of the unit, under Civil Code § 1950.5(g)(1). The landlord must send either the full deposit or an itemized statement of deductions plus any remaining balance.
How much can an LA landlord charge for a security deposit?
Generally no more than one month's rent, under Civil Code § 1950.5 as amended by AB 12 (effective July 1, 2024). A narrow exception lets small landlords who own no more than two rental properties totaling four units or fewer charge up to two months' rent (unfurnished) or three months' (furnished) — unless the landlord is a corporation or REIT.
Does my landlord have to prove deductions with photos?
Yes, for deductions from a security deposit AB 2801 requires the landlord to take dated before-and-after photographs of the unit and any repairs or cleaning, and to send those photos to you along with the itemized statement. If they fail to comply, they generally cannot claim the deduction.
What happens if my landlord ignores the deadline or keeps my deposit unfairly?
Under Civil Code § 1950.5(l), a landlord who acts in bad faith can be liable for your actual damages plus a penalty of up to twice the deposit amount, on top of returning what's owed.
Do I need a lawyer to send this letter?
No — this is a template you can send yourself. It is not legal advice; consider consulting a tenant attorney or a local legal aid organization (such as Bet Tzedek or Legal Aid Foundation of Los Angeles) if your landlord doesn't respond.
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