Colorado Security Deposit Demand Letter (C.R.S. § 38-12-103)
Moved out and still waiting on your deposit? A clear, written demand is usually the first step — and often the last one needed. Answer the questions below and your letter fills itself in as you type.
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[Your forwarding address]
October 15, 2026
[Landlord or property manager name]
Re: Demand for return of security deposit — [Rental address]
Dear [Landlord or property manager name],
I was a tenant at [Rental address] and moved out on [Move-out date]. At the start of my tenancy I paid a security deposit of [Deposit amount ($)]. So far none of my deposit has been returned, and I have not received an itemized statement of deductions.
Under Colorado Revised Statutes § 38-12-103, a landlord must return the security deposit, or a written statement of the exact reasons for any amount kept, within 30 days after the lease ends or the premises are surrendered, unless the lease sets a longer period of no more than 60 days. This letter is my demand for the return of my deposit and my notice that I intend to file legal proceedings if it is not returned.
Please send [Deposit amount ($)] to me at the forwarding address above within 14 days of the date of this letter. If you believe you are entitled to keep any part of the deposit, please send a written, itemized statement of each deduction, with copies of receipts or invoices.
If I have not received the deposit or a proper itemized statement by October 29, 2026, I intend to file a claim in small claims court, where I may ask for three times the amount wrongfully withheld, plus reasonable legal fees and court costs.
I would prefer to resolve this without going to court, and I am keeping a copy of this letter and proof of mailing for my records.
Sincerely,
[Your full name]
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How security deposits work in Colorado
Colorado landlords must return the security deposit within 30 days after the lease ends or the tenant surrenders the unit, whichever is later. A lease can set a longer period, but never more than 60 days. Landlords can't deduct for normal wear and tear or for damage that existed before the tenancy, and since January 1, 2026 ordinary uncleanliness from normal use also counts as wear and tear, unless the unit is left substantially less clean than at move-in.
If the landlord keeps any part of the deposit, it must send a written statement listing the exact reasons for each deduction, along with the balance. Under changes that took effect January 1, 2026, a tenant can ask in writing for the landlord's relevant documentation, such as photos, inspection reports, receipts, invoices or estimates. Either side can also request a walk-through inspection before move-out.
Wrongful retention can make the landlord liable for three times the amount withheld, plus reasonable legal fees and court costs. Before suing for that amount, the tenant must give written notice of the demand and intent to file at least seven days in advance, and the landlord can avoid treble damages by returning the money within those seven days. In court the landlord carries the burden of proving the withholding was proper. Small claims court hears cases up to $7,500.
What to do, step by step
Fill in your details
Answer the questions above. Your letter updates live as you type, so you can check every detail before you send it.
Send it in a way you can prove
Mail the letter by certified mail with return receipt and keep the receipt. If your lease lists an email address for notices, send a copy there too.
Wait for a reply
Give your landlord the 14 days stated in the letter. For reference, Colorado's own deadline under C.R.S. § 38-12-103 is 30 days after move-out.
Gather your evidence
Collect your lease, move-in and move-out photos, any inspection checklist, rent receipts and every message about the deposit.
File in small claims if needed
If the deposit still doesn't come back, you can file in small claims court (Colorado limit: $7,500). Bring this letter and your proof of mailing.
What if the landlord ignores the letter?
Silence doesn't end the matter. Your letter creates a dated record that you asked for the deposit back and gave a reasonable deadline — exactly what a small claims judge will want to see.
In Colorado, the rules are set out in Colorado Revised Statutes § 38-12-103. If a landlord keeps a deposit without following them, a court may award three times the amount wrongfully withheld, plus reasonable legal fees and court costs.
Small claims court is designed for people representing themselves: filing fees are modest, forms are short, and hearings are informal. In Colorado the limit is $7,500, which covers nearly every deposit dispute.
Example Colorado security deposit demand letter
A filled-in sample with made-up details, so you can see the finished result.
Jordan Rivera
88 Pine Ave, Springfield
October 5, 2026
Oakview Property Management
500 Market St, Suite 200, Springfield
Re: Demand for return of security deposit — 123 Elm St, Apt 4B, Springfield
Dear Oakview Property Management,
I was a tenant at 123 Elm St, Apt 4B, Springfield and moved out on August 31, 2026. At the start of my tenancy I paid a security deposit of $1,800.00. So far you have returned $300.00, leaving $1,500.00 outstanding.
Under Colorado Revised Statutes § 38-12-103, a landlord must return the security deposit, or a written statement of the exact reasons for any amount kept, within 30 days after the lease ends or the premises are surrendered, unless the lease sets a longer period of no more than 60 days. This letter is my demand for the return of my deposit and my notice that I intend to file legal proceedings if it is not returned.
I returned all keys on August 31 and took dated photos of every room, which show the unit clean and undamaged apart from normal wear and tear.
Please send $1,500.00 to me at the forwarding address above within 14 days of the date of this letter. If you believe you are entitled to keep any part of the deposit, please send a written, itemized statement of each deduction, with copies of receipts or invoices.
If I have not received the deposit or a proper itemized statement by October 19, 2026, I intend to file a claim in small claims court, where I may ask for three times the amount wrongfully withheld, plus reasonable legal fees and court costs.
I would prefer to resolve this without going to court, and I am keeping a copy of this letter and proof of mailing for my records.
Sincerely,
Jordan Rivera
Frequently asked questions
How long does a Colorado landlord have to return a deposit?
30 days after the lease ends or you surrender the unit, whichever is later. A lease may extend that period, but no lease can make it longer than 60 days, so check your lease for a specific deadline.
What can't a Colorado landlord deduct from my deposit?
Normal wear and tear, and any damage or defective condition that existed before you moved in. Under the 2026 changes, replacing carpet or repainting throughout the unit can be charged only for substantial damage beyond normal wear, and carpet more than ten years old can't be treated as irreparably damaged.
What can I recover if my Colorado landlord wrongfully keeps my deposit?
Three times the amount wrongfully withheld, plus reasonable legal fees and court costs. To claim treble damages you must first send written notice of your demand and intent to file legal proceedings at least seven days before filing, which this letter provides.
Can I use Colorado small claims court for a deposit dispute?
Yes. Colorado small claims court hears claims up to $7,500. Bring your lease, photos, any statement of deductions you received and proof that you mailed this letter at least seven days before filing.
Do I have to send a demand letter before going to small claims?
Many courts expect you to have asked for the money first, and a written demand is the simplest proof that you did. It also resolves a large share of disputes on its own.
How should I send the letter?
Use a method that gives you proof of delivery, such as certified mail with return receipt. Keep a copy of the letter and the receipt together.
FairLetter is not a law firm and does not provide legal advice. Letters are templates you customize and send yourself.