Minnesota Security Deposit Demand Letter (Minn. Stat. § 504B.178)
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 ($)]. So far none of my deposit has been returned, and I have not received an itemized statement of deductions.
Under Minn. Stat. § 504B.178, a landlord must return the security deposit with interest, or provide a written statement of the specific reasons for withholding any of it, within three weeks after the tenancy ends and the landlord receives the tenant's mailing address. This letter provides my mailing address in writing.
Please send [Deposit amount ($)] 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 the amount wrongfully withheld, plus interest, an equal amount as a penalty, and up to $500 in punitive damages if the deposit was kept in bad faith.
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 Minnesota
Minnesota landlords must return a security deposit, with interest, within three weeks after the tenancy ends and they receive the tenant's mailing address or delivery instructions. Instead of a full refund, the landlord may send a written statement giving the specific reasons for keeping part of it. Deductions are limited to unpaid rent or other money owed under the lease and the cost of restoring the unit beyond ordinary wear and tear.
The clock doesn't start until the landlord has your mailing address, so this letter includes it. If you had to leave because the building was condemned, and not through your own fault, the deadline is just five days. The landlord carries the burden of proving the reason for any amount withheld. Deposits earn simple interest at 1% a year.
A landlord who misses the deadline or fails to give a proper statement owes the withheld amount plus interest, and an equal amount as a penalty. Keeping a deposit in bad faith can add up to $500 in punitive damages. Minnesota tenants also generally can't withhold the last month's rent on the theory that the deposit will cover it.
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, Minnesota's own deadline under Minn. Stat. § 504B.178 is 21 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 (Minnesota limit: $20,000 (conciliation court)). 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 Minnesota, the rules are set out in Minnesota Statutes § 504B.178. If a landlord keeps a deposit without following them, a court may award the amount wrongfully withheld, plus interest, an equal amount as a penalty, and up to $500 in punitive damages if the deposit was kept in bad faith.
Small claims court is designed for people representing themselves: filing fees are modest, forms are short, and hearings are informal. In Minnesota the limit is $20,000 (conciliation court), which covers nearly every deposit dispute.
Example Minnesota 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 Minn. Stat. § 504B.178, a landlord must return the security deposit with interest, or provide a written statement of the specific reasons for withholding any of it, within three weeks after the tenancy ends and the landlord receives the tenant's mailing address. This letter provides my mailing address in writing.
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 the amount wrongfully withheld, plus interest, an equal amount as a penalty, and up to $500 in punitive damages if the deposit was kept in bad faith.
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 Minnesota landlord have to return a deposit?
Three weeks, or 21 days, after the tenancy ends and the landlord receives your mailing address or delivery instructions. If you left because the building was condemned through no fault of your own, the deadline is five days.
Does my Minnesota deposit earn interest?
Yes. Minnesota deposits earn simple, noncompounded interest at 1% a year, which must be paid along with the deposit or applied to lawful deductions. Interest amounts of less than $1 do not have to be paid.
What penalty applies if a Minnesota landlord breaks the rules?
The landlord can owe the amount wrongfully withheld plus interest, and an additional equal amount as a penalty. If the deposit was kept in bad faith, a court may add up to $500 in punitive damages. Missing the deadline creates a presumption of bad faith unless the deposit is returned within two weeks after you sue.
Where do I file a deposit claim in Minnesota?
Conciliation court, Minnesota's version of small claims court, hears most claims up to $20,000. It is designed for people representing themselves, so bring your lease, photos, this letter and your proof of mailing to the hearing.
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.
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