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Tennessee Security Deposit Demand Letter (Tenn. Code § 66-28-301)
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 ($)]. So far none of my deposit has been returned, and I have not received an itemized statement of deductions.
Under Tennessee Code § 66-28-301, a landlord who keeps any part of a security deposit must support it with a written listing of damages and estimated repair costs, and must notify the tenant of any refund due. A landlord who did not hold the deposit in a separate account and provide that listing is not entitled to keep any of it.
Please send [Deposit amount ($)] 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 return of the deposit, along with any other damages the law allows.
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 Tennessee
Tennessee's Uniform Residential Landlord and Tenant Act does not set a single fixed number of days for returning a security deposit. Instead, a landlord who keeps any part of it must document the damage through an inspection and a written listing, and a landlord who owes a refund must notify the tenant of the amount at the last known or reasonably determinable address.
The landlord may offer the tenant the right to attend a move-out inspection held on the day the tenant leaves or within four days after. The inspection produces a written list of damages with estimated repair costs, which both sides sign; a tenant who disagrees should list the disputed items in writing. Damage discovered later can only be charged if found within 30 days after move-out, or 7 days after a new tenant moves in, whichever comes first.
Deposits must be kept in a separate account at a regulated bank, and tenants must be told where. A landlord who neither used that account nor provided the damage listing cannot keep any of the deposit. If the landlord sends notice of a refund and hears nothing back for 60 days, the landlord may keep it, so respond promptly. The act applies mainly in Tennessee's more populous counties.
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.
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 (Tennessee limit: $25,000 (general sessions 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 Tennessee, the rules are set out in Tennessee Code Annotated § 66-28-301. If a landlord keeps a deposit without following them, a court may award the return of the deposit, along with any other damages the law allows.
Small claims court is designed for people representing themselves: filing fees are modest, forms are short, and hearings are informal. In Tennessee the limit is $25,000 (general sessions court), which covers nearly every deposit dispute.
Example Tennessee 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 Tennessee Code § 66-28-301, a landlord who keeps any part of a security deposit must support it with a written listing of damages and estimated repair costs, and must notify the tenant of any refund due. A landlord who did not hold the deposit in a separate account and provide that listing is not entitled to keep any of it.
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 return of the deposit, along with any other damages the law allows.
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 Tennessee landlord have to return a deposit?
Tennessee law does not set one fixed return deadline. The landlord must notify you of any refund due at your last known address, and can only charge for damage found within 30 days after you leave or 7 days after a new tenant moves in, whichever is earlier.
What is the move-out inspection in Tennessee?
The landlord may tell you of your right to be present at an inspection held on move-out day or within four days after. Both sides sign a list of damages and estimated costs. If you disagree, state specifically in writing which items you dispute, because later claims are limited to those items.
Why should I respond quickly to my Tennessee landlord?
If the landlord sends notice of a refund and receives no response from you within 60 days, the landlord may keep the deposit. Giving a forwarding address in writing, as this letter does, helps make sure notices reach you.
Where do I sue for a deposit in Tennessee?
Most deposit disputes are filed in general sessions court, which hears civil claims of up to $25,000 under state law, though local rules vary. A tenant who disputes the damage listing may also bring an action in circuit court.
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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