Landlord & Housing · free generator
Colorado Security Deposit Demand Letter
You moved out, you left the place in decent shape, and your deposit still has not come back. In Colorado, that is not a judgment call: under Colorado Revised Statutes section 38-12-103, your former landlord generally has 30 days (lease may extend to 60) to return your deposit or send an itemized statement of deductions. This generator produces a demand letter that cites Colo. Rev. Stat. § 38-12-103 by name, states the legal deadline, and puts your landlord on notice that small claims court — where Colorado hears claims up to $7,500 — is the next stop. You do not need perfect English or a lawyer for this; the statute does the arguing. Fill in the blanks below, send it by certified mail, and keep a copy — the letter that cites the actual law is the one that gets answered.
[Date]
[Your former landlord's name]
Re: Demand for return of security deposit — [Rental property address]
Dear [Your former landlord's name],
I am writing to formally demand the return of my security deposit of [Deposit amount] for the property at [Rental property address], which I have vacated and returned to your possession.
Under Colorado Revised Statutes section 38-12-103 (Colo. Rev. Stat. § 38-12-103), you were required to return my security deposit, or provide a written itemized statement of any lawful deductions, within 30 days (lease may extend to 60). The landlord must deliver a written statement listing the exact reasons for any retention along with the balance; failing to send it on time forfeits all right to withhold anything. Deductions for normal wear and tear are not permitted.
As of the date of this letter, I have received neither my deposit nor a lawful accounting for it. Please send the full amount of [Deposit amount] to my forwarding address: [Forwarding address for payment].
If I do not receive payment or a lawful written response within 10 days, I will file a claim in small claims court, where Colorado law allows claims up to $7,500, and I will pursue every remedy available under Colo. Rev. Stat. § 38-12-103, including any statutory damages for wrongful retention.
I would prefer to resolve this without litigation. Prompt payment will close the matter.
Sincerely,
[Your full name]
Know your rights
Security deposit law in Colorado
- Return deadline
- 30 days (lease may extend to 60)
- Governing statute
- Colo. Rev. Stat. § 38-12-103
- When the clock starts
- The deposit or a written accounting is due within 30 days of lease termination or surrender and acceptance of the premises, whichever occurs last; the lease can lawfully extend this up to a hard maximum of 60 days. Until HB 25-1249 took effect January 1, 2026, the statute said 'one month' — the current rule is a clean 30 days.
- Itemized deductions
- The landlord must deliver a written statement listing the exact reasons for any retention along with the balance; failing to send it on time forfeits all right to withhold anything.
- If it's wrongfully kept
- Willful wrongful retention makes the landlord liable for treble the amount wrongfully withheld plus reasonable attorney fees and costs, and the landlord bears the burden of proving the withholding was proper. The tenant must give at least 7 days' notice of intent to sue before filing.
- Small claims limit
- $7,500 (County Court small claims division)
Worth knowing: The mandatory 7-day pre-suit notice is exactly what a demand letter satisfies in Colorado — sending one is a legal prerequisite to collecting treble damages, not just a courtesy. Deposits are capped at two monthly rent payments under § 38-12-102.5. As of January 1, 2026, HB 25-1249 makes landlords fiduciary custodians of the deposit: they cannot charge for normal wear, preexisting damage, or repainting and aged-carpet replacement absent substantial irreparable damage, must hand over supporting documentation (photos, invoices, estimates) within 14 days of a tenant's request, and must conduct a walk-through inspection, in person or virtual, if either party requests one.
Last reviewed August 2026 · General information, not legal advice · Read the statute
Field notes
Three tips before you send
- Send it by certified mail with a return receipt — that dated record is the first exhibit a Colorado small claims judge will ask about. Keep a copy with your move-out photos and lease.
- The deposit or a written accounting is due within 30 days of lease termination or surrender and acceptance of the premises, whichever occurs last; the lease can lawfully extend this up to a hard maximum of 60 days. Until HB 25-1249 took effect January 1, 2026, the statute said 'one month' — the current rule is a clean 30 days.
- If the deadline has already passed, skip the text-message negotiation. Filing in small claims ($7,500 (County Court small claims division)) usually costs under $75, and most landlords pay between the summons and the hearing.
Other states
Deposit letters for every state
Straight answers
Questions people ask
How long does a landlord have to return a security deposit in Colorado?
The deposit or a written accounting is due within 30 days of lease termination or surrender and acceptance of the premises, whichever occurs last; the lease can lawfully extend this up to a hard maximum of 60 days. Until HB 25-1249 took effect January 1, 2026, the statute said 'one month' — the current rule is a clean 30 days. The governing statute is Colorado Revised Statutes section 38-12-103. The landlord must deliver a written statement listing the exact reasons for any retention along with the balance; failing to send it on time forfeits all right to withhold anything.
What can I recover if my landlord wrongfully keeps my deposit in Colorado?
Willful wrongful retention makes the landlord liable for treble the amount wrongfully withheld plus reasonable attorney fees and costs, and the landlord bears the burden of proving the withholding was proper. The tenant must give at least 7 days' notice of intent to sue before filing. These cases are built for small claims court — the Colorado limit is $7,500 (County Court small claims division), filing fees are modest, and no lawyer is needed.
Anything else Colorado renters should know about deposits?
The mandatory 7-day pre-suit notice is exactly what a demand letter satisfies in Colorado — sending one is a legal prerequisite to collecting treble damages, not just a courtesy. Deposits are capped at two monthly rent payments under § 38-12-102.5. As of January 1, 2026, HB 25-1249 makes landlords fiduciary custodians of the deposit: they cannot charge for normal wear, preexisting damage, or repainting and aged-carpet replacement absent substantial irreparable damage, must hand over supporting documentation (photos, invoices, estimates) within 14 days of a tenant's request, and must conduct a walk-through inspection, in person or virtual, if either party requests one.
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