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Illinois security deposit demand letter
Under the Illinois Security Deposit Return Act, a landlord who wants to keep part of a residential security deposit for property damage must send an itemized statement and receipts within 30 days. If that statement and those receipts are not provided, the deposit must be returned in full within 45 days after the tenant vacated. A court that finds a refusal or a bad-faith statement, plus a late return, shall award twice the deposit due, with costs and attorney's fees.
Laws change. Read the official source and confirm it still applies to your tenancy. Local ordinances are not summarized here. This page is not legal advice.
Return deadline
30 days to itemize damage. 45 days to return the full deposit if that statement is not provided.
765 ILCS 710/1(a) says a lessor may not withhold any part of a residential security deposit as reimbursement for property damage unless, within 30 days of the date the lessee vacated or the date the right of possession ends, whichever is later, the lessor furnishes an itemized statement of the damage and the estimated or actual repair or replacement cost, with paid receipts or copies. If no such statement and receipts are furnished, the lessor shall return the security deposit in full within 45 days of the date the lessee vacated. The section text reviewed does not state a minimum number of units. City ordinances, including Chicago's, are not summarized here.
765 ILCS 710/1(a). Illinois General Assembly, 765 ILCS 710/1. Last verified: 2026-11-10.
If the deposit is kept improperly
Twice the deposit due, plus court costs and reasonable attorney's fees, after the court findings the statute lists.
765 ILCS 710/1(c) says that upon a finding by a circuit court that a lessor has refused to supply the required itemized statement, or has supplied such statement in bad faith, and has failed or refused to return the amount of the security deposit due within the time limits provided, the lessor shall be liable for an amount equal to twice the amount of the security deposit due, together with court costs and reasonable attorney's fees.
765 ILCS 710/1(c). Illinois General Assembly, 765 ILCS 710/1. Last verified: 2026-11-10.
Itemized deductions
Yes, before any amount is withheld for property damage. Receipts must be attached.
Section 1(a) requires an itemized statement of the damage allegedly caused and the estimated or actual cost of repairing or replacing each item, attaching paid receipts or copies. If an estimate is given, paid receipts are due within 30 days after the estimate was furnished. If the lessor does the work, a reasonable cost of that labor may be included.
765 ILCS 710/1(a). Illinois General Assembly, 765 ILCS 710/1. Last verified: 2026-11-10.
Forwarding address
If the tenant does not provide a mailing address or email, the landlord is not liable for damages or penalties caused by that omission.
Section 1(a) says the statement may be furnished by personal delivery, by postmarked mail to the last known address, or by email to a verified email address the lessee provided. It also says: if the lessee fails to provide the lessor with a mailing address or electronic mail address, the lessor shall not be held liable for any damages or penalties as a result of the lessee's failure to provide an address.
765 ILCS 710/1(a). Illinois General Assembly, 765 ILCS 710/1. Last verified: 2026-11-10.
Written demand before a case
We did not verify a statute that requires a demand letter before every Illinois case about a deposit. Ask the court clerk or a legal aid lawyer before you rely on a filing rule.
Free sample with blanks
Copy this outline and fill the brackets yourself. The statute sentence is from the checked note above, not from a generated draft.
[Date] [Your name] [Your current address] [Landlord name] [Landlord address] Re: Return of security deposit for [rental address] Dear [Landlord name], I rented [rental address] from [move-in date] through [move-out date]. I paid a security deposit of $[deposit]. You have returned $[amount already returned]. I am asking for the remaining $[balance]. What happened: [Describe the move-out, the condition of the unit, and any list of deductions you did or did not receive. Two or three sentences are enough.] Under 765 ILCS 710/1(a), 30 days to itemize damage. 45 days to return the full deposit if that statement is not provided. Twice the deposit due, plus court costs and reasonable attorney's fees, after the court findings the statute lists. Please pay $[balance] within [14] days by [check or money order]. I can provide [receipts, photos, the lease, or messages]. Sincerely, [Your name] Sample note: the statute sentences above come from Illinois General Assembly, 765 ILCS 710/1, last verified 2026-11-10. Laws change. This sample is a formatting example, not legal advice.
Official and free resources
- 765 ILCS 710/1 — Security Deposit Return Act, current statutory text.
- Illinois Attorney General, landlord and tenant rights (PDF) — Official pamphlet. If it disagrees with the statute, use the statute.
- How to file a small claims complaint — Supreme Court standardized-form guide for claims of $10,000 or less.
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