Sample Fictional names and addresses
October 27, 2026
Natalie Smith
12345 Oak Avenue, Unit 123
Sacramento, CA 95814
Redwood Forest Property Holdings LLC
11850 Capitol Mall, Suite 420
Sacramento, CA 95814
Re: Demand for return of security deposit — 742 Juniper Avenue, Unit 6, Sacramento, California 95814
Dear Redwood Forest Property Holdings LLC:
I demand return of the remaining $1,400.00 of my security deposit.
I rented 742 Juniper Avenue, Unit 6, Sacramento, California 95814, from September 1, 2025 through August 31, 2026, and paid a $2,000.00 security deposit. I moved out and returned possession on August 31, 2026. I received a $600.00 refund and an itemized statement on September 30, 2026.
Under Cal. Civ. Code § 1950.5(h)(1)1, you had 21 days after August 31, 2026—until September 21, 2026—to return my security deposit or send the itemized list of deductions. You missed that deadline: the refund and itemized statement were not provided until September 30, 2026, nine days late2. This violation is separate from my objections to the deductions themselves.
I dispute the entire $1,000.00 carpet replacement charge. The carpet was old and worn when I moved in, with several worn-down patches, and looked the same when I moved out. The replacement charge concerns ordinary wear and a pre-existing condition, not damage I caused.
I also dispute the entire $400.00 painting charge. The walls already had many nail holes when I moved in, and I added no new holes. I should not be charged to fill and paint holes that existed before my tenancy.
I cleaned the home thoroughly and removed all my belongings before returning possession. I have photographs from both move-in and move-out supporting my account of the property’s condition.
Under Cal. Civ. Code § 1950.5(b), (e)(1), repair deductions must be allowed and reasonably necessary for damage caused by me or my guests, excluding ordinary wear and tear. I dispute both charges because they concern unchanged or pre-existing conditions. Under Cal. Civ. Code § 1950.5(m), you bear the burden of proving3 that the amounts claimed were reasonable. I request the supporting bills, invoices or receipts, any required labor descriptions, time spent and hourly rates, and the required condition photographs under Cal. Civ. Code § 1950.5(g)-(h).
I am entitled to return of the $1,400.00 wrongfully withheld. Under Cal. Civ. Code § 1950.5(m), if a judge finds that you retained my deposit in bad faith, I may also recover statutory damages of up to twice my full $2,000.00 deposit. Those statutory damages are not automatic4 and depend on the judge’s finding of bad faith. My potential recovery under this provision is $1,400.00 in actual damages plus up to $4,000.00 in statutory damages, for a total of up to $5,400.00.
To settle this matter now, I request payment of $1,400.00 by November 10, 20265. This settlement demand is lower than the potential $5,400.00 recovery described above. I request that payment be made by check or money order mailed to my address above.
I would prefer to resolve this matter without litigation.
If I do not receive payment by November 10, 2026, I will file a complaint in small claims court without further notice.
Sincerely,
____________________________
Natalie Smith