Free Illinois Security Deposit Itemization
The itemized statement of damage Illinois landlords must furnish under 765 ILCS 710/1 within 30 days after the tenant vacates or the right of possession ends. Each damaged item with its repair or replacement cost, paid receipts or copies attached, and the twice-the-deposit remedy in section 1(c). Built for Illinois landlords.
Free Illinois Security Deposit Itemization — overview
The Security Deposit Itemization is the document that decides whether deductions are defensible or unsupported.
Illinois ties the right to keep any part of a deposit for damage to a timely, documented statement. Under 765 ILCS 710/1(c), a landlord a court finds refused to supply the itemized statement, or supplied it in bad faith, and who failed to return the deposit due on time is liable for twice the deposit due plus court costs and reasonable attorney’s fees. Missing the 30-day window, charging for normal wear and tear, leaving out paid receipts, or never following an estimate with receipts all undercut the deduction. The form on this page handles the mechanics; the page walks through the timing, the receipts rule, the wear-versus-damage standard and delivery.
Statement Deadline
30 days
Receipts
Paid receipts attached
Remedy
2× deposit due + fees
Statute
765 ILCS 710/1
Contents
- What this itemization does
- Illinois legal framework — 765 ILCS 710
- When and how to deliver
- Categories of deductible expenses
- Wear and tear vs. damage
- The paid-receipts rule under 765 ILCS 710/1
- Required information for the document
- Common mistakes that expose landlords to damages
- Tenant rights and 765 ILCS 710/1(c) remedies
- Illinois statute reference table
- Frequently asked questions
An Illinois Security Deposit Itemization is the itemized statement of damage a landlord must furnish under 765 ILCS 710/1 before keeping any part of a security deposit for damage to the unit. The statement lists each damaged item and the estimated or actual cost of repairing or replacing it, with the paid receipts or copies attached, and it must be furnished within 30 days after the tenant vacated or the tenant’s right of possession ended, whichever is later. If no statement is furnished, the whole deposit is due within 45 days of move-out, and a refused or bad-faith statement combined with a late or withheld refund exposes the landlord to twice the deposit due plus court costs and attorney’s fees under section 1(c). The form on this page produces a complete itemized statement with a built-in deductions calculator; the rest of this guide walks through the legal framework, the deductible-versus-non-deductible standard, and the documentation requirements.
✎ Complete Your Illinois Security Deposit Itemization
Fill in the parties, deposit details, and itemized deductions. The calculator computes totals and balance returned automatically. When done, click Generate PDF to download a complete itemized statement under 765 ILCS 710/1.
✓ Pre-Delivery Checklist
Before delivering the itemized statement and balance, verify:
What this itemization does
An Illinois Security Deposit Itemization is the itemized statement of damage a landlord must furnish to a tenant under 765 ILCS 710/1 before withholding any part of a security deposit for damage. It does three things at once.
First, it explains every damage deduction. The statement must identify the damage allegedly caused to the premises and the estimated or actual cost of repairing or replacing each item. A general line such as “deductions for cleaning and damage” does not identify items or costs. Each deduction should stand on its own, described specifically enough that the tenant and a court can tell whether it is damage or normal wear and tear and whether the amount is reasonable.
Second, it documents the cost. The statute requires the paid receipts, or copies, for the repair or replacement to be attached. Where the work has not been done and the statement gives an estimate, the landlord must furnish the paid receipts within 30 days after the statement was furnished. A landlord who did the work personally may include the reasonable cost of that labor.
Third, it meets the deadline. The statement is due within 30 days after the tenant vacated or the tenant’s right of possession ended, whichever is later. If no statement and receipts are furnished, the landlord must return the security deposit in full within 45 days of the date the tenant vacated. Those three elements (itemization, documentation, timing) are what a court looks at when it decides whether the landlord refused to supply a statement or supplied one in bad faith under section 1(c).
The form on this page produces a complete itemized statement with a built-in deductions calculator, automatic balance computation, the Illinois statutory reference and a delivery block. The remainder of this guide walks through the legal framework, the deductible-versus-non-deductible standard, and the documentation that makes a deduction defensible.
Illinois legal framework — 765 ILCS 710
The itemization rule comes from the Security Deposit Return Act, 765 ILCS 710. Its operative section, 710/1, was substantially amended by Public Act 103-224 (effective January 1, 2024), which added email delivery, lease-specified charges and the verified-statement fallback. Interest is a separate statute, the Security Deposit Interest Act, 765 ILCS 715. Chicago units are also governed by the city’s Residential Landlord and Tenant Ordinance, which has its own deposit rules and should be checked separately.
The provisions that matter for itemization
765 ILCS 710/1(a): the 30-day statement. A landlord “may not withhold any part of that deposit as reimbursement for property damage” unless, within 30 days of the date the tenant vacated or the date the tenant’s right of possession ended, whichever is later, the landlord furnishes an itemized statement of the damage and the estimated or actual cost of repairing or replacing each item, “attaching the paid receipts, or copies thereof.” Delivery may be by personal delivery, by postmarked mail directed to the tenant’s last known address, or by electronic mail to a verified electronic mail address provided by the tenant.
765 ILCS 710/1(a): estimates, own labor and lease-specified costs. If an estimated cost is given, the landlord must furnish paid receipts, or copies, within 30 days from the date the statement was furnished. A landlord who uses his or her own labor may include its reasonable cost. If a written lease specifies the cost for cleaning, repair or replacement of a component, the landlord may withhold that amount, provided it is for damage beyond normal wear and tear and reasonable to restore the premises to their condition when the lease began; the statement must reference that amount and include a copy of the applicable part of the lease.
765 ILCS 710/1(a): the 45-day full refund. If no statement and receipts are furnished as required, the landlord must return the security deposit in full within 45 days of the date the tenant vacated. If the tenant fails to provide a mailing or email address, the landlord is not held liable for damages or penalties because of that failure.
765 ILCS 710/1(b) and (c): unavailable receipts and the remedy. When receipts cannot be produced through no fault of the landlord, subsection (b) substitutes an itemized list of the cost, any other evidence of the cost, and a verified statement explaining why. Under subsection (c), if a circuit court finds the landlord refused to supply the itemized statement, or supplied it in bad faith, and failed or refused to return the deposit due within the time limits, the landlord is liable for twice the security deposit due, together with court costs and reasonable attorney’s fees.
Move-out walk-throughs in Illinois
The Security Deposit Return Act does not create a pre-move-out inspection right, and it does not require the landlord to give a preliminary list of expected charges. A voluntary joint walk-through before the keys are returned is still good practice: it gives the tenant a chance to fix problems and gives both sides a shared record of the unit’s condition. It does not replace the itemized statement, which is still due within the 30-day window. See our Illinois Move-In/Move-Out Checklist guide for documenting condition at both ends of the tenancy.
Federal anti-discrimination overlay
Independent of 765 ILCS 710, the federal Fair Housing Act (42 U.S.C. § 3601 et seq.) and Illinois’s fair housing law prohibit deposit-handling decisions that target tenants based on race, religion, national origin, familial status, disability, or other protected characteristics. A landlord who consistently charges higher cleaning amounts to families with children, or applies different deduction standards to tenants of certain backgrounds, invites a fair-housing claim with its own remedies, separate from section 1(c).
When and how to deliver
The 30-day clock
The 30 days run from the date the tenant vacated the premises or the date the tenant’s right of possession ended, whichever is later. A tenant who moves out early under a lease that runs to the end of the month therefore starts the clock at the end of the lease term, not on the moving day. Document both dates: the key return (photographs, a signed key receipt or walk-through form) and the lease end or termination date.
Within those 30 days the landlord must furnish the itemized statement with the paid receipts or copies. The statute does not separately set a date for paying the balance when a statement is sent, so the safe practice is to send the undisputed balance with the statement. If no statement is furnished at all, the entire deposit is due within 45 days of move-out.
Method of delivery
765 ILCS 710/1(a) allows three methods for the statement: personal delivery, postmarked mail directed to the tenant’s last known address, or electronic mail to a verified electronic mail address provided by the tenant. Certified mail with return receipt requested is postmarked mail with proof of the date, which makes it the most useful choice when a dispute is likely. Email counts only if it goes to an address the tenant provided and that has been verified. Paid receipts that follow an estimate are delivered in person or by postmarked mail to the last known address or another address the tenant provided.
Delivery address
Deliver to the forwarding address or other address the tenant provided. If none was provided, use the tenant’s last known address, which is often the rental unit itself. The statute adds that if the tenant fails to provide a mailing address or email address, the landlord is not held liable for damages or penalties as a result of that failure; keep the mailing record that shows where and when you sent it.
What to do if you discover damage after delivery
Section 1(a) ties the right to withhold for damage to a statement furnished within the 30-day window. Inspect thoroughly before sending it, including appliances, closets and exterior areas the tenant used, and do not count on adding charges after the window closes. If an item needs a contractor’s quote, list it as an estimate within the window and follow up with the paid receipt within 30 days of the statement.
Categories of deductible expenses
The Security Deposit Return Act describes a deposit taken “to secure the payment of rent or to compensate for damage to the leased premises.” Section 1 regulates withholding for property damage, which is where the itemization, receipts and deadlines apply. The practical categories are these.
1. Unpaid rent
Rent the tenant owes and did not pay can be applied from the deposit, because the deposit secures the payment of rent. The receipts rule in section 1 is written for damage, but list any rent applied on the same statement so the tenant sees one complete accounting. Document it with the lease (rent amount) and the rent ledger. Late fees depend on the lease; Illinois courts review late-fee clauses and can refuse to enforce a charge that works as a penalty rather than a reasonable estimate of loss.
2. Repair or replacement of damage the tenant caused
Specific damage attributable to the tenant (large holes, broken fixtures, pet damage, water damage from negligence, missing items) can be withheld if the statement lists each item with its estimated or actual repair or replacement cost and attaches the paid receipts or copies. The wear-versus-damage standard is covered in section 5.
3. Cleaning that repairs tenant-caused conditions
Cleaning is a damage item like any other: heavy grease, pet contamination, trash and belongings left behind, or smoke residue can be itemized with the cleaner’s paid receipt. Ordinary dust and light use are wear. The deduction must say what was cleaned and why; “general cleaning” identifies nothing. If the lease specifies a cleaning cost, section 1(a) lets the landlord withhold that amount only if it is for damage beyond normal wear and tear and reasonable to restore the unit to its starting condition, with the lease page attached.
4. Lease-specified component charges
Since 2024, a written lease may specify the cost for cleaning, repair or replacement of a component of the unit, building or common areas, including a component that will not be replaced if damaged. The landlord may withhold the specified dollar amount if the charge is for damage beyond normal wear and tear and reasonable, and the itemized statement references the amount and includes a copy of the applicable part of the lease. Any charge not specified in the lease follows the ordinary receipts rule.
What you cannot deduct: normal wear and tear of any kind, routine repainting or carpet cleaning between tenancies without specific damage, repairs to conditions that existed before the tenancy, the landlord’s own maintenance obligations, costs of re-leasing the unit (advertising, commissions), or damage charges with no statement, receipts or estimate furnished within the 30-day window.
Wear and tear vs. damage — the standard
The wear-versus-damage distinction is the single most important analytical question in security deposit deductions, and the most common source of bad-faith retention claims. Illinois courts and the statutory framework draw the line clearly: damage is what allows a deduction; wear is what doesn’t. The challenge is identifying which side of the line a given condition falls on.
Definitions used in Illinois deposit disputes
Normal wear and tear is the deterioration that occurs in the ordinary use of residential property by a tenant of average care. It is the unavoidable consequence of habitation: paint that fades from sunlight, carpet that flattens in high-traffic areas, minor scuffs on walls from furniture and movement, small nail holes from picture hanging, light scratches on hardwood floors, faint marks on countertops from ordinary use, mineral deposits in bathroom fixtures from normal water use.
Damage is deterioration beyond normal wear caused by the tenant’s negligence, abuse, intentional acts, or pets. Examples: large holes in walls (more than nail-hole size), broken windows, broken fixtures, broken cabinets, pet stains in carpet, pet odor in subfloor or padding, water damage from unreported leaks, smoke damage, missing items, significant cleaning needs from food spills or hoarding, structural damage of any kind.
Borderline cases — and how to resolve them
Most disputes are not at the extremes; they are in the borderline. A few common borderline scenarios with the Illinois analysis:
Carpet replacement. Carpets have a useful life of approximately 8–10 years. If a carpet was new at the start of a 5-year tenancy and is replaced at lease end, the replacement is at least 50% wear-and-tear and not chargeable. Even if the carpet has visible stains from the tenant, the landlord can typically charge only the portion of the carpet’s remaining useful life consumed by the damage — not the full replacement cost. A useful-life proration is the defensible approach; charging full replacement value for normal-end-of-life carpets routinely fails in court.
Repainting. Paint has a useful life of approximately 2–4 years for residential rentals. A tenant of three years cannot generally be charged for repainting at lease end if the paint shows only normal wear; the paint had a planned replacement in that timeframe. If the tenant caused specific damage (large stains, holes, smoke discoloration), the cost of repairing the specific damage is chargeable, but full repainting of a unit that was already due for repaint is not.
Cleaning. A reasonably clean unit at move-out is the tenant’s baseline obligation. A unit that requires heavy cleaning beyond ordinary — heavy grease, pet odor, smoke smell, hoarding cleanup, biohazard, mold — is chargeable. The line is whether the cleaning brings the unit back to start-of-tenancy condition or whether it would have been needed anyway as ordinary turnover.
Pet damage. Pet stains in carpet, scratches on doors and floors from pet claws, urine smell in subfloor or padding, and damage to walls from pets are all chargeable as damage. The deduction is for the specific damage, not for general wear of the unit.
Documentation that supports a wear-versus-damage finding
The strongest evidentiary record consists of: a signed move-in checklist with date-stamped photographs, a signed move-out checklist with parallel photographs from the same angles, paid receipts or estimates that specifically describe what was charged, and (for older items) a useful-life calculation showing the proration. A landlord with this record is far better placed to support a borderline charge than one without it.
The paid-receipts rule under 765 ILCS 710/1
Illinois has no dollar threshold: every damage item on the statement needs its estimated or actual repair or replacement cost, and the statement must attach “the paid receipts, or copies thereof, for the repair or replacement.” This is a statutory condition of withholding, not a best practice.
Receipts for completed work
If the work is done by the time the statement goes out, attach the paid receipt or a copy. It should show the vendor, the date, the work performed and the amount paid. A note from the landlord saying “$200 to ABC Cleaning” is not a paid receipt; the vendor’s paid invoice is.
Estimates for work not yet done
If the repair has not been made, the statement may give an estimated cost. The landlord must then furnish the paid receipts, or copies, within 30 days from the date the statement showing the estimate was furnished, delivered in person or by postmarked mail to the tenant’s last known address or another address the tenant provided. Calendar that second deadline the day the statement goes out.
The landlord’s own labor
A landlord who repairs or replaces damaged items personally may include the reasonable cost of that labor. Itemize the hours, the task and the rate, and keep something that supports the rate (for example, a comparable contractor quote). “8 hours at $25/hour to patch and paint two bedroom walls, time log attached” is supportable; “$200, my time” is not.
When receipts cannot be produced
If, through no fault of the landlord, receipts cannot be produced, section 1(b) requires an itemized list of the cost of repair or replacement, any other evidence the landlord has of the cost, and a verified statement of the landlord or agent detailing the specific reasons the receipts are unavailable and confirming that all other evidence has been provided.
- Work completed: describe the item, give the actual cost, attach the paid receipt or a copy.
- Work not yet done: give the estimated cost now; furnish the paid receipt within 30 days of the statement.
- Landlord’s own labor: reasonable cost, with hours, task and rate shown.
- Lease-specified cost: reference the lease amount and attach the applicable part of the lease.
The most common defect is a damage charge with no receipt, no estimate follow-up and no verified statement. That leaves the charge without the documentation section 1 requires and gives the tenant grounds to challenge it under section 1(c).
Required information for the document
765 ILCS 710/1 does not prescribe a form, but the statute’s content requirements, together with ordinary evidentiary needs, establish a minimum set of elements the document should contain to work as a defensible itemized statement.
Header information
The parties. Full landlord name (or property management company), full tenant names (all tenants on the lease), property address, and the dates of tenancy (lease start, vacate date). Without these, the document cannot be authenticated as the statement for this tenancy.
Deposit information
The deposit total. The original security deposit amount. If the tenant also prepaid a “last month’s rent,” list it separately and show how it was applied, so the accounting is clear.
Itemized deductions
Each deduction listed separately with: a specific description (not “cleaning” but “oven and range degreasing”), the estimated or actual repair or replacement cost, the category (repair, cleaning, unpaid rent, lease-specified charge), and a reference to the attached paid receipt, estimate or lease page.
Calculation
The total of deductions, the deposit balance returned (deposit minus deductions, if positive), or the additional amount owed by the tenant (if deductions exceed deposit). Show the math; do not just give the bottom-line balance.
Attached documentation
Paid receipts, or copies, for completed repairs and replacements; the estimate for any item not yet done (with the paid receipt to follow within 30 days); the applicable lease page for any lease-specified charge. Photographs are not required by the statute but strongly support the deduction package. Move-in and move-out checklists, if available, should be referenced and (best practice) attached.
Delivery and signature
Method of delivery (personal delivery, postmarked mail, or email to a verified address the tenant provided), date of delivery, the address or email used, landlord signature with printed name and title, and date.
Common mistakes that expose landlords to damages
Most Illinois deposit disputes turn less on the underlying merits than on procedure: whether the statement was furnished within the window, whether each item carried a cost and a receipt, and whether the refund arrived on time. These are the recurring problems.
Vague descriptions
“Cleaning.” “Wall repair.” “General damage.” These do not identify the damage or the cost of each item as 765 ILCS 710/1(a) requires. Specific descriptions do: “Oven and range degreasing, $85, paid receipt attached.” “Patch and repaint two 4-inch holes in living room wall, $145, estimate attached.” Specific descriptions let the tenant and the court judge whether a charge is damage or wear.
Charges for normal wear
Charging to repaint a 3-year-old paint job, to replace an 8-year-old carpet with ordinary wear, or to patch small picture-hanging nail holes treats wear as damage. The Act lets the landlord withhold for damage, and lease-specified charges must be for damage beyond normal wear and tear.
Missing paid receipts
A damage charge with no paid receipt or copy attached, and no verified statement under section 1(b), does not meet the documentation the statute requires.
Missing the 30-day window
The statement is due within 30 days after the later of move-out or the end of the right of possession. Count from the correct date, calendar day 30, and aim to send it with a margin. With no statement, the full deposit is due within 45 days of move-out.
Holding the balance
Holding the undisputed balance “until the tenant agrees” invites a claim that the deposit due was not returned within the time limits, the second element of section 1(c). Send the undisputed balance with the statement.
Emailing an unverified address
Email delivery works only if it goes to a verified electronic mail address the tenant provided. An address copied from an old application, or one that bounced, is not a safe choice; use postmarked mail to the last known address instead.
Failing to follow up on estimates
If the statement gives an estimated cost, section 1(a) requires the paid receipts, or copies, within 30 days from the date the statement was furnished. Many landlords send the estimate and never follow up. Calendar the follow-up the day the statement goes out.
Tenant rights and 765 ILCS 710/1(c) remedies
Illinois tenants have several rights tied to the deposit return process, and meaningful remedies when those rights are violated. Understanding them is the landlord’s clearest motivation for procedural compliance.
Right to an itemized statement within 30 days, or a full refund within 45
No part of the deposit may be withheld for damage unless the itemized statement with paid receipts is furnished within 30 days after the later of move-out or the end of the right of possession. Without it, the tenant is entitled to the full deposit within 45 days of move-out.
Right to item-by-item costs and paid receipts
The tenant is entitled to see each item of damage, its estimated or actual cost, and the paid receipts or copies, including receipts that follow an estimate within 30 days. If receipts are unavailable, the tenant is entitled to the verified statement and other evidence described in section 1(b).
Twice the deposit due under 765 ILCS 710/1(c)
If a circuit court finds the landlord refused to supply the itemized statement, or supplied it in bad faith, and failed or refused to return the deposit due within the time limits, the landlord is liable for an amount equal to twice the security deposit due, together with court costs and reasonable attorney’s fees. On a $2,000 deposit, that is $4,000 before costs and fees, on a dispute that may have started over a few hundred dollars.
Interest under 765 ILCS 715
For buildings or complexes with 25 or more units, a deposit held more than 6 months earns interest at the rate set in section 1 of the Security Deposit Interest Act. Interest of $5 or more is paid within 30 days after each 12-month rental period (by cash or credit against rent, unless the tenant is in default), and all unpaid interest is due at the end of the tenancy. A willful failure to pay makes the landlord liable for an amount equal to the deposit, plus court costs and reasonable attorney’s fees (765 ILCS 715/2).
Small claims jurisdiction
Many Illinois deposit disputes are heard in small claims court. Illinois Supreme Court Rule 281 defines a small claim as a civil action for money not in excess of $10,000, exclusive of interest and costs. Small claims procedure is informal and the tenant does not need a lawyer, so the documentation packet (statement, receipts, checklists, photographs, proof of delivery) carries most of the weight.
Anti-retaliation framework
Illinois’s Landlord Retaliation Act (765 ILCS 721, effective January 1, 2025) bars a landlord from knowingly terminating a tenancy, raising rent, decreasing services, suing for possession or refusing to renew because the tenant engaged in protected activity. If deposit handling is part of a broader pattern like that, section 10 gives the tenant remedies including the greater of 2 months’ rent or twice the damages sustained, plus reasonable attorney’s fees.
Attorney’s fees
Section 1(c) of the Security Deposit Return Act and section 2 of the Security Deposit Interest Act both include court costs and reasonable attorney’s fees in the tenant’s recovery. Fees in a contested case can exceed the deposit itself, which is why a clean, timely statement matters.
Bottom line for landlords. A timely itemized statement with paid receipts attached is the cheapest protection available against deposit litigation. The documentation takes a few hours; getting it wrong can cost twice the deposit plus the tenant’s attorney’s fees. The form on this page handles the mechanics; the analysis above is the legal context.
Illinois statute reference table
| Provision | Subject | Key requirement |
|---|---|---|
| 765 ILCS 710/1(a) | Itemized statement of damage | Within 30 days of move-out or end of the right of possession, whichever is later; each item with estimated or actual cost; paid receipts or copies attached |
| 765 ILCS 710/1(a) | Delivery | Personal delivery, postmarked mail to the last known address, or email to a verified address the tenant provided |
| 765 ILCS 710/1(a) | Estimates and own labor | Paid receipts within 30 days after a statement showing estimated cost; reasonable cost of the landlord’s own labor allowed |
| 765 ILCS 710/1(a) | Lease-specified costs | Amount in the written lease for damage beyond normal wear and tear, if reasonable; reference it and attach the lease page |
| 765 ILCS 710/1(a) | No statement | Full deposit returned within 45 days of move-out |
| 765 ILCS 710/1(b) | Receipts unavailable | Itemized cost list, other evidence and a verified statement of the reasons |
| 765 ILCS 710/1(c) | Remedy | Refused or bad-faith statement plus failure to return the deposit due on time: twice the deposit due, court costs and reasonable attorney’s fees |
| 765 ILCS 710/1.1 | Sale or transfer | Transferee liable for the deposit; transferor remains jointly and severally liable |
| 765 ILCS 715/1–2 | Interest (25+ units) | Interest on deposits held over 6 months; paid yearly if $5 or more and at termination; willful failure = amount equal to the deposit plus costs and fees |
| 765 ILCS 721 | Landlord Retaliation Act | Retaliatory termination, rent increase, service cuts or possession suits prohibited; 2 months’ rent or twice damages plus fees |
| 42 U.S.C. § 3601 et seq. | Federal Fair Housing Act | Federal-level fair housing protections in deposit-handling decisions |
Illinois statute citations are to the Illinois Compiled Statutes as currently in effect (765 ILCS 710/1 as amended by P.A. 103-224, effective January 1, 2024). Local ordinances, including Chicago’s Residential Landlord and Tenant Ordinance, may layer additional requirements on top of state law and should be consulted independently for properties in covered cities.
Frequently asked questions
How long does an Illinois landlord have to send the itemized statement?
What must the itemized statement contain?
Does Illinois require receipts for every deduction?
What counts as normal wear and tear in Illinois?
Can the landlord charge for cleaning?
What happens if the landlord does not comply?
Can the landlord charge for repainting?
What if the tenant did not provide a forwarding address?
Can the landlord deliver the itemized statement by email?
What if the deductions exceed the deposit?
Does an Illinois landlord have to pay interest on the deposit?
How long should I retain the documents?
Stop deposit disputes before they start.
Security deposit disputes are a steady source of Illinois small-claims litigation, and the procedural defects that cost landlords are almost always preventable. Careful tenant screening helps you choose applicants with a record of meeting their obligations. A clean lease sets clear expectations. Move-in documentation creates a baseline. A specific, timely itemized statement with paid receipts supports each deduction. Each piece of the chain reduces deposit-related risk.
When to consult an Illinois landlord-tenant attorney
Many Illinois deposit disputes are routine small-claims matters decided on the documentation. If the deduction amount is significant, the tenant has raised retaliation or fair-housing claims, the unit is in Chicago or another city with its own tenant ordinance, the deductions involve specialized work (mold remediation, structural repair, lead paint), or the tenant has hired counsel, consult an Illinois landlord-tenant attorney before furnishing the itemized statement under 765 ILCS 710/1. An attorney's review at the right moment costs far less than defending a section 1(c) claim for twice the deposit due plus the tenant's attorney's fees.
Published by Tenant Screening Background Check
Established 2004 · 20+ Years · All U.S. States & Territories · Statute-Based · Attorney-Reviewed
A Private Eye Reports™ service trusted by landlords, property managers, and attorneys.
Sources cited on this page
- 765 ILCS 710/1 (Security Deposit Return Act — itemized statement, receipts, delivery, 45-day refund, section 1(c) remedy), as amended by P.A. 103-224
- 765 ILCS 715 (Security Deposit Interest Act)
- 765 ILCS 721 (Landlord Retaliation Act, effective January 1, 2025)
- Illinois Supreme Court Rule 281 (small claims defined)
- 42 U.S.C. § 3601 et seq. (federal Fair Housing Act)
- Local ordinances, including Chicago's Residential Landlord and Tenant Ordinance (varies by city)
This form and the accompanying guidance are provided for general informational purposes only and do not constitute legal advice. Illinois landlord-tenant law has technical requirements that can change with legislation and case law. The 30-day statement and receipts rule (765 ILCS 710/1(a)), the verified-statement fallback (710/1(b)), the twice-the-deposit remedy (710/1(c)) and the interest rules (765 ILCS 715) depend on facts and case-specific circumstances that this general guidance cannot fully address. Always verify current requirements with the applicable Illinois statutes, any local ordinance, or a qualified Illinois landlord-tenant attorney before relying on this itemized statement in any contested deposit-deduction situation. Review Illinois security deposit laws.
