📋 Illinois Security Deposit Return Letter
Itemized Statement of Deductions – 765 ILCS 710/1
⚖️ 765 ILCS 710/1: “If the landlord proposes to retain all or any portion of the security deposit, the landlord shall, within 30 days [Cook County] or 45 days [rest of IL], deliver or mail to the tenant an itemized statement of the damage allegedly caused to the premises and the estimated or actual cost of repairing each item.”
⚠️ Deadline Alert: This letter must be sent within 30 days (Cook County) or 45 days (rest of Illinois) after the tenant vacates AND provides a forwarding address. Missing this deadline may forfeit your right to deductions.
🏠 Property Information
👤 Former Tenant Information
🏢 Landlord / Property Manager
📅 Key Dates
📅 Return Deadline: Enter move-out/keys dates to calculate deadline.
💰 Original Security Deposit
📝 Itemized Deductions
💡 Important: You must itemize each deduction with a description and cost. Vague descriptions may not be legally enforceable.
💵 Deposit Disposition Summary
📋 Additional Notes
✍️ Landlord Signature
Understanding the Illinois Security Deposit Return Process
Illinois law requires landlords to return security deposits with an itemized statement of any deductions within strict deadlines. Failure to comply can result in forfeiture of the right to withhold any portion of the deposit.
Return Deadlines
| Location | Deadline | Starts When |
|---|---|---|
| Cook County | 30 days | Later of: move-out OR forwarding address provided |
| Rest of Illinois | 45 days | Later of: move-out OR forwarding address provided |
| Chicago (RLTO) | 30 days + additional requirements | Move-out date |
What Must Be Itemized
Illinois law requires specific itemization including:
- Description of each item of damage
- Estimated OR actual cost for each item
- Copies of paid receipts (if actual costs used)
- Statement of any unpaid rent deducted
💡 Best Practice: Take dated photos during move-in AND move-out inspections. This documentation is crucial if the tenant disputes your deductions.
Legitimate vs. Non-Legitimate Deductions
| ✅ Legitimate Deductions | ❌ Cannot Deduct |
|---|---|
| Holes in walls from hanging items improperly | Small nail holes from normal picture hanging |
| Pet stains/damage to carpet | Normal carpet wear from walking |
| Excessive filth requiring professional cleaning | Normal cleaning between tenants |
| Burns, large tears, or stains | Sun fading of carpets or drapes |
| Missing or broken fixtures tenant damaged | Worn fixtures from normal use |
Penalties for Non-Compliance
⚠️ If you fail to comply with Illinois deposit return laws:
- Forfeit right to withhold ANY portion of deposit
- Chicago: Liable for 2x the deposit amount
- May be liable for tenant’s attorney fees
- Could face additional statutory damages
Sending the Return
Best practices for sending the deposit return:
- Send by certified mail, return receipt requested
- Keep a copy of the letter and check
- Keep the certified mail receipt as proof
- If tenant didn’t provide forwarding address, send to last known address
⚖️ Legal Disclaimer
This form is provided for informational purposes only and does not constitute legal advice. Security deposit disputes can be legally complex. Always verify current Illinois law and consult with an attorney if the tenant disputes your deductions or threatens legal action.
