Deposit demand letter: what to send if your deposit is being withheld
Your tenancy has ended. You have returned the keys. Your deposit has not come back. Before you file at the Small Claims Tribunal, you need to send a formal demand letter — and it is often what resolves the dispute without going to court at all.
Your tenancy has ended. You have returned the keys. Your deposit has not come back.
Before you file at the Small Claims Tribunal (SCT — Singapore's court for civil disputes up to S$20,000), you need to send a formal demand letter. It is not just a procedural step — it is often what resolves the dispute without going to court at all. A landlord who has been vague about returning your deposit frequently acts when they receive a letter that demonstrates you know your rights and are prepared to use them.
Here is what the letter needs to say, and how to send it correctly.
When to send a demand letter
Send it as soon as the deposit return deadline in your tenancy agreement (TA) has passed without return or written explanation.
If your TA specifies a return deadline — typically 14 to 30 days after key handover — and that date has passed, you are already entitled to demand return. If your TA has no deadline, the general expectation in Singapore is that a deposit should be returned within 14 to 30 days of the tenancy ending and the property being vacated.
Do not wait indefinitely. Do not accept verbal assurances that "it's coming." Send the letter.
What the letter must include
Your full name and contact details — and the address of the property you rented.
The landlord's full name and contact details — use the name as it appears on the TA and ownership documents.
The tenancy dates — when the tenancy started and when it ended.
The key handover date — the specific date you returned the keys and vacated the property.
The deposit amount — the exact amount paid, with reference to the TA clause or your payment record.
The deposit return deadline — reference the clause in your TA if it exists. If not, cite the 14 to 30 day reasonable expectation.
A clear demand — state that you require the deposit to be returned in full within a specific timeframe. Seven to fourteen days is reasonable.
Your response to any deduction claims — if the landlord has claimed deductions you dispute, address each one directly. Reference your move-in photos and inventory record. State why each deduction is not legitimate — for example, that the item was already in that condition at move-in, or that the damage falls within fair wear and tear.
The next step if no response — state clearly that if the deposit is not returned within the specified timeframe, you will file a claim at the Small Claims Tribunal without further notice.
How to send it
Send via WhatsApp first — it creates a timestamped record and most landlords respond faster to WhatsApp than email.
Follow up with email to the email address used in your tenancy communication. This creates a more formal paper trail.
If the landlord is unresponsive, send a physical letter by registered post to their address as listed in the TA or on the property ownership documents. Registered post creates a delivery record.
Keep every sent message and any responses. These become your evidence if you proceed to the SCT.
Template demand letter
Use this as a starting point. Replace the bracketed fields with your information.
To: [Landlord full name] [Landlord address or email]
From: [Your full name] [Your contact number and email]
Date: [Today's date]
Re: Return of security deposit — [Property address including unit number]
Dear [Landlord name],
I am writing regarding the return of my security deposit for the above property, where I was a tenant from [start date] to [end date].
I returned the keys and vacated the property on [key handover date]. Under our tenancy agreement dated [TA date], the security deposit of S$[amount] was due to be returned by [deadline date / within 14 days of key handover].
As of today, the deposit has not been returned and I have received no written itemisation of any proposed deductions.
[If there are disputed deductions, add: I note that you have raised the following deductions: [list]. I dispute these deductions on the following grounds: [brief reason per item, referencing move-in photos or inventory where applicable].]
I require the deposit of S$[amount] [or the undisputed balance of S$[amount]] to be returned to my bank account [account name and number] by [date — 7 to 14 days from today].
If I do not receive the deposit by this date, I will file a claim at the Small Claims Tribunal without further notice.
Please confirm receipt of this letter.
Yours sincerely, [Your full name] [Date]
What happens after you send it
Most landlords respond within a few days of receiving a formal demand. Either they return the deposit, or they provide a written itemisation of deductions — which gives you something specific to dispute.
If the landlord does not respond within your stated deadline, file at the SCT. The process is straightforward, does not require a lawyer, and filing fees start from around S$10.
When you file, bring: your stamped TA, proof of deposit payment, your move-in photos, the demand letter with evidence of delivery, and all WhatsApp and email communications.
Key takeaways
- Send a demand letter as soon as the deposit return deadline passes — do not wait
- The letter must include the tenancy dates, deposit amount, key handover date, a specific return deadline, and the SCT as your next step
- Send via WhatsApp and follow up with email — keep every message
- A landlord who receives a formal demand with SCT referenced often acts without the need for a tribunal
- If there is no response by your deadline, file at the SCT
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