How to sue your landlord for a security deposit in Delaware

A landlord may still pursue an unpaid accepted charge in a separate claim or counterclaim, so net recovery can be lower. Money already paid or retained toward that charge must be credited. The $200 rent balance retained in this sample is already excluded from the demand.

Fictional sample assuming the tenancy is covered by the cited law. Demonstrates generated documents, not a court outcome.

Maya Patel (fictional tenant)
[Fictional current mailing address]

August 18, 2026

Daniel Reed (fictional landlord)
[Fictional landlord mailing address]

SENT VIA CERTIFIED MAIL - RETURN RECEIPT REQUESTED

RE: Demand for return of security deposit - [Fictional Delaware rental address]

Dear Daniel Reed (fictional landlord):

I vacated the above rental property on August 01, 2026 and paid a security deposit of $2,000.00. Under 25 Del. C. § 5514 (Delaware Security Deposit Law), the applicable return rule is: Within 20 days of expiration or termination, the landlord must either remit the full deposit or provide an itemized list of damages with repair costs and remit the balance.

DISPUTED DEDUCTIONS
I dispute the following deductions under 25 Del. C. § 5514 for the reasons below. Please provide the records supporting each disputed charge, including the work, cost, and condition at issue. For replacement charges, explain the item's age and how you calculated the amount charged:

  • Repainting ordinary wall scuffs - $900.00
    Ordinary wear and tear - not deductible. Repainting after a tenancy is ordinary wear and tear unless the walls were damaged beyond normal use (large holes, unauthorized colors). Dated move-in and move-out photos help distinguish ordinary wear from tenant-caused damage.

I do not contest the following deductions, totaling $200.00: Unpaid rent balance ($200.00).

This demand does not cancel any accepted debt. Any separate claim or counterclaim must credit amounts already paid or retained toward that debt.

DEMAND
I demand payment of $900.00, the amount improperly withheld from my deposit.

This demand is limited to the amount improperly withheld. The applicable statutory remedy is conditional: under 25 Del. C. § 5514(g)(1), your failure to remit the amount due within 20 days makes you liable for double the amount wrongfully withheld. I reserve the right to seek that remedy if its conditions are established in court.

Please deliver payment to the address above no later than September 01, 2026 (14 days from the date of this letter). This requested date does not shorten any statutory notice or cure period. If this remains unresolved after the applicable notice, service and waiting requirements are satisfied, I intend to file suit in justice of the peace court. I have retained dated photographs of the property's condition, the lease, our correspondence, your itemized statement, the repair receipts you provided, and this demand letter.

Sincerely,


Maya Patel (fictional tenant)

Enclosures: Evidence exhibit list

Charge-by-charge analysis

• Repainting ordinary wall scuffs: $900

  Ordinary wear and tear - not deductible

  Evidence: move-in photos and move-out photos. Source: 25 Del. C. § 5514.

Evidence checklist

• Exhibit 1: Signed lease agreement

  Establishes deposit amount and terms

• Exhibit 2: Timestamped move-in photos/video

  Baseline condition at the start of tenancy

• Exhibit 3: Timestamped move-out photos/video

  Condition at surrender - rebuts damage claims

• Exhibit 4: Landlord's itemized statement

  Shows the charges being disputed and its date

• Exhibit 5: Correspondence with landlord

  Timeline, forwarding address, admissions

• Exhibit 6: Demand letter + certified mail receipt

  Proof of formal demand and date

• Exhibit 7: Charge-by-charge legal analysis

  Shows each deduction is improper, unsupported, or wear and tear, with statute citations - included as a formatted exhibit in the case PDF