Rhode Island security deposit laws: a one-month cap, 20 days to return and double damages
R.I. Gen. Laws 34-18-19 caps a Rhode Island deposit at one month's periodic rent. The landlord must return the balance and deliver an itemized notice within 20 days after the latest of three events, and a landlord who fails can owe the tenant twice the amount wrongfully withheld, plus attorney fees.
How much can a Rhode Island landlord collect?
No more than one month's periodic rent as a security deposit. A separate furniture deposit of up to one month's rent is allowed if landlord-furnished furniture is valued at $5,000 or more when the lease is signed. Furniture deposit deductions are limited to cleaning, repair and damage to the furniture.
When does the 20-day clock start?
The landlord must return the deposit balance and deliver the itemized notice within 20 days after the latest of three events: termination of the tenancy, delivery of possession, or the tenant giving a forwarding address. A tenant who leaves without a forwarding address therefore delays the clock, but a prudent landlord asks for the address in writing before the last day and records the answer.
Example a made-up landlord in Cranston has a tenant leave on the 31st, hand back keys on the 31st, and email a forwarding address on the 4th of the next month. The latest event is the 4th, so the 20 days run from then.
What can be deducted?
- Unpaid rent.
- Reasonable cleaning and trash disposal costs.
- Physical damage beyond ordinary wear and tear caused by the tenant's noncompliance with section 34-18-24.
Each deduction must be listed in a written notice to the tenant. A general "repairs" line is thin; list the item, the cost and what was done.
What is the penalty?
If the landlord fails to comply with the return and notice duty, the tenant may recover the amount due plus twice the amount wrongfully withheld and reasonable attorney fees. Other damages under the chapter remain available. A rental agreement cannot waive the section, and a new holder of the landlord's interest is bound by it.
The text I read did not mention an escrow account or any rule on holding deposits in one, so I do not describe a holding requirement for Rhode Island.
A short checklist before sending the notice
- Confirm the three trigger dates and count 20 days from the latest.
- List each deduction with its amount and reason.
- Subtract nothing for ordinary wear.
- Send the notice and the balance together, and keep proof of the date.
Where Rhode Island owners lose money
The usual loss is not a large repair bill but a notice sent a day late or a vague one. Because the penalty is double the amount wrongfully withheld, a $400 deduction that a court throws out because the notice never itemized it can cost $800 more, plus fees. Two habits help. First, write each deduction as a line: what was damaged, how it differs from ordinary wear, what it cost to fix. Second, do not treat the forwarding address as a formality. Ask for it in the move-out message and in the keys receipt, and write down when it arrives. If a tenant refuses to give one, record that in the file too, because it affects when the 20 days begin.
How DoorKeeping fits in Rhode Island
DoorKeeping records each Rhode Island deposit against the lease, counts down to the return deadline and drafts the itemized statement for you to approve. The forwarding address and the day it arrived are stored with the lease, which is the date the 20 days may turn on. This is general information, not legal advice. Check the current statute and your lease before you act.
Sources
Questions
- What is the maximum security deposit in Rhode Island?
- One month's periodic rent, plus a separate furniture deposit of up to one month's rent where furniture valued at $5,000 or more is provided.
- How long does a Rhode Island landlord have to return a deposit?
- 20 days after the latest of termination of the tenancy, delivery of possession, or the tenant giving a forwarding address.
- What is the penalty for withholding a Rhode Island deposit?
- The amount due plus twice the amount wrongfully withheld, and reasonable attorney fees.