Returning a rental deposit: template claim and deadlines

New deadline: 14 days

Before the law reform, the law had no provisions on returning a deposit. From 1.10.2026 the deposit must be returned or released, or written notice of withholding it must be given without delay and at the latest within 14 days of the end of the tenancy.

According to the Environment Committee's report, the end date is not counted in the time limit. For example, for a contract ending on 31.3., the time limit starts on 1.4. and ends on 14.4. If possession of the apartment is handed over only later or there is an obstacle to returning it, the time limit is counted from when the obstacle ceases.

According to Taloustaito, unjustified withholding can lead to liability for damages. The new provisions generally also apply to contracts made before they entered into force, but the transitional provisions contain exceptions. If your contract is old, check the situation with consumer advice or an organisation.

What can be deducted from the deposit

The deposit can cover, for example, unpaid rent and damage caused by the tenant. According to the Consumer Disputes Board's decision practice, the tenant is liable for damage caused intentionally, through negligence or other carelessness. The tenant is not liable for ordinary wear and tear.

A notice of withholding must state the basis for the claim and a reasonable estimate of its amount. The amount withheld may be at most equal to the claim or the stated estimate, so the remainder must be returned. However, the funds in a rental deposit account may be withheld in full until the amount of the claim is determined.

In a dispute the landlord must show the damage, that it is the tenant's responsibility and the costs incurred. In a decision issued in January 2026, the Consumer Disputes Board held that the landlord could withhold from the deposit only verified and reasonable cleaning costs and the rest had to be returned. The Board also recommended interest on the part to be returned from the day after the tenancy ended.

For this reason, a tenant should ask for an itemisation of every deduction: what damage, where in the apartment, how the cost was calculated and what receipt verifies it. A general mention of cleaning or repairs alone does not show whether the deduction is justified.

Prepare already when moving out

Good documentation is the best protection, because disputes are often about whether the mark already existed when you moved in or arose during the tenancy.

Clean the flat in accordance with the terms of the contract and take dated photos of every room.
Ask for a joint final inspection and record the findings in the minutes.
Keep the move-out inspection report and the photos from the start of the tenancy.
Return all keys against a receipt.
Notify the landlord in writing of the account number to which the deposit should be returned.

Template: rental deposit refund claim

Send the demand in writing, for example by email, and keep a copy. The text below is a template whose names are fictitious. Replace the parts in square brackets with your own details.

Template: Demand for return of the rental deposit

To: [landlord's name], [address / email]

Sender: Matti Meikäläinen, [address], [phone]

Rental property: [street address and apartment]. The tenancy ended on [date], and the keys were returned on [date].

At the start of the tenancy I paid a deposit of [amount] euros. The rents have been paid, and there is no damage in the apartment beyond normal wear and tear. The minutes of the final inspection and photos are attached.

I demand that the deposit be returned in full to the account [IBAN] no later than [date]. If you consider that it is justified to withhold part of the deposit, I request a written breakdown of the basis and amount of the deduction, together with receipts or a cost estimate.

Attachments: lease, receipt for payment of the deposit, final inspection report, photos.

[Place and date] – Matti Meikäläinen

If the deposit is not returned

If the landlord does not respond or, in your view, withholds too much, send a reminder and ask for the grounds in writing. When the landlord is a business, advice is available from the Finnish Competition and Consumer Authority's consumer advisory service.

The Consumer Disputes Board handles residential rental disputes with both companies and private individuals. Handling is free of charge, and the Board's decisions are recommendations. The request for a decision should enclose the rental agreement, the written complaint and the other party's reply, as well as evidence such as photos and receipts, and the claims should be stated in euros. Ultimately the matter is decided in the district court.

When you are looking for a new home, Rental Radar shows you the rent level in your area and the maximum deposit.

Frequently asked questions

How quickly must the rental deposit be returned?

From 1.10.2026, without delay and at the latest within 14 days of the end of the lease, or within the same time a written notice of retention must be given.

May a landlord deduct normal wear and tear from the deposit?

No. The tenant is not liable for normal wear and tear, but for damage that the tenant has caused intentionally or through negligence.

Where can I take a deposit dispute?

To the Consumer Disputes Board, which also handles rental disputes between private individuals free of charge. Before that, make a written complaint to the landlord.

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Sources

The article is general information and does not replace the guidance of an authority, a lawyer or an adviser. Check up-to-date information from the sources.

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