R.I. Gen. Laws ch. 34-18 § 34-18-19
Security deposits
Operative Text
(a) A landlord may not demand or receive a security deposit, however denominated, in an amount or value in excess of one month's periodic rent. (b) Upon termination of the tenancy, the amount of security deposit due to the tenant shall be the entire amount given by the tenant as a security deposit, minus any amount of unpaid accrued rent, the amount due, if any, for reasonable cleaning expenses, the amount due, if any, for reasonable trash disposal expenses and the amount of physical damages to the premises, other than ordinary wear and tear, that the landlord has suffered by reason of the tenant's noncompliance with § 34-18-24, all as itemized by the landlord in a written notice delivered to the tenant. The landlord shall deliver the notice, together with the amount of the security deposit due to the tenant, within twenty (20) days after the later of either termination of the tenancy, delivery of possession, or the tenant's providing the landlord with a forwarding address for the purpose of receiving the security deposit. (c) If the landlord fails to comply with subsection (b), the tenant may recover the amount due him or her, together with damages in an amount equal to twice the amount wrongfully withheld, and reasonable attorney fees. (d) This section does not preclude the landlord or tenant from recovering other damages to which he or she may be entitled under this chapter. (e) This section does not preclude any landlord who rents a furnished apartment from demanding or receiving a furniture security deposit if the replacement value of the furniture being furnished by the landlord valued at the time the lease is executed is five thousand dollars ($5,000) or greater, in which instance the landlord may charge a separate furniture security deposit of up to one month's periodic rent. (f) Upon termination of the tenancy, the amount of furniture security deposit due to the tenant shall be the entire amount given by the tenant as a furniture security deposit, minus the amount due, if any, for reasonable cleaning expenses and repair and the amount of physical damages to the furniture, other than ordinary wear and tear. The landlord shall deliver the notice, together with the amount of the furniture security deposit due to the tenant, within twenty (20) days after the later of either termination of the tenancy, delivery of possession, or the tenant's providing the landlord with a forwarding address for the purpose of receiving the furniture security deposit. (g) In the event the landlord transfers his or her interest in the premises, the holder of the landlord's interest in the premises at the time of the termination of the tenancy is bound by this section. (h) No rental agreement shall contain any waiver of the provisions of this section.
Rhode Island General Laws § 34-18-19 limits security deposits to no more than one month's rent, and adds a separate cap of one month's rent for a furniture deposit when furnished-apartment furniture is valued at $5,000 or more at lease signing. After a tenancy ends, the landlord has 20 days from the later of termination, return of possession, or receipt of the tenant's forwarding address to return the deposit along with an itemized written notice of any deductions for unpaid rent, reasonable cleaning or trash-disposal costs, or physical damage beyond ordinary wear and tear. A landlord who fails to comply with the return-and-itemization requirement may owe the tenant the withheld amount plus twice that amount as damages, along with reasonable attorney fees.
Plain English — not legal advice.
Operators subject to § 34-18-19 generally collect no more than one month's periodic rent as a security deposit at the outset of a tenancy, and—if renting a furnished unit with furniture valued at $5,000 or more—may collect a separate furniture deposit capped at the same one-month amount. Compliant landlords track the 20-day deadline that runs from the latest of tenancy termination, return of possession, or receipt of the tenant's forwarding address, and deliver both the itemized written deduction notice and any refund owed within that window. Deductions are typically limited to unpaid rent, reasonable cleaning and trash-disposal costs, and documented physical damage beyond ordinary wear and tear, with each item clearly described in the written notice.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Under § 34-18-19, Rhode Island tenants have the right to receive their security deposit back—along with a written itemization of any deductions—within 20 days after the tenancy ends, possession is returned, or the landlord receives a forwarding address, whichever comes latest. If a landlord fails to meet that deadline or improperly withholds funds, the statute provides a potential remedy of the withheld amount plus twice that sum in damages, as well as reasonable attorney fees. Tenants who believe their deposit was wrongfully withheld may consider filing a complaint with a local housing authority, consulting a tenant-rights organization, or exploring small claims court as general enforcement paths available under this provision.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated October 15, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
Effective Timeline
References In
Rules and statutes that cite this regulation