Tenant Security Deposit Resolution

How To Dispute A Charge On Your Security Deposit

Your lease may already have specific language regarding how to address a dispute of a charge on a security deposit. Please refer to your lease for specific details.

If you have a Bell Properties lease, then you have already signed and agreed to the following or something substantially similar:

  1. TENANT DISPUTE OF SECURITY DEPOSIT DEDUCTIONS
    1. Tenant has a right to dispute line item deductions from their security deposit
    2. Tenant agrees to file all disputes of deductions in writing via the “Bell Properties Security Deposit Dispute Resolution Form” which can be done by:
      1. Online (fastest method) form: Completing the online form at BellPropertyMgmt.com
      2. Email: A printable form can be emailed to Tenant upon request
      3. In Person (appointment only): A paper copy can be picked up and filled out at any BELL Properties location by appointment. 
    3. When disputing a deduction, Tenant agrees to provide the following information:
      1. The line item being disputed
      2. The dollar amount of the line item being disputed
      3. Why the line item should not be considered security deposit damage
        1. Examples:
          1. “Broken microwave handle. $150 (full amount). Handle was broken before we moved in”
          2. “Carpet replacement. $600 of $1000 charge. The carpet lifespan is eight to ten years per interNACHI and was three years old when we moved in. We lived there for four years. We know we were hard on it, but there was only one to three years of life left per interNACHI. We should only be charged for at most 30% of the carpet replacement cost ($300).”
        2. Total dollar amount being disputed for all line items combined
      4. If you have photos or video that supports your dispute, please send them to your personal property coordinator in an email after you have submitted the resolution form.
    4. Tenant agrees to allow ten calendar days from the date of submitting the Dispute Resolution form for a response before taking further action.
    5. Unless Tenant requests otherwise in writing, Tenant accepts a response by email to the email address on file for Tenant. Tenant also accepts that all communications regarding a dispute will be sent to all parties on the lease who are party to the security deposit.
    6. Reminder: Bell Properties is a 3rd party property manager and we cannot control the property owner’s decision to approve or deny your dispute.
    7. Tenant agrees that requests to consider disputes of security deposit deductions that are not made using the format or form defined in this section shall not be considered a formal request for consideration. Furthermore, Tenant agrees that any attempt to have some or all of the security deposit returned via court action without first properly filing a dispute resolution and waiting the prescribed period for a response will be deemed as the Tenant acting in bad faith, and Tenant agrees they shall have no claim on any balance until they have followed the steps outlined in your lease. 

The below form, or a PDF or paper copy you can request be emailed or mailed to you, is the only approved method to submit a dispute for consideration.

  • Date Format: YYYY slash MM slash DD
  • Date Format: YYYY slash MM slash DD
    Date you turned in keys
  • Details*
    In the space below please state exactly what you are disputing in regards to your security deposit disposition.
    Be specific.

    If you wish to provide any documentation relevant to your dispute (such as emails or pictures) please email them to admin@bellpropertymgmt.com, with the subject line "Security Deposit Dispute Documentation".
    Or you can mail your documents to: Bell Properties, Inc.. 440 E Huntington Dr., Ste 300 Arcadia, CA 91006

    Dispute Description:
    Use the format of "Line Item being disputed" and "Why it is being disputed".
    Please keep each line item being disputed separated by a line or two, or number them. The line items should refer to the line item deductions on the Security Deposit Disposition letter you received.

    Examples:
    1. “Broken microwave handle. $150 (full amount). Handle was broken before we moved in. I will mail photos.”
    2. “Carpet replacement. $600 of $1000 charge. The carpet lifespan is eight to ten years per interNACHI and was three years old when we moved in. We lived there for four years. We know we were hard on it, but there were only one to three years of life left per interNACHI. We should only be charged for at most 30% of the carpet replacement cost ($300).”
    3. "The left living room wall had two nail holes when we moved in. We made two more, but were charged for all four. The two nail holes are noted on the move-in checklist submitted when we moved in."
  • Describe the issue and the requested resolution and explanation as to why you feel this is justified.
  • Drop files here or
      Photos or other proof you'd like to provide