Landlords in Saskatchewan have a right to ask their tenants for a security deposit. A security deposit is a refundable payment that helps landlords cushion themselves against potential financial damages resulting from a tenant's negligence.
Here are some common reasons landlords require a security deposit from their tenants:
To mitigate against financial losses emanating from missed rent payments. Nonpayment of rent by a tenant is a serious violation of the lease agreement. Yet, it continues to be among the top lease violations.
To help pay for careless property damage. A tenant becomes liable for any damage exceeding normal wear and tear.
To cover financial damage resulting from an early termination of the lease, no matter the reason.
To cover unpaid utilities. When a tenant signs the lease, some utilities are transferred to their name. And, when they move out, they are required to have cleared them. If they don't, a landlord has a right to make the appropriate deductions.
With that in mind, let's take a look at the basic security deposit laws in SK by providing answers to commonly asked questions.
Last updated: January 2026.Quick answer (2026)
In Saskatchewan, landlords can collect a damage deposit up to one month's rent, must return it within 7 business days of move-out, and can only deduct for unpaid rent, utilities, or damage beyond normal wear and tear. If the landlord doesn't return the deposit or provide an itemized statement within 7 business days, tenants can apply to the Office of Residential Tenancies and the landlord may lose the right to make any deductions.
How Much can a Landlord Ask as Security Deposit in Saskatchewan?
In Saskatchewan, landlords can ask for a security deposit that's equivalent to one month's rent. So, for instance, if the rent per month is $2,000, then you can ask a maximum amount of $2,000.
Also, the law permits tenants to pay the deposit in two installments. So, you can ask your tenant to pay 50% of the deposit when moving in and the rest in two installments spread over two months.
Is a Guarantee Letter from the Saskatchewan Assistance Plan (SAP) Considered a Security Deposit?
Yes! A letter from social services is deemed as a security deposit so long as the tenant continues receiving it and doesn't move out.
As a landlord, you cannot refuse acceptance of the security deposit guarantee. You can, however, require your tenant to foot the difference between the deposit required and that provided by the social services.
That said, if the tenant no longer receives the guarantee from social services, then you can require the tenant to pay the full amount. In such a case, you must provide them a one month's notice to do so.
Can a Saskatchewan Landlord Charge Separate Deposits?
No, they cannot! The total amount of deposits must not exceed the rent of one month. So, if you charge a pet deposit or a key deposit, for instance, make sure it's part of the security deposit.
Can a Landlord Terminate a Tenant or Refuse Renewing a Lease for the Sole Purpose of Increasing the Rent?
No, it is illegal to do so in Saskatchewan.
Can the Tenant use the Security Deposit as Last Month's Rent?
They can so long as there is a written agreement with the landlord. Otherwise, a tenant cannot use their security deposit to pay for the last month's rent.
How Must a Landlord Store the Tenant's Security Deposit?
A landlord can deposit it into a financial institution such as a bank or credit union. It belongs to the tenant and the landlord must hold it in trust for them. If the tenant stays in the same property for at least five years, then they are entitled to receive interest on their security deposit.
The interest payable is calculated as per the Act.
Interest Calculation Rules for Security Deposits
The interest rules in Saskatchewan are specific and often misunderstood. Here is what landlords need to know:
- When interest applies: Interest is owed only when the tenant has occupied the same rental unit for five or more consecutive years. If the tenant moves to a different unit — even within the same building — the five-year clock resets.
- Rate of interest: The interest rate is set by regulation and is based on the Bank of Canada prime rate. The specific rate applicable to a given tenancy is the rate in effect at the time the interest becomes payable.
- How it is paid: Interest must be paid to the tenant directly, either as a separate payment or as a credit against rent. It is not automatically added to the deposit balance.
- Record keeping: Landlords should maintain records of when the tenancy began, the deposit amount, and when interest was last calculated and paid. The ORT may request this documentation in any dispute.
When Should the Landlord Return the Security Deposit?
As a landlord in Saskatchewan, you have seven business days (not including holidays and weekends) to return the tenant's security deposit after the tenant moves out. If you claim part or all of the deposit, then you must provide your tenants with a written notice of the same within 7 days.
If you send the notice via mail, then three days must be allowed for the mail to get to the tenant before the expiry of the 7 days. As for deliveries that are done electronically, they are deemed delivered on the first business day after they are sent.
To avoid issues with the delivery, make sure to send a fax or an email to the Office of Residential Tenancies as well. You can even choose to deliver it personally at their offices.
The ORT will then schedule a hearing and send a notification to both parties. Then, within ten days upon being notified by the ORT, you'll be required to pay the deposit, as well as file a list of damages with them.
What Happens If the Landlord Misses the 7-Day Deadline?
This is one of the most consequential mistakes a Saskatchewan landlord can make. If you fail to return the deposit or file a claim within seven business days of the tenant moving out, you lose the right to make any claim against the deposit — regardless of the actual condition of the property.
Here is what happens in practice:
- The tenant can file with the ORT: If the 7-day window passes without a return or a claim, the tenant can apply to the ORT for a full refund of the deposit.
- The landlord's claim is forfeited: Even if the tenant caused thousands of dollars in damage, the landlord cannot claim any of it from the deposit once the deadline has passed. The ORT is strict about this timeline.
- The full deposit must be returned: The ORT will order the landlord to return the entire deposit, plus any applicable interest.
Protecting Yourself Against the Deadline
- Schedule the move-out inspection for the tenant's last day or the first business day after they vacate.
- Have your claim notice template prepared in advance (see below).
- Send the notice by multiple methods — email and registered mail — to ensure delivery.
- File a copy with the ORT on the same day you send it to the tenant.
What Can a Landlord Claim on a Tenant's Security Deposit?
Landlords can claim part or all of a tenant's security deposit due to any of the following reasons:
The tenant moved out without paying all rent due under the lease agreement
The tenant failed to clear your utility bills upon moving out
The tenant caused negligent or careless property damage
Documentation Best Practices: Photos, Videos, and Condition Reports
The strength of any deposit claim depends entirely on the quality of your documentation. Without clear evidence of the property's condition before and after the tenancy, the ORT has little basis to rule in your favour.
Move-In Documentation
Before the tenant takes possession, document the property thoroughly:
- Photographs: Take dated, high-resolution photos of every room — walls, floors, ceilings, appliances, fixtures, and any existing damage. Include close-ups of scratches, stains, or wear that already exists.
- Video walkthrough: A continuous video walkthrough of the entire unit, narrated with the date and address, provides compelling evidence that photos alone may not capture (e.g., the sound of a squeaky door, the condition of a running tap).
- Written condition report: Use a standardized move-in checklist that both the landlord and tenant sign. This report should note the condition of each room and each major item (countertops, carpet, paint, windows, appliances).
Move-Out Documentation
Repeat the same process when the tenant vacates:
- Photograph and video the same areas and items documented at move-in.
- Note any changes, damage, or missing items.
- Compare side-by-side with the move-in documentation.
Why This Matters at the ORT
In a deposit dispute hearing, the ORT officer will ask for evidence of the property's condition at both move-in and move-out. If you can produce dated photos, a video, and a signed condition report, your claim is significantly stronger. If you cannot, the ORT will often give the benefit of the doubt to the tenant.
Template for a Damage Claim Notice
When claiming part or all of a tenant's security deposit, you must provide a written notice that includes specific information. Here is the essential content your notice should contain:
- Tenant's name and former address (the rental unit)
- Landlord's name and contact information
- Date the tenant vacated the property
- Total security deposit amount held
- Itemized list of claimed damages, including:
- Description of each item of damage
- Location within the unit
- Estimated or actual cost of repair/replacement
- Amount being returned to the tenant (if any portion is not being claimed)
- Date of the notice
The ORT Hearing Process for Deposit Disputes
When a deposit dispute reaches the ORT, here is what to expect:
- Application: Either party files an application. The tenant typically files if the deposit was not returned. The landlord files if they are claiming damages that exceed the deposit.
- Notice of hearing: Both parties receive a hearing date. Hearings are typically scheduled within a few weeks of the application.
- Preparation: Gather all documentation — lease agreement, move-in and move-out condition reports, photos, videos, receipts, contractor quotes, and any correspondence with the tenant.
- The hearing: Hearings may be conducted in person at an ORT office, by telephone, or through written submissions. Both parties present their evidence and testimony. An ORT officer asks questions and may request additional documentation.
- Decision: The officer issues a written decision, usually within a few days of the hearing. The decision is binding and enforceable.
- Enforcement: If the losing party does not comply with the order, the winning party can file the order with the Court of Queen's Bench for enforcement.
How to Avoid Conflicts when Returning a Tenant's Security Deposit
Prior to the tenant move in, both the tenant and landlord should document the property's condition.
Both parties should also do a "move-out" inspection using the "move in" inspection as a reference.
Once the "move out" inspection is complete, you should discuss the damages with the tenant and negotiate an agreement regarding the costs of damage and what amount is to be deducted from the tenant's security deposit.
Additional Tips for Avoiding Deposit Disputes
- Communicate expectations upfront: During the lease signing, walk the tenant through the condition report and explain what constitutes damage versus normal wear and tear. This sets clear expectations from day one.
- Conduct periodic inspections: Saskatchewan law allows landlords to inspect the property with proper notice (24 hours written notice). Periodic inspections — every 6 to 12 months — help identify issues early before they become major damage.
- Address maintenance promptly: When tenants report issues and you respond quickly, they are more likely to continue reporting problems rather than letting them worsen. Deferred maintenance that the tenant did not cause cannot be claimed against the deposit.
- Keep detailed financial records: Maintain receipts for all cleaning, repairs, and replacements related to the tenancy. The ORT expects actual costs, not estimates, whenever possible.
- Be fair and reasonable: Not every scuff mark or minor stain warrants a deduction. Pursuing excessive claims damages the landlord-tenant relationship and often results in unfavourable ORT decisions. Focus on genuine damage that exceeds what is expected from normal occupancy.
Need Help Managing Security Deposits?
Security deposit rules in Saskatchewan are detailed and the deadlines are unforgiving. A single missed deadline or poorly documented claim can cost you the entire deposit — even when damage is legitimate. At GoodDoors Property Management, we handle the complete deposit lifecycle for our owners: collection, trust account storage, move-in and move-out documentation, claim preparation, and ORT proceedings when necessary. If you own rental property in Regina or Saskatoon and want the peace of mind that comes with professional management, contact us today.
How GoodDoors handles deposit deductions
Every move-out triggers a documented inspection within Saskatchewan's required 7-business-day return window. Since automating the tracking system in 2025, we have processed 136 move-out inspections, each archived with photos and an itemized condition report. That paper trail is what separates a defensible deduction from one that gets reversed at the Office of Residential Tenancies.
Security Deposit Disputes and the Office of Residential Tenancies Process
When a tenant disagrees with a landlord's claim on their security deposit, Saskatchewan law provides a formal dispute resolution process through the Office of Residential Tenancies (ORT). Tenants have 60 days from the end of their tenancy to file a dispute application online, with a $50 filing fee required. This timeline is critical. Missing the deadline means losing the right to challenge the claim entirely.
Once a dispute is filed, the ORT schedules a hearing and notifies both parties by email or mail. Within 10 business days of receiving the notice, the landlord must pay the disputed deposit amount into the ORT's portal and submit a Notice to Tenant of Claim for Security Deposit form. This form must be emailed to ort@gov.sk.ca and specifies whether the landlord's claim remains unchanged or has been updated. The landlord can also file an updated list of damages at this stage.
The hearing process gives both sides an opportunity to present evidence. If a landlord fails to pay the deposit into the ORT within the 10-day window, the ORT can order immediate return of the full deposit to the tenant without even hearing the landlord's case. This penalty emphasizes the importance of meeting deadlines.
Tenants often use this process to dispute deductions for normal wear and tear versus actual damage, unpaid utilities, or rent disputes. Having proper documentation from move-in and move-out inspections strengthens either party's position at the hearing. The ORT's decision is binding, making proper preparation essential before the hearing date.
Frequently Asked Questions
Can I charge a pet deposit or key deposit separate from the damage deposit?
No. All deposits combined cannot exceed one month's rent. If you charge a pet deposit or key deposit, it must count toward that one-month cap. Trying to collect extra deposits violates the Residential Tenancies Act, 2006.
What happens if I miss the 7-business-day deadline to return the deposit?
If you don't return the deposit or provide a written itemized statement within 7 business days, the tenant can file a dispute with the Office of Residential Tenancies. You may lose the right to make any deductions and be ordered to return the full deposit.
Can I deduct cleaning costs from the deposit?
Yes, but only to restore the unit to its move-in condition. You cannot deduct for normal wear and tear or improvements beyond the original condition. Keep receipts for any cleaning work you deduct.
Do I have to pay interest on the damage deposit?
Only if the tenancy lasted 5 years or longer. Interest accrues only up to 30 days after the tenancy ends. For tenancies under 5 years, no interest is owed.
Can a tenant use their damage deposit to pay the last month's rent?
Only with a written agreement from you. Without it, the tenant cannot use the deposit as last month's rent. This must be documented in the lease or a separate agreement.
What landlords often get wrong
Many landlords believe they can keep a damage deposit for normal wear and tear like faded paint, minor carpet wear, or small nail holes. The law is clear: landlords can only deduct for damage beyond normal wear and tear, unpaid rent, unpaid utilities, and early termination costs.
