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Keep the contract, deposit proof, inventory, photos, messages and payment records together.
For RMB 10 million in rent, repairs or risk of losing the deposit, small missing evidence can matter.
Separate what the agreement says from what actually happened.
Use Caira to draft a landlord, tenant or tribunal-ready document checklist.
If a Beijing landlord or agent will not return your rental deposit, start with the contract and evidence rather than the argument. The official national housing-rental regulation is the legal main reference point for deposit wording, while the Beijing government service page is useful context for rental contract filing. A filing record may help show that a lease existed, but it is not the same as a deposit refund order. Keep those two ideas separate.
What the national rule helps you check
The 2025 housing rental regulation says the rental contract should address the deposit amount, return time, and circumstances for deduction. It also supports the basic point that, outside the contractually agreed circumstances, a landlord should not deduct the deposit without a proper basis. That does not mean every tenant automatically wins a refund. It means the landlord should connect any deduction to the contract, the facts, and proof.
For your evidence folder, use labels such as 租赁合同, 押金收据, 微信聊天记录, 转账记录, 交房照片, 退租交接, 钥匙交还, 扣款明细, and 维修发票. These are the documents that make the dispute reviewable.
Check who actually took the deposit
In Beijing rentals, the person who showed the apartment, signed the lease, received the money, and controls the bank account may not be the same person. Before sending a demand, identify the landlord, agent, housing rental company, or sublessor. Check the lease name, payment recipient, receipt stamp, WeChat account, property address, and any company name. If an agent collected the deposit for the landlord, keep proof of authority or messages showing the agent role.
Do not threaten the wrong person. A clean demand sent to the correct counterparty is stronger than a dramatic demand sent to everyone in the chat.
Make the calculation boring
Your calculation should be simple: deposit paid, date paid, amount already returned, deductions claimed, deductions you accept, deductions you dispute, and balance requested. If the landlord claims unpaid utilities, ask for bills. If they claim damage, ask for move-in and move-out photos, repair invoices, and the lease clause. If they claim cleaning, ask whether the lease allows that deduction and what evidence supports the amount. Add each document filename or screenshot date beside the line item.
Early move-out needs special care. If you ended the lease early, read the break clause, notice clause, and default clause before claiming the full deposit. You may still dispute unsupported deductions, but the article should not pretend early termination has the same facts as a normal move-out at the end of the term.
Use Beijing filing as context, not a cure
The Beijing official service page validates that rental contract filing is a real local workflow. It can matter for proving the rental relationship, aligning names and property details, and preventing later confusion. But a deposit dispute is usually decided by the lease, payment proof, handover evidence, and deduction evidence. Do not tell a tenant that filing alone forces a refund.
If the lease was filed, save the filing record or screenshots. If it was not filed, save the signed lease and messages anyway. Lack of filing should not make you give up on evidence of payment and handover.
Send a concise refund request
A useful first message is firm but not aggressive:
您好，[房东/中介姓名]：我于[日期]退租并交还了位于[地址]的房屋钥匙。根据租赁合同及付款记录，我已支付押金人民币[金额]元，目前尚未收到押金退还。请您在[日期]前退还应退押金至[账户/付款方式]。如您认为需要扣除部分押金，请提供具体扣款原因、金额明细及相关证明材料，例如照片、维修发票、物业费用或水电费用明细。谢谢。[姓名]
Send it in the channel the landlord uses, and save proof of delivery. If they respond with a new deduction, ask for documents and add it to your calculation.
When to get help
If the amount is significant, the landlord disappears, the agent denies responsibility, or the dispute involves lockout, intimidation, unsafe housing, or forged documents, get local advice. Possible routes may include negotiation, complaint to a relevant local authority, mediation, arbitration or litigation depending on contract terms and facts. Do not choose a route only because someone online used it in another city.
Where Unwildered fits
Upload the lease, payment records, receipt, Beijing filing screenshots if any, move-in and move-out photos, handover messages, and deduction claims. Unwildered can turn them into a deposit timeline and missing-evidence checklist before you decide your next step.
Official context to check
The useful official hook is not a national rent average; it is the 2025 housing-rental framework. Treat the State Council regulation and the SAMR model lease as document-quality signals: identity, authority to rent, deposit wording, repair allocation, handover evidence and local filing should all line up.
Sources
State Council official portal: 2025 housing rental regulations
SAMR: 2025 model urban housing lease
local housing bureau or rental filing platform
This article is general information, not legal, financial, medical or tax advice.
