How to Itemize Security Deposit Deductions

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State security deposit rules vary as to how and when landlords must return deposits. Many states require landlord to send tenants a written itemized statement as to how the deposit has been used (for example to cover unpaid rent or damage to the rental). Here’s an example of how a landlord can itemize deductions for repairs and cleaning.

Security Deposit Itemization

(Deductions for Repairs and Cleaning)
Date: Oct. 8, 2011
From: Rachel Tolan, 123 Larchmont Lane, St. Louis, MO 63122
To: Lena Coleman, 456 Penny Lane, #101, St. Louis, MO 63122
Property Address: 789 Cora St., St. Louis, MO
Rental Period: Jan. 1, 2010 to Sept. 31, 2011

1. Security Deposit Received: $1,000

2. Interest on Deposit (if required by lease or law): $N/A

3. TOTAL CREDIT (sum of lines 1 and 2): $1,000

4. Itemized Repairs and Related Losses:

Repainting of living room walls required by crayon and chalk marks.

Total Repair Cost: $300

5. Necessary Cleaning:

Sum paid to resident manager for five hours cleaning at $20/hour; debris-filled garage, dirty stove and refrigerator.

Total Cleaning Cost: $100

6. Total Cleaning & Repair (sum of lines 4 and 5) $400

7. Amount Owed (line 3 minus the sum of line 6)

[ ] a. Total Amount Tenant Owes Landlord: $____________________

[ X] b. Total Amount Landlord Owes Tenant: $600

Comments: A check for $600 is enclosed.

Related Legal Forms from Nolo

Nolo has put together a wide variety of legal forms for both tenants and landlords that can help avoid disputes and legal issues. See the following forms and eGuides related to security deposits:

  • Security Deposit Itemization Form - Use this form to detail exactly what's new and what's damaged when the tenant moves in, so everyone is clear about expectations once the lease ends.
  • Get Your Security Deposit Back (eGuide) - Worried your landlord won't return your security deposit? Download this eGuide and get the facts on your rights.
  • Tenant's Demand for Return of Security Deposit - Use this form to formally request the return of your deposit back from your landlord-- especially if he or she hasn't returned your deposit in your state's required time frame.
  • Landlord-Tenant Checklist - Minimize disputes over security deposits with this easy-to-use form. This form provides a room-by-room check list to evaluate the condition of a property before and after move-in, so come the end of the lease, the landlord can justify deductions from the security deposit.
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