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Security Deposit Return Letter

Your tenant moved out and the clock is running. Find your deadline, itemize what you're deducting, and send a statement that holds up.

State

Move-out date

Tenant name

Property address

Deposit held

Your name

Tenant's forwarding address (optional)

Your phone or email (optional)

Deductions

Be specific. "Cleaning — $200" invites a dispute; "Carpet cleaning, pet stains in bedroom — $180, receipt attached" doesn't.

You can't deduct for

• Normal wear and tear — faded paint, worn carpet, small nail holes, tired fixtures
• Repairs for damage that existed before the tenant moved in
• Upgrades or improvements you'd have made anyway
• Routine cleaning to the standard the unit was in at move-in

Still needed: Tenant name, Property address, Move-out date, Your name, Deposit amount.

The hard part is knowing what you actually collected

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