MakeLease is in early access — early users help shape what we build next.

    Free security deposit return letter with itemized deductions

    A security deposit return letter is the landlord's written accounting to a former tenant: it lists the deposit received, each deduction with its reason and amount, and the refund being sent (or the balance the tenant still owes). How long a landlord has to send it depends on the state, somewhere between 10 and 60 days after move-out or the end of the tenancy; choose your state below and the form shows the deadline for your dates, adds up the deductions and prints a ready-to-sign letter.

    Last reviewed: · by MakeLease Editorial Team

    Security Deposit Return Letter generator

    State and dates

    Ohio: Landlords must return the deposit, with a written itemized list of any deductions, within 30 days after the rental agreement ends and the tenant delivers possession (R.C. 5321.16(B)).

    The day the tenant moved out and returned the keys.

    Deadline under Ohio's main rule: November 30, 2026 (30 calendar days after the move-out date, October 31, 2026). Read the state rule above for conditions that change it.

    Parties

    Everyone named on the lease. Separate names with commas.

    Where you are sending this letter and any refund. Use the address the tenant gave you in writing.

    Deposit

    $
    $

    Only if your state, city or lease requires interest on deposits. Leave empty otherwise.

    Itemized deductions

    One line per charge: what it is for and the amount. Unused lines are left out. Ohio: Any deduction must be itemized and identified in a written notice delivered to the tenant with the balance due, sent to the tenant's written forwarding address (R.C. 5321.16(B)).

    $
    $
    $
    $
    $
    $

    Several states require supporting documents for repair or cleaning charges. Attach them when you have them.

    Refund or balance

    For example, a note that an estimate will be followed by the final invoice.

    Blank PDF

    Free, no account needed. Showing example details. Replace them with yours.

    Security Deposit Return Letter

    Itemized statement of deductions

    Date:November 12, 2026
    Rental property:123 Maple Street, Unit 4, Springfield
    To (former tenants):Alex Morgan, Sam Rivera
    Forwarding address:88 Birch Road, Apt 2, Shelbyville
    From (landlord):Jordan Ellis, 500 Oak Avenue, Springfield
    Move-out date:October 31, 2026

    Dear Alex Morgan, Sam Rivera:

    This letter accounts for the security deposit you paid for 123 Maple Street, Unit 4, Springfield. You moved out on October 31, 2026. Below is an itemized list of each amount deducted from the deposit and the reason for it, followed by the balance.

    Itemized deductions

    No.Description of chargeAmount
    1Patch and paint hole in bedroom wall$180.00
    2Replace broken bathroom mirror$95.50
    3Remove furniture and trash left in garage$150.00
    Total deductions$425.50

    Deposit accounting

    ItemAmount
    Security deposit received$1,800.00
    Less total deductions- $425.50
    Amount refunded to tenant$1,374.50

    The refund of $1,374.50 is enclosed or sent with this letter by check no. 1043 on November 12, 2026.

    Copies of receipts, invoices or estimates supporting the deductions are enclosed.

    If you have questions about any deduction, contact Jordan Ellis at (555) 010-2030.

    Deposit return rules for Ohio: Ohio Rev. Code § 5321.16(B).
    Landlord or agent signature (Jordan Ellis)
    Date

    Made free at make.lease/forms/security-deposit-return-letter

    What to include in a security deposit return letter

    • The parties and the property. Every tenant named on the lease, the rental address and unit, and your name and address as landlord or agent.
    • The move-out date and the forwarding address. Send the letter to the address the tenant gave you in writing. If you have none, use the last known address and keep proof of mailing.
    • The deposit received, plus any interest. Add interest only if your state, city or lease requires it.
    • One line per deduction. Say what each charge is for ("patch and paint hole in bedroom wall") and the amount. Vague lines such as "general damage" invite disputes.
    • The totals. Total deductions, and either the amount refunded or the balance owed by the tenant. The form computes both.
    • How and when the refund is sent. Payment method, check or reference number, and the date sent.
    • Supporting documents. Copies of receipts, invoices or estimates for repair and cleaning charges. Some states require them; check your state's row in the table below.
    • Your signature and contact details so the tenant can ask about a charge.

    How long does a landlord have to return a security deposit?

    Each state sets its own deadline, and the clock starts at different points: the day the tenant moves out, the day the tenancy ends, or a later event such as the tenant giving a forwarding address or making a written demand. Arizona counts business days rather than calendar days, and several have different deadlines depending on whether you are keeping any of the deposit. The table below summarizes each state's rule.

    What the form calculates. When your state's rule counts calendar days from move-out or from the end of the tenancy, the form adds the days to your date and shows the deadline under the "Date of this letter" field. For rules that start from the end of the tenancy, it counts from the earlier of the lease end date and the move-out date, which is the cautious choice. When the rule counts business days or depends on a demand or several dates, the form shows the rule instead of guessing a date. If the letter date you enter is after the computed deadline, the form warns you.

    Missing the deadline is expensive. In many states, a landlord who misses the deadline or skips the itemized list loses the right to keep deductions and can owe the tenant more than the amount withheld. Two examples from the statutes:

    • New York: A landlord who misses the 14-day itemization deadline forfeits any right to keep part of the deposit, and a willful violator owes actual damages plus punitive damages up to twice the deposit (N.Y. Gen. Oblig. Law § 7-108(1-a)(e), (g)). (official text)
    • Pennsylvania: A landlord who fails to refund the balance within 30 days owes the tenant double the amount wrongfully withheld, and one who skips the written damage list loses the right to keep any of the deposit (68 P.S. § 250.512(b)-(c)). (official text)

    Your state's penalty is in the statute linked in its row of the table below, and on its page in our security deposit law guides where one is published.

    Florida: send the claim notice first

    Under Fla. Stat. § 83.49(3), a landlord who does not intend to make a claim must return the deposit within 15 days after the rental agreement ends. A landlord who does intend to make a claim must, within 30 days, send the tenant a written notice of intention to impose a claim by certified mail to the last known mailing address (or by e-mail under s. 83.505), using the wording set out in the statute. The tenant then has 15 days after receiving it to object in writing; if there is no objection, the landlord may deduct the claim and must send the balance within 30 days after the date of the notice. If the 30-day notice is not sent, the landlord forfeits the right to impose a claim on the deposit. This letter does not replace that notice; use it for the final accounting and refund.

    Security deposit return deadlines by state

    Each row is a plain-language summary of the state statute, with a link to the official text. Summaries were last checked on the date shown (most recently 2026-10-30). They are not a substitute for reading the statute, and city or county rules can be stricter (some cities add their own deadlines or require interest). For more detail, see our security deposit law guides.

    Security deposit return deadlines by state
    StateReturn deadline (summary)Itemized list required?StatuteLast checked
    AlabamaLandlords must mail the deposit refund and/or an itemized list of amounts withheld within 60 days after the tenancy ends and the tenant delivers possession (Ala. Code § 35-9A-201(b), (c), (e)).YesAla. Code § 35-9A-201(b)-(f)2026-10-26
    AlaskaIf proper termination notice was given, landlords must mail the refund and itemized notice within 14 days after the tenancy ends and the tenant delivers possession, or within 30 days if deductions are taken for damages; if the tenant did not give proper notice, the deadline is 30 days (AS 34.03.070(g)).YesAS 34.03.070(g)2026-10-26
    ArizonaWithin 14 days, excluding weekends and legal holidays, after the tenancy ends and the tenant returns the keys and vacates, mail the tenant an itemized list of deductions plus any refund (A.R.S. § 33-1321(D)).YesA.R.S. § 33-1321(D)2026-10-26
    ArkansasLandlords must return the deposit, or the balance with a written itemized notice of deductions, within 60 days after the tenancy ends (Ark. Code Ann. § 18-16-305(a)).YesArk. Code Ann. § 18-16-305 — summarized by the Arkansas Attorney General2026-10-26
    CaliforniaLandlords must return the deposit, with an itemized statement of any deductions, no later than 21 calendar days after the tenant vacates (Cal. Civ. Code § 1950.5(h)(1)).YesCal. Civ. Code § 1950.5(h)(1), (h)(3)2026-10-26
    ColoradoReturn the deposit, minus any itemized deductions, within 30 days after the lease ends or the tenant surrenders the unit, whichever is later; a lease can extend this to no more than 60 days (C.R.S. § 38-12-103(1)(a), as amended by HB 25-1249).YesC.R.S. § 38-12-103(1)(a), as amended by HB 25-1249 (2025 Colo. Sess. Laws ch. 401)2026-10-26
    ConnecticutLandlords must return the deposit plus accrued interest, or the balance with an itemized statement of damages, within 21 days after the tenancy ends or 15 days after receiving the tenant's written forwarding address, whichever is later (Conn. Gen. Stat. § 47a-21(d)(2)).YesConn. Gen. Stat. § 47a-21(d)(2)2026-10-26
    DelawareLandlords must return the deposit, or send an itemized list of damages with any balance, within 20 days after the lease ends or terminates (25 Del. C. § 5514(e), (f)).Yes25 Del. C. § 5514(e), (f), (h)2026-10-26
    District of ColumbiaWithin 45 days after the tenancy ends, the landlord must return the deposit with interest or notify the tenant in writing of an intent to withhold, then refund any balance with an itemized statement within 30 days after that notice (14 DCMR §§ 309.1-309.2).Yes14 DCMR §§ 309.1, 309.22026-10-26
    FloridaReturn the deposit within 15 days after the lease ends and the tenant vacates if you make no claim; to keep any part, send written notice of the claim by certified mail (or agreed e-mail) within 30 days, then return any balance within 30 days of that notice if the tenant does not object within 15 days (Fla. Stat. § 83.49(3)(a)-(b)).YesFla. Stat. § 83.49(3)(a)-(b)2026-10-26
    GeorgiaLandlords must return the deposit, or mail a written statement of the exact reasons for any amount kept with the balance, within 30 days after obtaining possession of the unit (O.C.G.A. § 44-7-34(a)).YesO.C.G.A. § 44-7-34(a) (2018 Ga. Laws Act 482, HB 834 § 3)2026-10-26
    HawaiiLandlords must return the deposit, or send a written statement of deductions with written evidence of costs, within 14 days after the rental agreement ends (Haw. Rev. Stat. § 521-44(c)).YesHaw. Rev. Stat. § 521-44(c)2026-10-26
    IdahoLandlords must refund the deposit within 21 days after the tenant surrenders the premises, unless the lease sets a different period, which may never exceed 30 days (Idaho Code § 6-321(2)).YesIdaho Code § 6-321(2)2026-10-26
    IllinoisA landlord who keeps any part of a deposit for damage must send an itemized statement with receipts within 30 days after the tenant vacates (or possession ends, if later); otherwise the full deposit is due within 45 days after move-out (765 ILCS 710/1(a)).Yes765 ILCS 710/1(a)2026-10-26
    IndianaLandlords must return the deposit, minus itemized deductions, within 45 days after the rental agreement ends and the tenant delivers possession, once the tenant has given a written mailing address (Ind. Code 32-31-3-12(a), 32-31-3-14).YesInd. Code 32-31-3-12(a)2026-10-26
    IowaLandlords must return the deposit or send a written statement of reasons for withholding within 30 days after the tenancy ends and they receive the tenant's mailing address or delivery instructions (Iowa Code § 562A.12(3)(a)).YesIowa Code § 562A.12(3)(a)2026-10-26
    KansasLandlords who keep part of the deposit must return the balance with an itemized notice within 14 days after determining the deductions, and no later than 30 days after the tenancy ends, the tenant surrenders possession and demands the deposit; if the tenant makes no demand within 30 days, the landlord must mail the balance to the tenant's last known address (K.S.A. 58-2550(b)).YesK.S.A. 58-2550(b)2026-10-26
    KentuckyKentucky sets no fixed deadline to return a deposit; in URLTA localities the landlord must send the tenant notice of any refund due and may keep an unclaimed refund only after 60 days without a response (KRS 383.580(7)).Only in some localitiesKRS 383.580(6), (7)2026-10-26
    LouisianaLandlords must return the deposit within one month after the lease terminates; since Aug. 1, 2026 the itemized statement for any amount kept may be sent up to 15 days after that one-month mark (La. R.S. 9:3251(A)).YesLa. R.S. 9:3251(A)2026-10-26
    MaineLandlords must return the deposit or an itemized statement within 21 days after a tenancy at will ends or the unit is surrendered (whichever is later), or within the time stated in a written lease, which may not exceed 30 days (14 M.R.S. § 6033(2)).Yes14 M.R.S. § 6033(2)2026-10-26
    MarylandLandlords must return the deposit with interest, less damages rightfully withheld, within 45 days after the tenancy ends (Md. Code, Real Prop. § 8-203(e)(1)).YesMd. Code, Real Prop. § 8-203(e)(1)2026-10-26
    MassachusettsLandlords must return the deposit, with interest and less lawful deductions, within 30 days after a tenancy at will ends or the written lease term ends (M.G.L. c. 186, § 15B(4)).YesM.G.L. c. 186, § 15B(4), (6)(e)2026-10-26
    MichiganWithin 30 days after the tenant moves out, the landlord must mail an itemized notice of damages with the balance, or else return the full deposit immediately (MCL 554.609-554.610).YesMCL 554.609(1)-(2)2026-10-26
    MinnesotaWithin three weeks (21 days) after the tenancy ends and after receiving the tenant's mailing address, return the deposit with interest or mail a written statement of the specific reasons for withholding; the deadline is 5 days if the tenant leaves because the building was condemned (Minn. Stat. § 504B.178, subd. 3).YesMinn. Stat. § 504B.178, subd. 3(a)2026-10-26
    MississippiLandlords must return any remaining deposit within 45 days after the tenancy ends, possession is delivered and the tenant demands it (Miss. Code Ann. § 89-8-21(3)).YesMiss. Code Ann. § 89-8-21(3) (2024 H.B. 1580 text)2026-10-30
    MissouriWithin 30 days after the tenancy ends, landlords must return the full deposit or mail an itemized list of damages along with any remaining balance (RSMo § 535.300.3).YesRSMo § 535.300.32026-10-26
    MontanaLandlords must return the full deposit within 10 days if there is no damage, cleaning, unpaid rent or unpaid utilities, and otherwise must deliver the refund with a written list of charges within 30 days after the tenancy ends or the unit is surrendered (MCA § 70-25-202).YesMCA § 70-25-202(1)(a), (b)2026-10-26
    NebraskaLandlords must deliver or mail the deposit balance and a written itemization within 14 days after the tenancy ends (Neb. Rev. Stat. § 76-1416(2)).YesNeb. Rev. Stat. § 76-1416(2)2026-10-26
    NevadaLandlords must return the remaining deposit with an itemized written accounting no later than 30 days after the tenancy ends (NRS 118A.242(4)).YesNRS 118A.242(4)2026-10-26
    New HampshireLandlords must return the deposit, plus any interest due, within 30 days after the tenancy ends (RSA 540-A:7, I).YesRSA 540-A:7, I2026-10-26
    New JerseyLandlords must return the deposit plus interest, less itemized deductions, by personal delivery or registered or certified mail within 30 days after the tenancy ends (N.J.S.A. 46:8-21.1).YesN.J.S.A. 46:8-21.12026-10-26
    New MexicoA landlord keeping any part of the deposit must give the tenant an itemized written list of deductions and any balance within 30 days after the tenancy ends; to be safe, count from the earlier of lease termination or move-out, because the forfeiture rule runs from termination of the tenancy (NMSA 1978 § 47-8-18(C)-(D)).YesNMSA 1978 § 47-8-18(C)-(D)2026-10-26
    New YorkLandlords must return the deposit, less any itemized deductions, within 14 days after the tenant vacates (N.Y. Gen. Oblig. Law § 7-108(1-a)(e)).YesN.Y. Gen. Oblig. Law § 7-108(1-a)(e)2026-10-26
    North CarolinaLandlords must return the deposit balance with a written itemization within 30 days after the tenancy ends and possession is returned; if damages cannot be determined by then, an interim accounting is due within 30 days and a final accounting within 60 days (N.C. Gen. Stat. § 42-52).YesN.C. Gen. Stat. § 42-522026-10-26
    North DakotaLandlords must deliver or mail the deposit balance, with an itemization of any amounts kept, within 30 days after the lease ends and the tenant surrenders possession (N.D.C.C. § 47-16-07.1(3)).YesN.D.C.C. § 47-16-07.1(3)2026-10-26
    OhioLandlords must return the deposit, with a written itemized list of any deductions, within 30 days after the rental agreement ends and the tenant delivers possession (R.C. 5321.16(B)).YesOhio Rev. Code § 5321.16(B)2026-10-26
    OklahomaLandlords must return the deposit balance, with an itemized statement of deductions, within 45 days after the tenancy ends, the tenant gives up possession and the tenant makes a written demand (41 O.S. § 115(B)).Yes41 O.S. § 115(B)2026-10-26
    OregonLandlords must return the deposit, or give a written accounting of any amount kept, within 31 days after the tenancy ends and the tenant delivers possession (ORS 90.300(12)–(13)).YesORS 90.300(12)–(14)2026-10-26
    PennsylvaniaLandlords must return the deposit, less itemized damages, within 30 days after the lease ends or the tenant surrenders the unit and the landlord accepts it, whichever comes first (68 P.S. § 250.512(a)).Yes68 P.S. § 250.512(a), (c)2026-10-26
    Rhode IslandLandlords must deliver the itemized notice and any deposit balance within 20 days after the latest of tenancy termination, delivery of possession, or the tenant giving a forwarding address (R.I. Gen. Laws § 34-18-19(b)).YesR.I. Gen. Laws § 34-18-19(b)2026-10-26
    South CarolinaLandlords must send the itemized written notice and any deposit balance within 30 days after the latest of termination of the tenancy, delivery of possession, or the tenant's demand, to the forwarding address the tenant gives in writing (S.C. Code § 27-40-410(a)).YesS.C. Code § 27-40-410(a)2026-10-26
    South DakotaLandlords must return the deposit, or give a written statement of the specific reasons for keeping any of it, within 21 days after the tenancy ends and the tenant provides a mailing address or delivery instructions (SDCL § 43-32-24).YesSDCL § 43-32-24 (as amended by SL 2026, ch 179)2026-10-26
    TennesseeTennessee sets no fixed number of days to return a deposit; when a refund is due the landlord must send the tenant written notice of the amount to the last known address, and may keep the refund if the tenant does not respond within 60 days of that notice (Tenn. Code Ann. § 66-28-301(f)).YesTenn. Code Ann. § 66-28-301(f), (g) (no return deadline; subsection (f) unchanged by 2011 Pub. Ch. 272)2026-10-26
    TexasLandlords must refund the deposit, with an itemized list of any deductions, on or before the 30th day after the tenant surrenders the premises, but need not do so until the tenant gives a written forwarding address (Tex. Prop. Code §§ 92.103(a), 92.107).YesTex. Prop. Code § 92.103(a)2026-10-26
    UtahLandlords must mail, deliver, or electronically send the deposit balance, any prepaid-rent balance, and an itemized notice of deductions within 30 days after the renter vacates and returns possession (Utah Code § 57-17-3(2)).YesUtah Code § 57-17-3(2) (eff. May 7, 2025)2026-10-26
    VermontLandlords must hand-deliver or mail the deposit with a written itemized statement within 14 days after the tenant vacates (or after the landlord discovers the unit was vacated or abandoned), or within 60 days for a seasonal rental that is not a primary residence (9 V.S.A. § 4461(c)-(d)).Yes9 V.S.A. § 4461(c), (d)2026-10-26
    VirginiaLandlords must return the deposit, with an itemized written list of any deductions, within 45 days after the tenancy ends or the tenant vacates, whichever is later (Va. Code § 55.1-1226(A)).YesVa. Code § 55.1-1226(A)2026-10-26
    WashingtonWithin 30 days after the lease ends and the tenant moves out (or 30 days after learning of abandonment), the landlord must refund the deposit or deliver a full and specific written statement of deductions with supporting estimates, invoices or receipts (RCW 59.18.280(1)).YesRCW 59.18.280(1)2026-10-26
    West VirginiaLandlords must deliver the deposit minus deductions, with a written itemization, within 60 days after the tenancy ends or within 45 days after a new tenant moves in, whichever is shorter (W. Va. Code §§ 37-6A-1(7), 37-6A-2(a)).YesW. Va. Code § 37-6A-2(a), (c), (g)2026-10-26
    WisconsinLandlords must deliver or mail the deposit, less lawful deductions, within 21 days after the rental agreement ends (or after a new tenant's tenancy begins if the unit is re-rented first, or after the landlord learns a holdover tenant left) (Wis. Stat. § 704.28(4); Wis. Admin. Code ATCP 134.06(2)).YesWis. Stat. § 704.28(4)2026-10-26
    WyomingLandlords must deliver or mail the deposit balance, any prepaid rent, and a written itemization of deductions within 30 days after the rental agreement terminates or 15 days after receiving the renter's new mailing address, whichever is later, extended by 30 days if the unit is damaged (Wyo. Stat. § 1-21-1208(a)).YesWyo. Stat. § 1-21-1208(a)2026-10-26

    Normal wear and tear vs. damage

    Deposits generally cover unpaid rent and damage the tenant caused, not the ordinary aging of a home that happens with normal use. Where exactly the line falls, and which other charges (such as cleaning) are allowed, depends on your state's statute and your lease. These examples are general guidance, not a legal test:

    Usually normal wear and tearUsually damage
    Faded or lightly scuffed paint, a few small nail holesLarge holes in walls, unapproved paint colors, crayon or marker on walls
    Carpet worn thin in walkways after years of useBurns, large stains, pet urine damage or torn carpet
    Loose door handles, minor sticking doors and drawersBroken doors, cabinets or windows
    Light surface scratches on floors and countersDeep gouges, water damage from neglect, cut or burned countertops
    Sun-faded blinds or curtainsMissing, bent or broken blinds; belongings and trash left behind

    Charge what the repair actually costs, adjusted for age. A ten-year-old carpet near the end of its life is not worth the price of a new one. Charging only for the remaining value of a damaged item is the reasonable approach and is easier to defend.

    Evidence wins disputes. A signed move-in condition report and dated photos at move-in and move-out are the best way to show that damage is new. Use the free move-in/move-out checklist at both ends of the tenancy and keep it with this letter.

    Worked example: the deposit arithmetic

    The sample letter above uses these numbers. The tenants moved out of a rental in Ohio on October 31, 2026, and the landlord holds a $1,800 deposit with no interest due:

    LineAmount
    Security deposit received$1,800.00
    1. Patch and paint hole in bedroom wall$180.00
    2. Replace broken bathroom mirror$95.50
    3. Remove furniture and trash left in garage$150.00
    Total deductions$425.50
    Refund to tenants ($1,800.00 − $425.50)$1,374.50

    The deadline. Landlords must return the deposit, with a written itemized list of any deductions, within 30 days after the rental agreement ends and the tenant delivers possession (R.C. 5321.16(B)). Thirty calendar days after October 31, 2026 is November 30, 2026, so the sample letter dated November 12 is on time.

    When deductions exceed the deposit. Say the deposit is $1,000 and the tenant leaves $1,200 of unpaid rent plus a $150 cleaning charge your state allows. Deductions total $1,350, which is $350 more than the deposit. The letter then shows a balance owed by the tenant of $350 instead of a refund, and you can add a date to ask for payment by. The letter is a request; collecting an unpaid balance usually means small claims court.

    Security Deposit Return Letter by state

    Each state page shows that state's cited rules for this document and opens the form preset for the state. States missing from the list don't have enough statewide rules in our dataset yet; use the form above and check your state's statute.

    Delivery tips

    • Send it to the forwarding address, by a method that creates proof. Certified mail with a return receipt (USPS calls it Return Receipt) gives you a dated record of mailing. Some states specify how the letter must be sent; check the statute linked in your state's row.
    • Mail it before the deadline, not on it. States differ on whether the deadline is met when you mail the letter or when the tenant receives it, so leave a few days of margin.
    • Address it to every tenant on the lease. If tenants gave different forwarding addresses, send a copy to each.
    • Enclose the refund and the receipts. Put the check (or payment confirmation) and copies of invoices, receipts or estimates in the same envelope as the letter.
    • Keep a complete copy. Save the signed letter, the check stub or transfer record, the mailing receipt, the move-in/move-out checklist and photos. Store them with the lease.
    • Unsure about a large deduction? If the amount is significant or the tenant has disputed charges, check your state's statute or get advice before sending; a wrongful deduction can cost more than the deduction itself.

    Frequently asked questions

    How long does a landlord have to return a security deposit?

    It depends on the state. State deadlines range from 10 to 60 days, counted from move-out, from the end of the tenancy, or from a later event such as the tenant's written demand or forwarding address. Kentucky and Tennessee set no fixed number of days. The table on this page lists each state's rule with a link to the statute; choose your state in the form to see the deadline for your dates.

    Do I have to give the tenant an itemized list of deductions?

    In almost every state, yes, if you keep any part of the deposit. Some states also require copies of receipts, invoices or estimates, and missing the itemization or the deadline can cost you the right to keep any deductions. Check your state's row in the table on this page and the linked statute.

    What can a landlord deduct from a security deposit?

    Typically unpaid rent and the cost of repairing damage beyond normal wear and tear, and in some states reasonable cleaning or other charges allowed by the lease. What counts, and what proof you need, is set by state law, so check your state's statute before deducting.

    What if the deductions are more than the deposit?

    The form shows the difference as a balance owed by the tenant instead of a refund, and you can add a date to ask for payment by. The letter is a request; if the tenant does not pay, collecting the balance usually means small claims court or another legal process.

    Does this letter work in Florida?

    Not on its own if you are keeping part of the deposit. Florida requires a separate written notice of intention to impose a claim, using the wording in the statute, sent by certified mail (or e-mail if the tenant agreed) within 30 days after the rental agreement ends. You can use this letter for the final itemized accounting and refund afterward.

    Sources

    Sources last checked 2026-10-27.

    Related free forms

    Related reading

    Need the lease itself? Use the free lease agreement generator.