Security Deposit Disposition Letter Generator

When a tenant moves out, most states require you to return the deposit — minus lawful deductions — with an itemized written statement by a strict deadline. Fill in the details, add your deduction line items, generate the letter, then print it or save it as a PDF. Deductions are for damage beyond normal wear and tear (unpaid rent, cleaning beyond normal use, repairs for damage, lease violations) — not for routine turnover. Everything runs in your browser; nothing is uploaded.

NOT LEGAL ADVICE — consult a local landlord-tenant attorney. This tool produces a general-information template. It cannot know your state's current rules, your lease terms, or your facts and circumstances. Deposit-return deadlines, itemization requirements, and penalties vary by state and change over time — verify your state's current rule before sending.
Deadlines and itemization rules vary by state — verify your state's current rule before sending. This tool does not encode any state's specific deadline, because the rules differ and change. Pick your state below, then confirm the current deadline and itemization requirements with your state's official landlord-tenant statute or a local attorney.

Landlord & tenant details

Deposit & deductions

Deduction line items

Rows with an empty description are skipped. Only deduct for damage beyond normal wear and tear, unpaid rent, or amounts owed under the lease.

CategoryDescriptionAmount ($)

Delivery

Frequently asked questions

What is a security deposit disposition letter?

A written, itemized statement a landlord sends after a tenant moves out explaining how the security deposit was applied: the amount received, each deduction taken, and the remaining balance returned to the tenant (or still owed). Most states require it to be in writing and delivered by a deadline.

What can a landlord deduct from a security deposit?

Generally: unpaid rent, damage beyond normal wear and tear, cleaning needed to restore the unit to its move-in condition, and amounts owed under the lease. Deductions must be documented and itemized — you generally cannot deduct for normal wear and tear or routine turnover.

How quickly must the disposition letter be sent?

Deposit-return deadlines are set by state law and vary widely — and they change over time. Always verify your state's current rule before sending.

What if the tenant did not leave a forwarding address?

Ask for one in writing at move-out. Many states let you send the letter and refund to the tenant's last known address when no forwarding address is provided — keep proof of mailing and check your state's rule.

What if the deductions exceed the deposit?

Then the deposit is fully applied and the remaining balance is a debt the tenant owes you. The letter documents that balance. Collecting it may require a separate demand letter or small-claims filing — talk to a local attorney about your options.

Is this generator legal advice?

No. It produces a general-information template, not legal advice, and it cannot know your state's current rules or your facts and circumstances. Have a local landlord-tenant attorney review your letter process before relying on it.