SECURITY DEPOSIT ITEMIZATION AND DISPOSITION LETTER

[// GUIDANCE: Use certified mail, return-receipt requested, or another trackable delivery method. Retain proof of mailing to demonstrate statutory compliance.]

I. DOCUMENT HEADER

1. Date of Mailing: [DATE]
2. Tenant(s): [TENANT FULL LEGAL NAME(S)]
3. Forwarding Address Provided by Tenant: [FORWARDING ADDRESS OR “NONE PROVIDED”]
4. Rental Property Address (“Premises”): [STREET ADDRESS, CITY, NV ZIP]
5. Landlord/Property Manager (“Landlord”): [LANDLORD LEGAL NAME]
6. Lease Commencement Date: [MM/DD/YYYY]
7. Lease Termination / Surrender Date: [MM/DD/YYYY]
8. Governing Statute: Nev. Rev. Stat. § 118A.242 (2023)

II. DEFINITIONS

For purposes of this Letter, capitalized terms have the meanings set forth below:

“Lease” means the written rental agreement dated [MM/DD/YYYY] between Landlord and Tenant covering the Premises.

“Normal Wear and Tear” means deterioration that occurs without negligence, carelessness, accident, or abuse by the Tenant, an authorized occupant, or invitee.

“Security Deposit” collectively refers to all funds, however denominated (e.g., “cleaning deposit,” “pet deposit”), delivered by Tenant to secure performance of the Lease.

III. OPERATIVE PROVISIONS

3.1 Security Deposit Accounting

[// GUIDANCE: Attach copies of paid invoices, receipts, photographs, or other documentation evidencing each deduction. Courts routinely reject lump-sum charges unsupported by documentation.]

3.2 Itemization of Deductions

1. Repairs Beyond Normal Wear and Tear
   • Location: [e.g., “Bedroom—Large wall hole”] – $[ ]
   • Basis: [Invoice #123 from ABC Drywall dated MM/DD/YYYY]

2. Cleaning Necessary to Restore Premises to Pre-Occupancy Condition
   • Item: [e.g., “Carpet steam-clean”] – $[ ]
   • Basis: [Receipt #456 from XYZ Cleaners dated MM/DD/YYYY]

3. Other Lawful Charges
   • Item: [e.g., “Late fee for April 20XX per Lease § 5(c)”] – $[ ]

3.3 Refund Payment

Enclosed is Check No. [CHECK #] in the amount of $[ ], representing the refundable balance of Tenant’s Security Deposit. This check is negotiable for 180 days from the date of issuance.

IV. REPRESENTATIONS & WARRANTIES OF LANDLORD

1. Landlord represents that all deductions enumerated herein are lawful, reasonable, and directly attributable to Tenant’s obligations under the Lease and Nev. Rev. Stat. § 118A.242.
2. Landlord warrants that no amounts have been withheld for Normal Wear and Tear.
3. The statements and enclosures provided are true and correct to the best of Landlord’s knowledge and belief.

V. TENANT’S RIGHT TO CONTEST

Tenant may contest any deduction by delivering written notice to Landlord at the address below within 30 calendar days after receipt of this Letter. Failure to timely object may be deemed acceptance of this accounting. Nothing herein limits either party’s rights or remedies under Nevada law.

Mailing Address for Objections:
[LANDLORD NOTICE ADDRESS]

VI. RESERVATION OF RIGHTS & ADDITIONAL CLAIMS

1. Amounts Exceeding Deposit. Landlord reserves the right to pursue Tenant for any damages or unpaid sums that exceed the Security Deposit.
2. Statutory Penalties. Willful retention of any portion of the deposit in contravention of Nev. Rev. Stat. § 118A.242 may subject Landlord to statutory damages, attorney’s fees, and costs.
3. Mitigation. Tenant remains under a duty to mitigate any claimed losses.

VII. DISPUTE RESOLUTION

1. Governing Law. This Letter and any related dispute shall be governed by the residential landlord-tenant laws of the State of Nevada.
2. Forum Selection. Any judicial proceeding shall be filed in the appropriate Nevada justice or housing court having jurisdiction over the Premises.
3. Arbitration. Arbitration is expressly excluded unless mutually agreed in a separate writing.

VIII. GENERAL PROVISIONS

1. No Waiver. Landlord’s delivery of this Letter does not waive any other rights or remedies under the Lease or applicable law.
2. Entire Statement. This Letter constitutes the entire itemization required by Nev. Rev. Stat. § 118A.242 and supersedes any prior oral or written statements regarding deposit disposition.
3. Amendment. This Letter may be amended only by a written instrument executed by Landlord.

IX. EXECUTION & CERTIFICATE OF SERVICE

LANDLORD / AUTHORIZED AGENT

[PRINT NAME]
[CAPACITY / TITLE]
Date: [MM/DD/YYYY]

Certificate of Service

I certify that on the date first written above I served this Security Deposit Itemization and Disposition Letter, together with the refund check and supporting documentation, on Tenant by:
☐ Certified U.S. Mail (tracking #: [ ])
☐ Personal Delivery (acknowledged below)
☐ Other: [Specify]

[Signature of Person Serving]

TENANT ACKNOWLEDGMENT OF RECEIPT (Optional)
I acknowledge receipt of the foregoing Letter and enclosures on [DATE].

[TENANT NAME] [TENANT NAME]

[// GUIDANCE:
1. Statutory Deadline—Nev. Rev. Stat. § 118A.242 requires delivery of the itemization and any refundable balance within 30 days after the tenancy terminates.
2. Retain copies of all correspondence, checks, and proof of delivery for a minimum of four years.
3. If Tenant failed to provide a forwarding address, send the Letter to the last known address (typically the Premises) and document the attempt.
4. Do not deduct for ordinary cleaning (e.g., light vacuuming) or for replacement of items with a normal useful life expectancy unless prematurely damaged by Tenant.
5. Interest on security deposits is not required under Nevada law.
]