SECURITY DEPOSIT ITEMIZATION AND RETURN LETTER

(Oklahoma – 41 Okla. Stat. § 115 Compliance)

[// GUIDANCE:
This template is drafted to satisfy the Oklahoma Residential Landlord and Tenant Act, 41 Okla. Stat. § 115 (“§ 115”).
Send by Certified Mail – Return Receipt Requested within the statutory 45-day period following Tenant’s written demand for return of the Deposit.
Adjust bracketed fields and deduction descriptions to the facts of your file.
]

I. DOCUMENT HEADER

From (Landlord):
[LANDLORD LEGAL NAME], a [STATE] [ENTITY TYPE]
Principal Address: [LANDLORD ADDRESS]

To (Tenant):
[TENANT LEGAL NAME(S)]
Forwarding Address: [TENANT FORWARDING ADDRESS]

Premises:
[RENTAL PROPERTY ADDRESS]

Lease:
Residential Lease Agreement dated [LEASE DATE]

Move-Out Date:
[MOVE-OUT DATE]

Effective Date of Letter:
[DATE]

II. DEFINITIONS

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

1. “Deposit” means the security deposit originally paid by Tenant in the amount of $[DEPOSIT AMOUNT] and held by Landlord pursuant to § 115.
2. “Ordinary Wear and Tear” has the meaning assigned by Oklahoma common-law and customary usage, i.e., deterioration that occurs without negligence, carelessness, accident, or abuse.
3. “Premises” means the real property described in the Document Header.
4. “Statutory Deadline” means forty-five (45) days after Landlord’s receipt of Tenant’s written demand for return of the Deposit, as mandated by § 115(B).

[// GUIDANCE: Add additional defined terms if your Lease or factual scenario requires.]

III. OPERATIVE PROVISIONS

3.1 Deposit Receipt

Landlord acknowledges receipt of the Deposit and confirms that the funds have been maintained in compliance with § 115(A).

3.2 Itemization of Authorized Deductions

Pursuant to § 115(B), Landlord hereby provides a written, itemized statement of all lawful deductions from the Deposit. Deductions are limited to (i) unpaid rent or other sums due under the Lease, (ii) the reasonable cost of repairing damages to the Premises beyond Ordinary Wear and Tear, and (iii) any other amounts expressly permitted by § 115 or the Lease.

3.3 Balance of Deposit

Deposit Amount: $[DEPOSIT AMOUNT]
Less: Total Deductions ($[TOTAL DEDUCTIONS])

Balance Due Tenant: $[REFUND AMOUNT]

A refund check in the amount of $[REFUND AMOUNT] is enclosed and is tendered in full satisfaction of Landlord’s statutory obligation under § 115 with respect to the Deposit, subject to Section 5 (Reservation of Rights).

IV. REPRESENTATIONS & WARRANTIES

1. Landlord represents that the foregoing itemization is true and correct to the best of Landlord’s knowledge and that all deductions are permitted under the Lease and § 115.
2. Landlord further represents that no portion of the Deposit has been withheld for Ordinary Wear and Tear.

V. COVENANTS & RESERVATION OF RIGHTS

1. Tenant may deliver a written statement of any objections to the deductions identified herein within fifteen (15) days of receipt of this Letter.
2. Landlord reserves all rights to pursue additional damages against Tenant to the extent such damages (i) are not fully compensated by the Deposit and (ii) are discovered after the date of this Letter, subject to applicable statutes of limitation.
3. Nothing herein shall be construed as a waiver of any right, remedy, or defense available to Landlord under the Lease or applicable law.

VI. DEFAULT & REMEDIES

Should Tenant fail to honor any surviving obligations under the Lease (e.g., unpaid utilities that are subsequently billed to Landlord), such failure shall constitute an event of default. Landlord may exercise any remedies available at law or in equity, including the recovery of attorney fees as provided in § 115(E) and the Lease.

VII. RISK ALLOCATION

Indemnification, insurance, and limitation-of-liability provisions contained in the Lease remain in full force and effect and are expressly incorporated herein by reference. No additional indemnification obligations are created by this Letter.

VIII. DISPUTE RESOLUTION

1. Governing Law: This Letter and any dispute arising hereunder shall be governed by the laws of the State of Oklahoma.
2. Forum Selection: Exclusive jurisdiction and venue shall lie in the state housing court (or other court of competent jurisdiction) located in the county where the Premises are situated.
3. Arbitration: The parties expressly exclude arbitration for any disputes related to this Letter or the Deposit.
4. Jury Waiver: Nothing herein shall be construed to waive either party’s constitutional right to a trial by jury.
5. Injunctive Relief: The parties acknowledge that disputes regarding the Deposit are adequately compensable by money damages; injunctive relief is accordingly limited to the extent permitted by law.

IX. GENERAL PROVISIONS

1. Entire Agreement. This Letter constitutes the entire itemization required by § 115 and does not modify the Lease except as expressly stated.
2. Severability. If any provision of this Letter is held invalid or unenforceable, the remaining provisions shall remain in full force and effect.
3. Counterparts; Electronic Delivery. This Letter may be executed in counterparts and delivered electronically, each of which shall be deemed an original.
4. Successors and Assigns. This Letter shall bind and inure to the benefit of the parties and their respective successors and assigns.
5. Amendment. Any amendment to this Letter must be in a writing signed by both parties.

X. EXECUTION BLOCK

IN WITNESS WHEREOF, the undersigned has executed this Security Deposit Itemization and Return Letter as of the Effective Date first written above.
text
LANDLORD:

[LANDLORD SIGNATORY NAME]
[TITLE, if applicable]
[LANDLORD LEGAL NAME]

Date: _______
[// GUIDANCE:
Notarization is not required for a § 115 security-deposit statement; however, you may choose to notarize for evidentiary purposes.
]

Attachment A – Photographic Evidence (Optional)

[Attach dated photographs or video stills documenting damage beyond Ordinary Wear and Tear.]

Attachment B – Supporting Invoices/Receipts (Optional)

[Attach copies of cleaning, repair, or replacement invoices substantiating each deduction.]

NOTICE TO TENANT:
This statement is provided in compliance with 41 Okla. Stat. § 115. If you disagree with any charge, you must notify Landlord in writing at the address listed above. Failure to dispute within a reasonable time may be deemed an acceptance of this accounting.