SECURITY DEPOSIT ITEMIZATION & DISPOSITION LETTER

Utah – Residential Tenancy

[// GUIDANCE: This template is drafted to comply with Utah Code Ann. §§ 57-17-1 et seq. (Security Deposits) and is intended for use by a Utah residential landlord when returning and/or making permissible deductions from a tenant’s security deposit. Adjust all bracketed fields and optional language before issuance.]

I. DOCUMENT HEADER

FROM:
[LANDLORD LEGAL NAME]
[Landlord’s Mailing Address]
[City, State ZIP]
Phone: [Landlord Phone] • Email: [Landlord Email]

TO:
[TENANT FULL LEGAL NAME(S)]
[Tenant’s Forwarding Address]
[City, State ZIP]

RE: Security Deposit Disposition for [RENTAL PROPERTY ADDRESS]
LEASE TERM: [Lease Commencement Date] – [Lease Termination/Vacate Date]
EFFECTIVE DATE OF THIS LETTER: [Date of Letter]

II. DEFINITIONS

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

1. “Lease” – The written Residential Lease Agreement dated [Lease Date] between Landlord and Tenant for the Premises.
2. “Premises” – The real property located at [Rental Property Address], including all fixtures, appliances, and appurtenances provided under the Lease.
3. “Security Deposit” – The sum of $[Deposit Amount] paid by Tenant to Landlord pursuant to § [LEASE SECTION] of the Lease and Utah Code Ann. § 57-17-2.
4. “Normal Wear and Tear” – Deterioration that occurs without negligence, carelessness, accident, or abuse, consistent with Utah Code Ann. § 57-17-1(4).

III. OPERATIVE PROVISIONS

1. Statutory Deadline Compliance

Pursuant to Utah Code Ann. § 57-17-3(2), Landlord is required to mail or deliver this itemization and any balance of the Security Deposit within 30 days after Tenant vacated the Premises. Tenant surrendered possession on [Actual Vacate Date]; therefore, the statutory deadline for compliance is [Deadline Date]. This Letter is being delivered on or before that date.

2. Accounting of Security Deposit

Initial Security Deposit Paid: $ [Deposit Amount]

Permissible Deductions (detail below): $ [Total Deductions]

BALANCE DUE TO TENANT: $ [Deposit Amount – Total Deductions]
(Enclosed / To be Paid via [Method])
| # | Description of Deduction | Amount (USD) | Statutory/Lease Basis | Supporting Doc. (Enclosed) |
|---|--------------------------|--------------|-----------------------|----------------------------|
| A | Unpaid rent for [Month] | $[ ] | Lease § [ ], Utah Code Ann. § 57-17-3(1)(a) | Invoice 1 |
| B | Repair – [e.g., drywall patch bedroom wall] | $[ ] | Lease § [ ], Utah Code Ann. § 57-17-3(1)(b) | Invoice 2 |
| C | Cleaning – [e.g., oven, carpets] | $[ ] | Lease § [ ], Utah Code Ann. § 57-17-3(1)(c) | Receipt 3 |
| D | [Other Permissible Charge] | $[ ] | Lease § [ ] | Estimate 4 |
| | TOTAL DEDUCTIONS | $[ ] | | |

[// GUIDANCE: Attach legible copies of each receipt, paid invoice, or reasonable estimate supporting the above deductions. For any estimate, a follow-up final invoice must be forwarded to Tenant within 30 days of completion.]

3. Delivery of Refund

Landlord hereby tenders the refundable balance of $[Refund Amount] by the following method:
☐ Check # [ ] enclosed with this Letter
☐ Electronic transfer to Tenant’s designated account ending in [ ] on [Date]
☐ Other: [Describe]

IV. NOTICE OF TENANT RIGHTS

In accordance with Utah Code Ann. § 57-17-3(4):

1. Tenant may request copies of receipts, invoices, or estimates supporting the deductions within five (5) business days of receipt of this Letter.
2. Landlord must provide requested documentation within five (5) business days after receiving Tenant’s written request.
3. Failure to comply may subject Landlord to the penalties set forth in Utah Code Ann. § 57-17-5, including the return of any wrongfully withheld portion of the Security Deposit, a statutory penalty of up to $100, and reasonable court costs and attorney fees.

[// GUIDANCE: Do not threaten or disclaim statutory penalties; simply state the rights objectively.]

V. RESERVATION OF RIGHTS & NON-WAIVER

Nothing in this Letter shall be construed as a waiver of any right or remedy available to Landlord under the Lease or applicable law. All rights and remedies are hereby expressly reserved.

VI. GOVERNING LAW & JURISDICTION

This Letter is governed by the residential landlord–tenant laws of the State of Utah. Any dispute arising herefrom shall be adjudicated exclusively in the appropriate state housing court located in [County], Utah, unless otherwise required by law.

VII. CONTACT INFORMATION

Please direct all correspondence regarding this matter to:

[Landlord Name or Authorized Agent]
[Address for Notices]
Email: [ ] • Phone: [ ]
Business Hours: [ ]

VIII. EXECUTION

[Authorized Signatory Name]
[Title, if applicable]
For: [Landlord Legal Name]
Date: [ ]

ENCLOSURES

1. Check # [ ] in the amount of $[ ] OR Proof of Electronic Transfer
2. Invoice 1 – Unpaid Rent Ledger
3. Invoice 2 – Repair Invoice ([Vendor])
4. Receipt 3 – Cleaning Services ([Vendor])
5. Estimate 4 – [Describe] (if applicable)

[// GUIDANCE: Reinforce chain of custody—send via USPS Certified Mail / Return Receipt Requested or an equivalent trackable method and retain proof of mailing for at least four (4) years.]

END OF LETTER