Mississippi Security Deposit Return Letter

Mississippi Code § 89-8-21 requires a landlord to return a tenant's security deposit (or provide a written itemized statement of any deductions together with the remaining balance) no later than forty-five (45) days after termination of the tenancy, delivery of possession, and the tenant's demand for return. The statute requires an itemized written notice of any amounts claimed. Failure to return the deposit or provide the required itemized accounting within the deadline, or retention without good faith, may result in the landlord forfeiting the right to withhold any portion and exposure to additional damages up to two hundred dollars ($200) plus the deposit amount and court costs., -

Part I, Pre-Departure Inspection Offer

Mississippi law does not mandate a formal pre-move-out inspection, but offering one is recommended best practice. It allows the tenant to address correctable items before vacating and creates a documented baseline that protects both parties in any later deposit dispute.

PRE-DEPARTURE INSPECTION OFFER
STATE OF MISSISSIPPI

Date of Letter: [[Date of Letter]]

TO: [[Tenant Full Name(s)]]
[[Tenant Current or Last Known Address]]
[[City]], Mississippi [[ZIP Code]]

FROM (Landlord/Manager): [[Landlord or Property Manager Full Name]]
[[Landlord Mailing Address]], [[City]], Mississippi [[ZIP Code]]
Phone: [[Landlord Phone Number]] | Email: [[Landlord Email Address]]

RE: Pre-Departure Inspection Offer, [[Rental Property Address]], [[City]], Mississippi [[ZIP Code]], -

Dear [[Tenant First Name(s)]],

As your tenancy at [[Rental Property Address]] is scheduled to end on [[Lease End / Vacate Date]], I am writing to offer you an opportunity to walk through the premises with me before your final move-out. The purpose is to identify any cleaning or repair items you may wish to address so that deductions from your security deposit of $[[Security Deposit Amount]] can be minimized or avoided.

If you wish to schedule a pre-departure inspection, please contact me no later than [[Inspection Request Deadline (e.g., 3 days before move-out)]] to arrange a mutually convenient time.

Whether or not you elect to participate, a formal accounting of your deposit will be provided within forty-five (45) days after termination of the tenancy, delivery of possession, and your demand, as required by Miss. Code § 89-8-21.

Sincerely,

___________________________________
[[Landlord or Property Manager Full Name]]
[[Title (e.g., Landlord / Property Manager)]]
[[Date Signed]], -

Part II, Security Deposit Return Letter (Full Return, No Deductions)

*Use this letter when the full deposit is being returned with no deductions.*, -

SECURITY DEPOSIT RETURN LETTER, FULL RETURN
STATE OF MISSISSIPPI
Miss. Code § 89-8-21

Date of Letter: [[Date of Letter]]

TO: [[Tenant Full Name(s)]]
[[Tenant Forwarding Address]]
[[City]], [[State]] [[ZIP Code]]

FROM: [[Landlord or Property Manager Full Name]]
[[Landlord Mailing Address]], [[City]], Mississippi [[ZIP Code]]

RE: Return of Security Deposit, [[Rental Property Address]], [[City]], Mississippi [[ZIP Code]], -

Dear [[Tenant First Name(s)]],

Your tenancy at [[Rental Property Address]], [[City]], Mississippi [[ZIP Code]], terminated on [[Move-Out / Possession Delivery Date]]. You delivered possession and provided your forwarding address on [[Forwarding Address Receipt Date]].

After inspecting the premises, I have found no deductions to be made from your security deposit. Accordingly, I am returning your deposit in full.

Enclosed is a check payable to [[Tenant Full Name(s)]] in the amount of $[[Security Deposit Amount]], representing the full return of your security deposit.

Check No.: [[Check Number]]
Check Date: [[Check Date]]
Payable To: [[Tenant Full Name(s)]]

This letter constitutes the landlord's complete accounting of your security deposit as required by Miss. Code § 89-8-21.

Sincerely,

___________________________________
[[Landlord or Property Manager Full Name]]
[[Title]]
[[Date Signed]], -

Part III, Security Deposit Return Letter with Itemized Deductions

*Use this letter when deductions are being made from the deposit.*, -

SECURITY DEPOSIT RETURN LETTER, ITEMIZED STATEMENT OF DEDUCTIONS
STATE OF MISSISSIPPI
Miss. Code § 89-8-21

Date of Letter: [[Date of Letter]]

TO: [[Tenant Full Name(s)]]
[[Tenant Forwarding Address]]
[[City]], [[State]] [[ZIP Code]]

FROM: [[Landlord or Property Manager Full Name]]
[[Landlord Mailing Address]], [[City]], Mississippi [[ZIP Code]]
Phone: [[Landlord Phone Number]]

RE: Security Deposit Accounting, [[Rental Property Address]], [[City]], Mississippi [[ZIP Code]], -

Dear [[Tenant First Name(s)]],

Your tenancy at [[Rental Property Address]], [[City]], Mississippi [[ZIP Code]], terminated on [[Move-Out / Possession Delivery Date]]. You vacated the premises and returned all keys on [[Key Return Date]]. You provided your forwarding address on [[Forwarding Address Receipt Date]].

Under Miss. Code § 89-8-21, I am required to provide this written, itemized statement of deductions and return any remaining balance no later than forty-five (45) days after the termination of the tenancy, delivery of possession, and your demand for return. This letter and the enclosed accounting fulfill that obligation., -

Section A, Deposit Summary

Section B, Itemized Deductions

Mississippi law permits a landlord to deduct from the security deposit only amounts necessary to remedy tenant defaults in the performance of the rental agreement (Miss. Code § 89-8-21). Typical permissible categories include:

1. Unpaid rent owed through the final day of tenancy or as otherwise provided in the lease.

2. Damage to the premises beyond ordinary wear and tear, including damage to walls, floors, fixtures, appliances, or other components caused by the tenant, occupants, or guests that exceeds normal deterioration from everyday residential use.

3. Cleaning costs necessary to restore the premises to the condition required by the lease or to the same level of cleanliness as at the start of the tenancy (to the extent the tenant did not maintain that standard).

4. Other charges specifically authorized by the rental agreement, provided they are expressly stated and not waived.

> Ordinary Wear and Tear, Not Deductible: Minor scuffs, small nail holes from pictures, carpet indentations from normal furniture placement, and gradual fading or wear from ordinary use are examples of ordinary wear and tear and are not deductible. Improper deduction of ordinary wear and tear may cause the landlord to forfeit the right to retain that portion of the deposit., -

Deduction Line Items:

Section C, Supporting Documentation

Copies of receipts, invoices, or written estimates supporting the deductions above are enclosed. Providing itemized documentation protects the landlord and fulfills best practice under the statute.

> Best Practice: Obtain written bids or invoices for each deduction. Attach dated move-in and move-out photos or a signed condition checklist to document the basis for charges., -

Section D, Balance Returned / Balance Due

IF a balance is owed to the tenant:

Enclosed is a check payable to [[Tenant Full Name(s)]] in the amount of $[[Deposit Balance Returned]], representing the remaining balance of your security deposit after the deductions described above.

Check No.: [[Check Number]]
Check Date: [[Check Date]]
Payable To: [[Tenant Full Name(s)]], -

IF deductions exceed the deposit (balance due from tenant):

The total itemized deductions of $[[Total Deductions]] exceed your deposit of $[[Total Deposit Held]]. Accordingly, the entire deposit has been applied to the charges above, and an additional balance of $[[Balance Owed by Tenant]] remains due from you.

Please remit payment in the amount of $[[Balance Owed by Tenant]] by [[Payment Due Date (e.g., 14 days from this letter)]] to:

[[Landlord or Property Manager Full Name]]
[[Payment Address]]
[[City]], Mississippi [[ZIP Code]]

If payment is not received, landlord reserves all rights and remedies available under the rental agreement and applicable Mississippi law, including the right to pursue collection., -

Section E, Forwarding Address Confirmation

Tenant's Forwarding Address Used for This Mailing:
[[Tenant Forwarding Address]], [[City]], [[State]] [[ZIP Code]]

If this address is incorrect, please notify us immediately at [[Landlord Phone Number]] or [[Landlord Email Address]]. The forty-five (45) day period begins when the tenancy terminates and you deliver possession and provide a valid forwarding address., -

Section F, Statutory Notice to Tenant

Under Miss. Code § 89-8-21, any retention of a payment or deposit or any portion thereof in violation of this section and in the absence of good faith may subject the landlord to damages not to exceed Two Hundred Dollars ($200.00) in addition to any amount wrongfully withheld, together with reasonable attorney fees and court costs.

If you believe any deduction is improper, you may contact me to discuss or consult an attorney to understand your rights under Mississippi law., -

Sincerely,

___________________________________
[[Landlord or Property Manager Full Name]]
[[Title (e.g., Landlord / Property Manager)]]
[[Date Signed]]

Enclosures:
- [ ] Check No. [[Check Number]] in the amount of $[[Amount Enclosed]]
- [ ] Receipt(s) / Invoice(s) / Estimate(s) supporting deductions (see Section C)
- [ ] Move-in / Move-out Inspection Checklist *(recommended)*
- [ ] Before-and-after photos *(recommended)*, -

Part IV, Delivery and Service

Mississippi law requires delivery of the accounting and any balance to the tenant's last known address or the forwarding address provided. Best practice is to use a method that creates a record:

> Important: Send the letter and any enclosed check early enough that the forty-five (45) day deadline is met. Document the date of mailing and retain all proof of delivery., -

Part V, Completing the Letter, Step-by-Step

1. Confirm the termination date and possession delivery. Document in writing the exact date the tenant surrendered all keys and vacated. This plus the forwarding address starts the forty-five (45) day clock under § 89-8-21.

2. Obtain the tenant's forwarding address. Remind tenants before move-out. If none provided, send to the last known address and request forwarding; retain records.

3. Inspect the premises promptly after move-out. Use the original move-in checklist. Photograph all relevant conditions before repairs.

4. Obtain quotes or invoices. Secure written documentation from contractors or services for every deduction claimed.

5. Calculate the accounting. Complete Section A and Section B. Exclude ordinary wear and tear. Do not charge for conditions noted at move-in.

6. Prepare enclosures. Write the check (or zero-balance letter). Assemble copies of supporting documents.

7. Mail within the forty-five (45) day deadline. Use Certified Mail, Return Receipt Requested where possible. Retain tracking and confirmation.

8. Retain all records for at least three years. Keep the checklist, photos, invoices, copy of letter, and proof of mailing., -

Part VI, Mississippi Security Deposit Statutory Reference Table

Part VII, Common Mistakes and How to Avoid Them

1. Missing the forty-five (45) day deadline
The clock runs from termination + delivery of possession + demand (forwarding address). Calendar the deadline the day keys are returned and mail early.

2. Failing to itemize or provide documentation
Without a written itemized statement, the landlord risks forfeiting the right to retain any portion even if deductions would otherwise be valid.

3. Deducting for ordinary wear and tear
Minor scuffs, nail holes, and furniture marks are not deductible. Only charge for damage exceeding normal residential use.

4. No supporting receipts or estimates
A bare statement of "cleaning needed" without documentation invites challenge and weakens the landlord's position.

5. Charging for pre-existing conditions
Conditions documented on the move-in checklist cannot be charged at move-out.

6. Sending to the wrong address
Use the forwarding address the tenant provided. If none, document attempts to obtain one and mail to last known address.

7. Overlooking penalty exposure
Bad-faith or non-compliant withholding can result in the deposit being returned plus up to $200 extra damages plus costs., -

Part VIII, Deposit Return Checklist

• [ ] Move-out date and key return date documented in writing
• [ ] Tenant's forwarding mailing address obtained and confirmed
• [ ] Forty-five (45) day deadline calculated and calendar-reminded ([[Move-Out Date + 45 Days]])
• [ ] Premises inspected promptly after move-out; photos taken
• [ ] Move-in checklist compared to move-out condition
• [ ] Ordinary wear and tear excluded from any deductions
• [ ] Deductions limited to lease-authorized defaults (rent, excess damage, cleaning)
• [ ] Written invoices / receipts / estimates obtained for each deduction
• [ ] Deposit Summary (Section A) and Itemized Deductions (Section B) completed
• [ ] Return check prepared (or zero-balance letter if deposit exhausted)
• [ ] Supporting documentation copied for enclosure
• [ ] Letter mailed by Certified Mail, Return Receipt Requested (recommended)
• [ ] USPS tracking number and delivery confirmation retained
• [ ] Copy of full letter and all enclosures filed in tenant file
• [ ] Records retained for minimum three years, -

Disclaimer and Sources

Template, not professional legal advice. This template provides general guidance on Mississippi security deposit return requirements as of June 2026 and is not a substitute for advice from a licensed Mississippi attorney. Security deposit law is subject to change; consult a qualified attorney to verify that all statutory deadlines, itemization requirements, and permissible deductions are current and applicable to your specific situation. Invented values are tagged `[[merge fields]]`.

Sources (as of June 2026):
- Mississippi Code § 89-8-21 (Tenant's security deposit, return deadline, itemization, good faith, damages)
- Mississippi Residential Landlord and Tenant Act, Miss. Code §§ 89-8-1 et seq.
- Attorney General guidance and secondary summaries confirming primary statute text
- General principles from Miss. Code Title 89, Chapter 8