Missouri Security Deposit Return Letter

Under RSMo § 535.300, within thirty (30) days after the date of termination of the tenancy, the landlord shall either return the full amount of the security deposit or furnish to the tenant a written itemized list of the damages for which the security deposit or any portion thereof is withheld, along with the balance of the security deposit. The landlord may withhold only amounts reasonably necessary for: (1) unpaid rent; (2) restoring the dwelling to its condition at commencement (ordinary wear and tear excepted); or (3) damages from failure to give adequate notice to terminate. The deposit may not exceed two (2) months' rent. Failure to comply with the timing or itemization requirements makes the landlord liable for twice the amount wrongfully withheld.

This letter provides the required accounting and options for full return or itemized deductions.

Pre-Move-Out Inspection Offer (Recommended Best Practice)

Date of Letter: [[Date of Letter]]

TO: [[Tenant Full Legal Name(s)]]
[[Tenant Forwarding or Last Known Address]]
[[City]], Missouri [[ZIP Code]]

FROM: [[Landlord or Property Manager Full Legal Name]]
[[Landlord Mailing Address]]
[[City]], Missouri [[ZIP Code]]
Phone: [[Landlord Phone]] | Email: [[Landlord Email]]

RE: Pre-Move-Out Inspection Offer and Security Deposit, [[Property Full Address]]

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

Your tenancy at the above Premises is scheduled to end on [[Move-Out / Lease Termination Date]]. I am offering you the opportunity to participate in a move-out inspection of the Premises prior to your surrender of possession.

The purpose is to document the condition together and allow you to address any items before vacating so that deductions from your security deposit of $[[Original Security Deposit Amount]] can be minimized. The inspection will be held at a mutually convenient time on or about [[Proposed Inspection Date/Time]].

Whether or not you participate, a written accounting (with refund or itemized deductions and any balance) will be provided within thirty (30) days after termination of the tenancy and your provision of a forwarding address, as required by RSMo § 535.300.

Please contact me promptly if you wish to schedule.

Sincerely,

___________________________________
[[Landlord or Manager Full Legal Name]]
Date: [[Date]]

Security Deposit Return, Full Refund (No Deductions)

Date of Letter: [[Date of Letter]]

TO: [[Tenant Full Legal Name(s)]]

FROM: [[Landlord Full Legal Name]]

RE: Return of Security Deposit, [[Property Full Address]]

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

Your tenancy at the above property terminated on [[Termination Date]]. You surrendered possession and returned all keys on [[Keys Returned Date]].

The original security deposit was $[[Original Security Deposit Amount]].

After inspection, no deductions are being made for damages beyond ordinary wear and tear, unpaid rent, or other lawful reasons.

Full Refund Enclosed: Check #[[Check Number]] in the amount of $[[Refund Amount]] payable to [[Tenant Name(s)]].

This refund is being sent within thirty (30) days as required.

If you have any questions, contact me at the information above.

Sincerely,

___________________________________
[[Landlord or Manager Full Legal Name]]
Date: [[Date]]

Security Deposit Return, Itemized Deductions and Balance

Date of Letter: [[Date of Letter]]

TO: [[Tenant Full Legal Name(s)]]

FROM: [[Landlord Full Legal Name]]

RE: Security Deposit Accounting, [[Property Full Address]]

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

Your tenancy terminated on [[Termination Date]] and you surrendered the Premises on [[Vacate Date]]. All keys and access devices were returned.

Original security deposit: $[[Original Security Deposit Amount]]

Itemized Deductions:

1. Unpaid rent for [[Period(s)]]: $[[Amount 1]]

2. Repairs for damage beyond ordinary wear and tear (see attached photos and contractor estimates/receipts): $[[Amount 2]], Description: [[Specific damage description, e.g. "Carpet stains and replacement in living room beyond normal wear"]]

3. Cleaning to restore to move-in condition (per lease terms): $[[Amount 3]]

4. Other (adequate notice failure, if applicable): $[[Amount 4]]

Total Deductions: $[[Total Deductions]]

Balance Returned: Check #[[Check Number]] in the amount of $[[Balance Amount]]

Supporting receipts, invoices, and photos for deductions exceeding ordinary documentation are attached or available upon request.

You provided your forwarding address on [[Date Forwarding Address Received]].

This accounting and payment (or statement) is provided within thirty (30) days of termination of the tenancy.

If you dispute any deduction, please respond in writing within thirty (30) days with supporting information.

Sincerely,

___________________________________
[[Landlord or Manager Full Legal Name]]
Date: [[Date]]

Enclosures: Check; itemized list; photos/estimates/receipts; forwarding address confirmation.

Quick Reference, Missouri Security Deposit Rules (RSMo § 535.300)

1. Maximum deposit: two (2) months' rent.

2. Must be held in federally insured depository (interest belongs to landlord).

3. Return full deposit or written itemized statement + balance within 30 days after termination of tenancy.

4. Permissible deductions limited to unpaid rent, damage beyond ordinary wear and tear, and (with proper lease language and receipts) certain cleaning costs.

5. Landlord must offer reasonable notice of move-out inspection; tenant may attend.

6. Wrongful withholding = tenant entitled to twice the wrongfully withheld amount + costs and attorney's fees.

7. Pet deposits are not "security deposits" under the statute and may be handled separately.

8. Statute does not permit tenant to apply deposit as last month's rent.

9. Landlord must mail statement and payment to tenant's last known address to comply.

10. Tenant's right to sue for double damages is in addition to actual damages.

Common Deduction Documentation Tips

• Take dated photos or video at move-in and move-out.

• Obtain written estimates or paid receipts for repairs > ordinary wear.

• For carpet cleaning: lease must notify tenant of potential liability for actual costs beyond wear and tear; provide receipt within 30 days.

• Keep records of all communications regarding the deposit., -

*Missouri Security Deposit Return Letter template, not legal advice. All timing, itemization, and forfeiture rules are taken directly from RSMo § 535.300 as of 2026-06. Failure to return within 30 days or provide proper itemization with balance triggers double-damages liability. All user-supplied values use [[Token Name]] placeholders. Verify current law and consult licensed counsel for specific situations.*