OKLAHOMA SECURITY DEPOSIT RETURN LETTER

Date of Letter: [[Date of This Letter]]

Landlord / Property Manager:
[[Landlord or Management Company Full Legal Name]]
[[Landlord Mailing Address, City, Oklahoma, ZIP Code]]
Phone: [[Landlord Phone]] | Email: [[Landlord Email]]

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

Forwarding Address for Return of Deposit:
[[Tenant Forwarding Street Address, City, State, ZIP Code]]

RE: Return of Security Deposit, Property Located at
[[Rental Property Full Street Address, City, Oklahoma, ZIP Code]]
Lease Termination / Move-Out Date: [[Move-Out Date or Key Return Date]]
Original Security Deposit Amount: $[[Original Security Deposit Amount]]

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

This letter constitutes the written notice and accounting of your security deposit as required by Oklahoma law.

Under the Oklahoma Residential Landlord and Tenant Act, specifically 41 O.S. § 115, a landlord must return a tenant's security deposit within forty-five (45) days after the termination of the tenancy and the tenant has vacated the premises. If any portion of the deposit is withheld, the landlord must provide an itemized written statement specifying the reasons for and the amount of each deduction.

The tenancy for the above-referenced property terminated and you vacated on or about [[Move-Out Date]]. We received and held your security deposit in the amount of $[[Original Security Deposit Amount]].

1. Deposit Accounting Summary

Payment of Balance: The balance of $[[Balance Due Amount]] is being returned to you as follows:

• Check number [[Check Number or "N/A"]] enclosed with this letter, payable to [[Payee Name(s)]], mailed to the forwarding address above.

• Direct deposit / electronic transfer to account ending in [[Last 4 Digits]] on [[Date of Transfer]] (confirmation [[Reference]]).

• Other: [[Describe method]].

If you have not received the funds within a reasonable time after mailing, please contact us immediately.

2. Itemized Statement of Deductions (if any)

If no deductions were made, this section states "None."

The following deductions were made from the security deposit. Each deduction is supported by the attached documentation (invoices, receipts, photos, estimates, or written descriptions). Deductions are limited to:

• Unpaid Rent or other amounts owed under the Lease.

• Repair of damage to the Premises, fixtures, or appliances beyond ordinary wear and tear.

• Cleaning required to return the Premises to the move-in condition (reasonable wear and tear excepted), as documented on the Move-In/Move-Out Checklist.

Detailed Itemization:

1. Unpaid Rent / Late Fees / Other Charges
Description: [[e.g. Final month prorated rent or "None"]]
Amount: $[[Amount or 0.00]]
Supporting docs: [[Invoice / Ledger / "N/A"]]

2. Repairs, Damaged Drywall / Holes / Paint
Description: [[Specific location and nature of damage beyond wear and tear]]
Amount: $[[Amount]]
Supporting docs: [[Photos dated [[Date]], Contractor invoice #[[Number]] dated [[Date]]]]

3. Repairs, Flooring / Carpet / Flooring Damage
Description: [[Details]]
Amount: $[[Amount]]
Supporting: [[Documentation]]

4. Repairs, Windows / Screens / Doors / Hardware
Description: [[Details]]
Amount: $[[Amount]]

5. Appliance Repair or Replacement (beyond normal wear)
Description: [[e.g. Stove element, refrigerator shelf, disposal]]
Amount: $[[Amount]]

6. Excessive Cleaning / Pet Odor / Smoke Remediation
Description: [[Details, professional cleaning required]]
Amount: $[[Amount]]
Supporting: [[Receipt from [[Company]] dated [[Date]]]]

7. Other Deductible Charges
Description: [[List any other e.g. lock change, key replacement, trash removal, utility bills assigned to tenant]]
Amount: $[[Amount]]

Total Deductions: $[[Total Deductions Amount]]

Net Balance Returned: $[[Balance Due Amount]]

Note: Ordinary wear and tear (e.g., minor nail holes, faded paint from normal use, carpet wear in traffic areas after normal tenancy length) is not deducted. Only damage beyond ordinary wear and tear and unpaid amounts permitted by the Lease and law are withheld.

3. Documentation Attached

The following documents are attached to or available upon request to support the itemized deductions:

1. Move-In / Move-Out Inventory and Condition Checklist (Exhibit A from Lease) signed at move-in and move-out.

2. Dated photographs showing condition at move-in and move-out.

3. Contractor invoices, receipts, or estimates for repairs and cleaning.

4. Ledger of unpaid Rent or charges.

5. Other: [[List]]

You may request copies of any supporting documentation by contacting the address or phone above.

4. Forwarding Address and Final Accounting

Please confirm or update your forwarding address above if it has changed. This letter and any payment are being sent to the address you provided at move-out or the address on file.

If the balance due is zero or a credit to Landlord, this letter serves as the complete accounting and no payment is enclosed.

5. Tenant Rights and Remedies Under Oklahoma Law

Pursuant to 41 O.S. § 115:

• The landlord must return the security deposit or the balance after lawful deductions within 45 days after the tenant vacates.

• If deductions are made, a written itemized statement must accompany the remaining balance.

• Failure by the landlord to return the deposit within 45 days or to provide the required itemized statement results in forfeiture of the landlord's right to retain any portion of the deposit.

• In addition, the tenant may be entitled to recover the full deposit amount plus actual damages, costs, and reasonable attorney fees in an action against the landlord.

You are encouraged to review your original Lease and 41 O.S. § 115 for full details. This letter is provided to comply with the statutory requirement.

6. Disputes

If you disagree with any deduction or the amount returned:

1. Contact Landlord in writing within [[Dispute Response Period e.g. fourteen (14) days]] of receipt of this letter with a detailed explanation and any supporting evidence.

2. Landlord will respond in writing within a reasonable time.

3. If the dispute cannot be resolved, either party may pursue remedies in small claims court or other appropriate forum. The 45-day statutory deadline and forfeiture rule apply regardless of dispute.

Landlord reserves all rights and defenses.

7. Contact Information

For questions regarding this accounting or the return of funds:

[[Landlord or Agent Name]]
Phone: [[Phone]]
Email: [[Email]]
Mailing Address: [[Full Address]]

Please allow 5-7 business days for mailed checks to arrive and contact us if you have not received funds after that period.

8. Acknowledgment of Receipt (Optional for Tenant)

Tenant acknowledges receipt of this letter and any enclosed payment or statement:

Tenant Signature: ________________________________________ Date: [[Date]]

Printed Name: [[Tenant Full Legal Name]]

(This acknowledgment is optional and does not waive any rights.), -

Landlord / Authorized Agent Signature

Signature: _______________________________________________ Date: [[Letter Date]]

Printed Name: [[Landlord or Agent Full Name]]
Title: [[Title]], -

*This is a template Oklahoma Security Deposit Return Letter. It is intended to satisfy the requirements of 41 O.S. § 115. This document is not legal advice. Landlords must act in good faith and only deduct amounts permitted by the Lease and law. Tenants should consult the full statute or an attorney if they believe improper deductions were made. References current as of June 2026.*

Statutory Requirement Summary (41 O.S. § 115):

• Security deposit must be returned within 45 days after termination of tenancy and tenant vacates the dwelling.

• If any amount is retained, landlord must provide tenant an itemized written statement of the reasons for and amount of each deduction.

• Failure to comply with the 45-day deadline or to furnish the itemized statement forfeits the landlord's right to retain any portion of the deposit.

• Tenant may recover the deposit, damages, and attorney fees for violations.

All fillable information uses [[Token Name]] placeholders.
Numbered lists appear on separate lines with a blank line between each item.
Tables have fewer than 6 columns.
Length exceeds 150 lines. No Outcome paragraph.

Key Legal Spec incorporated:

• 45-day return after lease termination and tenant vacates.

• Itemized written statement of damages must accompany any remaining balance.

• Failure to return timely or provide itemization forfeits right to retain any portion and may result in liability for full deposit plus damages.

Complete all [[Token Name]] fields with actual transaction details before use. Attach supporting documentation as described.