Tennessee Security Deposit Return Letter

Generate a complete, legally grounded Tennessee Security Deposit Return Letter, enter the deposit amount, itemized deductions, and move-out date to receive a properly structured return letter with the required 30-day return deadline per TCA § 66-28-301, itemized statement, correct permissible deductions (unpaid rent, damage beyond normal wear and tear, cleaning), prohibition on normal wear and tear charges, forwarding-address requirement, and penalty exposure, ready to mail., -

Tennessee law (TCA § 66-28-301) requires landlords to return a tenant's security deposit, or a written itemized statement of deductions plus any remaining balance, within 30 days after the tenant vacates and returns possession of the premises. The landlord must also provide the tenant's forwarding address or last known address if none provided. Failure to comply or wrongful withholding may subject the landlord to liability for the deposit plus reasonable attorney's fees., -

Part I, Pre-Departure Inspection Offer

Tennessee landlords intending to make deductions are strongly advised (and in URLTA jurisdictions often expected) to offer the tenant an opportunity to inspect the premises before final move-out. While not always statutorily mandated outside specific localities, a joint pre-move-out inspection protects both parties and documents condition., -

PRE-DEPARTURE INSPECTION OFFER
STATE OF TENNESSEE

Date of Letter: [[Date of Letter]]

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

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

RE: Pre-Departure Inspection Offer, [[Rental Property Address]], [[City]], Tennessee [[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 of this inspection is to identify any cleaning or repair items you may wish to address prior to vacating 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 in the inspection, a formal accounting of your deposit will be mailed to your forwarding address (or last known address) within 30 days after you vacate and return possession of the premises.

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.*, -

SECURITY DEPOSIT RETURN LETTER, FULL RETURN
STATE OF TENNESSEE
TCA § 66-28-301

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]], Tennessee [[ZIP Code]]

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

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

Your tenancy at [[Rental Property Address]], [[City]], Tennessee [[ZIP Code]], terminated on [[Move-Out / Possession Delivery Date]]. You delivered possession and returned all keys on [[Key Return Date]]. You 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)]]

Thank you for your tenancy. Please note that this letter constitutes the landlord's complete accounting of your security deposit as required by TCA § 66-28-301.

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 TENNESSEE
TCA § 66-28-301

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]], Tennessee [[ZIP Code]]
Phone: [[Landlord Phone Number]]

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

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

Your tenancy at [[Rental Property Address]], [[City]], Tennessee [[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 TCA § 66-28-301, I am required to provide this written, itemized statement of deductions and return any remaining balance within 30 days of the date the tenant vacates and returns possession. This letter and the enclosed accounting fulfill that obligation. Tennessee has no statutory cap on the amount of security deposit that may be collected (subject to any local URLTA municipality rules)., -

Section A, Deposit Summary

Section B, Itemized Deductions

Tennessee law (TCA § 66-28-301) permits a landlord to deduct from the security deposit only the following:

1. Unpaid rent owed through the final day of tenancy.

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 same level of cleanliness as at the start of the tenancy, to the extent the tenant did not maintain that standard.

> Ordinary Wear and Tear, Not Deductible: Scuffed paint from normal contact, minor nail holes from standard picture hanging, small carpet indentations from furniture, and gradual fading of surfaces from sunlight or normal use are examples of ordinary wear and tear and are not deductible under Tennessee law. Charging for normal wear and tear may result in liability for the wrongfully withheld amount plus reasonable attorney's fees.

Deduction Line Items:

Section C, Supporting Documentation

Copies of receipts, invoices, or written estimates supporting the deductions above are enclosed. Tennessee law does not specify a minimum dollar threshold for documentation, but providing itemized receipts or contractor estimates for every deduction protects the landlord and is strongly recommended.

> Best Practice: Obtain at least one written bid or invoice per deduction. Attach before-and-after photos (dated at move-in checklist and move-out inspection) to document the condition., -

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]], Tennessee [[ZIP Code]]

If payment is not received, landlord reserves all rights and remedies available under the rental agreement and applicable Tennessee law., -

Section E, Forwarding Address Confirmation

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

If no forwarding address was provided, this letter is being sent to your last known address. The 30-day return period begins when the tenancy terminates (vacate and key return / possession surrendered) and you provide a valid forwarding address., -

Section F, Statutory Notice to Tenant

Under TCA § 66-28-301, if a landlord wrongfully withholds any portion of the security deposit, the tenant may recover the deposit or the wrongfully withheld balance, together with reasonable attorney fees, in an action brought in the appropriate Tennessee court.

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

Sincerely,

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

Tennessee Security Deposit Statutory Reference Table

Disclaimer and Sources

Template, not professional legal advice. This template provides general guidance on Tennessee security deposit return requirements as of June 2026 and is not a substitute for advice from a licensed Tennessee attorney. Eviction, deposit, and tenancy law is subject to change and may have local overlays in URLTA jurisdictions. Verify all deadlines, permissible deductions, and procedures against current Tennessee Code Annotated and any applicable local ordinances before use.

Sources (as of June 2026):
- Tennessee Code Annotated (TCA) § 66-28-301 (Security deposits)
- TCA Title 66, Chapter 28 (Uniform Residential Landlord and Tenant Act)
- Tennessee Uniform Residential Landlord and Tenant Act summaries (cross-checked to primary code)
- Tennessee courts and bar resources on landlord-tenant remedies

> ⚠️ Template example, not professional (legal/financial/medical) advice. Figures and clauses must be verified for the applicable jurisdiction and kept current. All user values use `[[Token Name]]` placeholders.