We simply reference the specific paragraph(s) of the Rental Agreement that detail how the SD is handled; identify the dollar amount of SD on account; identify various deductions such as "prorated July rent, 7 days, $xxx; repairs per attached invoice, $xxx; cleaning per attached invoice, $xxx; Total Credit, $xxx; Total Deductions, $xxx; Balance due to Tenant (or Owner), $xxx; Check enclosed/Please remit payment within 10 days." Of course we include copies of those invoices.
This assumes you have a signed move in condition form and photos that document the condition at that time; and, you have compared move out conditions, documenting them with photos as well. We utilize a form that has a room by room checklist with all primary elements (walls, floor, ceiling, windows and screens, light fixtures, tub, toilet, towel bars medicine cabinet/mirror, ac WITH remote, etc); a "move in" column and a "move out" column with room for basic notations for each element, which simplifies the documentation and decision making; and Tenants sign at move in walk through inspection, and, if present, also at move out inspection.
Check local LL/Tenant laws, but unless you have provided a "standard" list of potential move out charges as part of your initial Rental Agreement, most Courts will require a third party invoice or estimate for deductions from SD. Your personal time cleaning/painting/whatever is usually not allowed, although actual material invoices might be.
Where can I get an itemized letter of damaged property as it pertains to the security deposit? I've combed the internet for NC. What am I missing?
Like most states, North Carolina doesn't appear to dictate what format you should use. Just provide an "itemized list of deductions" as described below.
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