“Cleaning and Repairs: $900” Is Not Much of an Explanation

A move-out statement lists one line: “Cleaning and repairs—$900.” The tenant cannot tell whether that means an oven, a broken door, or repainting the entire apartment. That lack of detail is where the discussion should begin.

When a landlord does not refund the entire security deposit, Ala. Code § 35-9A-201(c) requires an itemized list of the amounts withheld within the statutory period. Section 35-9A-201(b) connects deductions to accrued rent and damages suffered because of the tenant's noncompliance with § 35-9A-301. Ala. Code § 35-9A-201.

Ask four questions about each deduction

What item was damaged or dirty? What condition did the tenant cause or leave? What work was performed? How was the amount calculated?

The tenant's duties include reasonable use of appliances, appropriate waste disposal, and avoiding deliberate or negligent damage. Those duties supply a starting point for evaluating a charge; the lease and evidence supply the rest. Ala. Code § 35-9A-301.

Request the inspection records and supporting bills. The deposit statute's itemization requirement should not be overstated as an express requirement to attach every vendor invoice. Still, invoices and photographs can help prove a disputed deduction if the matter reaches court.

Keep timing separate from amount

A timely accounting can contain an unsupported charge. A landlord can also miss the mailing deadline even when some underlying damage existed. Section 35-9A-201(f) addresses failure to mail a timely refund or accounting and provides for double the original deposit in that circumstance. Those are distinct issues. Ala. Code § 35-9A-201.

Tenants should dispute specific entries and explain the records supporting the dispute. Landlords should break down the actual deductions clearly and retain proof of mailing. Neither side should assume that a vague statement conclusively proves liability or that every imperfect description automatically produces the same remedy.

A useful accounting lets another person trace each withheld dollar to a particular obligation or loss.

Contact Apex Law LLC about an Alabama landlord–tenant matter. Include your lease, notices, and any court papers so the relevant dates can be reviewed.

General information for Alabama residential rentals covered by the Uniform Residential Landlord and Tenant Act. Other housing arrangements may have different rules. Reading this article does not create an attorney-client relationship.