Colorado Security Deposit Itemized Deduction Statement
Detailed Breakdown – C.R.S. § 38-12-103
Colorado law requires landlords to provide tenants with a written itemized statement of any deductions from the security deposit. This detailed statement should describe each item of damage or charge, the cost to repair/replace, and supporting documentation. Vague or unsupported deductions may be challenged by tenants and rejected by courts.
🏠 Property & Tenant Information
👔 Landlord/Property Manager
💵 Deposit Amounts Held
Total Deposits Held: $0.00
🔧 Itemized Deductions
Provide detailed descriptions for each deduction. Be specific about the damage, location, and repair/replacement cost. Attach photos and receipts where possible.
Item #1 $0.00
Item #2 $0.00
Item #3 $0.00
Normal Wear and Tear: You cannot charge for normal wear and tear. Examples include minor scuffs, carpet wear in traffic areas, faded paint, and small nail holes. Only charge for damage beyond normal use.
📊 Deduction Summary
💰 Financial Summary
| Total Deposits Held | $0.00 |
| Less: Total Deductions | – $0.00 |
| Amount Due to Tenant | $0.00 |
Amount Being Returned to Tenant
📎 Attachments Checklist
Check all documents being included with this statement:
✍️ Landlord Certification
Landlord/Property Manager Signature
Colorado Security Deposit Itemized Deduction Statement Guide
When withholding any portion of a tenant’s security deposit, Colorado law requires landlords to provide a written itemized statement explaining each deduction. This guide covers what to include, how to document deductions, and common mistakes to avoid.
What Must Be Itemized
Your itemized statement must include:
- Specific description: What was damaged and where
- Repair/replacement cost: Actual or estimated amount
- Documentation: Receipts, invoices, or estimates
Common Deduction Categories
| Category | Deductible | NOT Deductible (Normal Wear) |
|---|---|---|
| Carpet | Stains, burns, pet damage, tears | Worn paths, slight matting |
| Walls | Large holes, crayon marks, unauthorized paint | Small nail holes, minor scuffs |
| Paint | Tenant damage requiring repaint | Fading, minor marks |
| Cleaning | Excessive filth, grease buildup | Dust, routine cleaning |
| Appliances | Damage from misuse | Normal mechanical wear |
Prorating for Useful Life
You generally cannot charge full replacement cost for items with remaining useful life. For example:
- Carpet: Typical life 7-10 years. If carpet was 5 years old when damaged, charge only 30-50% of replacement
- Paint: Typical life 3-5 years. If walls were painted 3 years ago, reduced deduction
- Appliances: Prorate based on age and condition at move-in
Documentation Best Practices
- Move-in photos: Date-stamped photos of every room
- Move-in checklist: Signed by tenant noting existing conditions
- Move-out inspection: Conduct with tenant present if possible
- Move-out photos: Date-stamped showing damage
- Repair receipts: From licensed contractors when possible
- Written estimates: If work not yet completed
Common Landlord Mistakes
- Charging for normal wear and tear
- Not itemizing deductions (just keeping deposit)
- Missing the 30/60 day deadline
- Charging full replacement for old items
- No documentation/photos
- Vague descriptions (“repairs – $500”)
⚠️ Legal Disclaimer
This Itemized Deduction Statement is provided for informational purposes. Security deposit disputes can result in treble damages against landlords who wrongfully withhold funds. Document everything thoroughly, be conservative with deductions, and consult a Colorado attorney if you have questions about specific situations.
