The problem
Vague deductions are what residents dispute
A clear itemized statement with a reason for every charge is quicker to write, easier to defend, and less likely to come back as a complaint.
Deadlines are short and strict
Many states set a deadline to return the deposit or send the itemized list, and missing it can cost more than the deductions.
Wear and damage get mixed up
A worn carpet and a stained carpet look similar in a hurried note. Only one is usually chargeable.
Itemizing by hand is slow
Matching notes, photos, invoices and the move-in report for each unit is the part of the move-out nobody gets to.
What it does
One file in, three drafts out
It works from the file your software already exports, in your own Claude or ChatGPT account.
Move-out notes and charges
Bedroom carpet: two stains, not on the move-in report. Living room wall: six nail holes. Cleaning invoice $180. Carpet cleaning $95.
Deductions come from your notes and invoices only.
An itemized statement draft
Each deduction with its reason and cost, set against the deposit, with the balance due either way.
A review list
Items that look like normal wear, damage missing from the move-in comparison, and any charge with no invoice.
A cover letter
In your wording, with the elements your state requires as you have set them.
What you get
Time back on a job you do every month
Itemized while the move-out is fresh
The statement is drafted the day you have the notes, well inside your deadline.
Every charge has a reason
Each deduction points to a note, an invoice and the move-in condition.
Fewer disputes, easier answers
When a resident asks why, the answer is already written down.
Your deadline on every file
The return date you set is shown at the top of every draft.
Set it up once
It learns your firm's rules, then follows them
It asks for these once, from your lease, your state rules and your counsel. If a setting is missing, it stops and asks instead of guessing.
Security deposit deadlines, allowed deductions and required wording are set by state and local law. Check yours with your own counsel before you rely on them.
- Your state deadline and required contents for the itemized statement
- Your normal wear and tear policy
- Your standard charge rates, such as cleaning or paint per room
- Your statement and cover letter templates
- Any interest rule that applies to deposits you hold
Questions
Frequently asked questions
Does it decide what is normal wear and tear?
No. It flags items that look like wear for a person to decide, using the policy you set.
Does it know my state's deadline?
No. You enter the deadline and required contents once, and it shows them on every draft.
Can it use move-out photos?
If your AI account accepts images, it can describe what a photo shows. Deductions still come from your notes and invoices.
What if the move-in report is missing?
It says so at the top of the draft and marks every damage charge as needing evidence.
Which AI does it run in?
Your own Claude or ChatGPT account. It comes as a skill folder with setup steps, so there is nothing to install, no integration and no new login. Your files stay in your account.
How do I get it?
Join the Sokage AI community. This agent comes with membership, with its setup guide, sample files and the lessons to run it. Start with the seven day free trial. Want to judge the standard first? The Owner Statement Agent is free.
Join the community to get the Security Deposit Agent
Every Sokage agent comes with membership. $199 a month or $1,899 a year, with a seven day free trial. Every agent in the library, the lessons to run them, and a new agent each month chosen by member vote.
Want to judge the standard first? The Owner Statement Agent is free, with all 159 test runs published.