what does the lease itself say about getting the deposit back

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A good answer

Section 8: within 21 days after the tenancy has ended and he has given a forwarding address in writing, the landlord returns the deposit with interest, or gives a written statement of why any part is kept. Only unpaid rent or other money owed, and damage beyond ordinary wear, may be deducted, judged against the move-in checklist. The pet deposit is treated the same way.

21 days

Gail told me 30 though?

A good answer

She did, on the phone in May 2024, according to his note of the call. The two differ. The signed lease says 21 days, and both the lease (its last section) and her own summary email say the lease is what counts where they disagree. A good answer keeps both facts apart and says which one binds.

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Supporting records

The records the answer rests on, from from, with whose they are.

lease 3318 brackenmere apt 3 SIGNED Document · saved May 19, 2024

name	lease 3318 brackenmere apt 3 SIGNED
created	2024-05-19

File: documents/lease-brackenmere.pdf

called Gail Hedlund about the Brackenmere 1br. she owns it herself (Fourgable P… Note · saved May 14, 2024

date	2024-05-14 16:10
body	called Gail Hedlund about the Brackenmere 1br. she owns it herself (Fourgable P… called Gail Hedlund about the Brackenmere 1br. she owns it herself (Fourgable Properties = her). - rent 1,050. heat + water included, I pay electric and internet - DEPOSIT: one month's rent, so 1,050. she said it comes back within 30 days of moving out as long as nothing's wrecked. "normal wear is normal wear, I'm not that kind of landlord" - cat is fine. one cat. 300 pet deposit on top, same deal, comes back. no monthly pet rent - 12 months from june 1. she'd let me start carrying stuff in may 31 after 5 - she wants: 2 pay stubs, something showing the freelance money, and the Corbel office number - she'll email the lease and a summary of it tonight. sign saturday at the building. bring one check for first month + both deposits = 2,400

date

2024-05-14 16:10

body

called Gail Hedlund about the Brackenmere 1br. she owns it herself (Fourgable P…

called Gail Hedlund about the Brackenmere 1br. she owns it herself (Fourgable Properties = her).
- rent 1,050. heat + water included, I pay electric and internet
- DEPOSIT: one month's rent, so 1,050. she said it comes back within 30 days of moving out as long as nothing's wrecked. "normal wear is normal wear, I'm not that kind of landlord"
- cat is fine. one cat. 300 pet deposit on top, same deal, comes back. no monthly pet rent
- 12 months from june 1. she'd let me start carrying stuff in may 31 after 5
- she wants: 2 pay stubs, something showing the freelance money, and the Corbel office number
- she'll email the lease and a summary of it tonight. sign saturday at the building. bring one check for first month + both deposits = 2,400

signed yesterday. gail's summary email: Note · saved May 19, 2024

date	2024-05-19 10:05
body	signed yesterday. gail's summary email: --- Hi Theo, as promised, here are the… signed yesterday. gail's summary email: --- Hi Theo, as promised, here are the main points of the lease in normal language. The signed lease is what counts if this and the lease ever disagree, so please read that too. WHO AND WHERE Landlord: Fourgable Properties LLC (that's me, Gail Hedlund). Tenant: Theodore K. Nakagawa-Reed. The apartment is 3318 Brackenmere Avenue South, Apartment 3, Minneapolis 55406. Second floor, south side, one bedroom, one bath, about 640 square feet. TERM Twelve months, June 1, 2024 through May 31, 2025. Around March I'll send you a renewal offer. If you don't plan to stay, I need written notice (email is fine) at least 60 days before the end of the term, so by April 1. If neither of us does anything, it rolls to month-to-month at whatever rent I offered in the renewal letter. RENT $1,050 a month, due on the 1st. Pay through the online portal (bank transfer is free, cards have a fee that goes to the processor, not me) or a check in the box by my door in the basement. There is a late fee if rent comes in after the grace period; the amount is in the lease. DEPOSITS Security deposit $1,050. Pet deposit $300 for one cat. Both are refundable. I do a walk-through with you at move-in and at move-out, and the move-in checklist you fill out this week is what I compare against, so be picky on it. WHAT I PAY FOR Heat (it's a boiler, the radiators come on around October 1 and go off around May 1, I don't control the exact day, the weather does), water, sewer, trash and recycling, snow removal on the walks and the back steps, lawn. WHAT YOU PAY FOR Electricity (put it in your name starting June 1) and internet or cable if you want them. Renters insurance is required; send me proof within two weeks of moving in. THE BUILDING Four units. Coin laundry in the basement for tenants only. You get storage cage number 3 in the basement; bring your own padlock. Bikes can go in the basement bike room or your cage, not in the stairwells (fire code). There is no assigned parking, it's street parking, and you need to move for snow emergencies or the city will tow you. PETS One cat, the one named in the lease (Miso). No other animals without asking me first. No monthly pet rent. RULES PEOPLE ASK ABOUT - No smoking of anything anywhere in the building or on the porches. - Quiet hours 10 pm to 7 am. The floors are old and everything carries. - Guests are welcome. Anyone staying more than 14 nights in a row needs my OK. - No subletting or short-term rental listings without written permission. - Don't paint without asking. Small nail holes for pictures are fine. No holes in the woodwork or the plaster ceiling medallion, please. - No grills on the back porch (wood building). - Window air conditioners are fine, bedroom or living room, supported from inside, not screwed into the sash. - The radiators knock sometimes. If one doesn't heat or one leaks, call me, don't open the valve yourself. KEYS AND THE FRONT DOOR You get two apartment keys, one back door key and one mailbox key. The front door is a keypad; I change the code every January and text everyone the new one. Please don't give the code to delivery drivers. Packages go on the radiator shelf in the front hall, and yes, they are safe there, we have never lost one. THE BASEMENT Laundry is on the left, storage cages straight ahead, the bike room on the right behind the door with the sticker. The boiler room and my office are off limits. The dehumidifier by the stairs empties itself; if it is beeping, it isn't, and I'd like to know. TRASH Bins are in the alley. Pickup is Thursday morning, recycling every other week. The city will give you a small organics bin for free if you ask. Please break down boxes. Large items (a mattress, a couch) need a sticker from the city or a call to me first; do not leave them by the bins. REPAIRS AND ENTRY Call or text me for anything. Rolf does most of the repairs. I give 24 hours' notice before coming in unless it's an emergency like water coming through a ceiling. If you lock yourself out, call me; there's a charge for after-hours lockouts, see the lease. MOVING OUT Leave it as clean as you found it, return all keys, and give me a forwarding address in writing for the deposit. If you need to leave before the term is up, there is an early termination section in the lease that says how that works; talk to me first. WHAT THE NEIGHBORS ARE LIKE Not in the lease, but you'll ask. It is a quiet building of people who have been here a while. Apartment 1 has been with me since before it was my building. Someone practises an instrument in the late afternoon and stops by five thirty. Nobody minds a cat. That's the gist. Welcome to the building. Gail ---

date

2024-05-19 10:05

body

signed yesterday. gail's summary email: --- Hi Theo, as promised, here are the…

signed yesterday. gail's summary email:

---
Hi Theo, as promised, here are the main points of the lease in normal language. The signed lease is what counts if this and the lease ever disagree, so please read that too.

WHO AND WHERE
Landlord: Fourgable Properties LLC (that's me, Gail Hedlund). Tenant: Theodore K. Nakagawa-Reed. The apartment is 3318 Brackenmere Avenue South, Apartment 3, Minneapolis 55406. Second floor, south side, one bedroom, one bath, about 640 square feet.

TERM
Twelve months, June 1, 2024 through May 31, 2025. Around March I'll send you a renewal offer. If you don't plan to stay, I need written notice (email is fine) at least 60 days before the end of the term, so by April 1. If neither of us does anything, it rolls to month-to-month at whatever rent I offered in the renewal letter.

RENT
$1,050 a month, due on the 1st. Pay through the online portal (bank transfer is free, cards have a fee that goes to the processor, not me) or a check in the box by my door in the basement. There is a late fee if rent comes in after the grace period; the amount is in the lease.

DEPOSITS
Security deposit $1,050. Pet deposit $300 for one cat. Both are refundable. I do a walk-through with you at move-in and at move-out, and the move-in checklist you fill out this week is what I compare against, so be picky on it.

WHAT I PAY FOR
Heat (it's a boiler, the radiators come on around October 1 and go off around May 1, I don't control the exact day, the weather does), water, sewer, trash and recycling, snow removal on the walks and the back steps, lawn.

WHAT YOU PAY FOR
Electricity (put it in your name starting June 1) and internet or cable if you want them. Renters insurance is required; send me proof within two weeks of moving in.

THE BUILDING
Four units. Coin laundry in the basement for tenants only. You get storage cage number 3 in the basement; bring your own padlock. Bikes can go in the basement bike room or your cage, not in the stairwells (fire code). There is no assigned parking, it's street parking, and you need to move for snow emergencies or the city will tow you.

PETS
One cat, the one named in the lease (Miso). No other animals without asking me first. No monthly pet rent.

RULES PEOPLE ASK ABOUT
- No smoking of anything anywhere in the building or on the porches.
- Quiet hours 10 pm to 7 am. The floors are old and everything carries.
- Guests are welcome. Anyone staying more than 14 nights in a row needs my OK.
- No subletting or short-term rental listings without written permission.
- Don't paint without asking. Small nail holes for pictures are fine. No holes in the woodwork or the plaster ceiling medallion, please.
- No grills on the back porch (wood building).
- Window air conditioners are fine, bedroom or living room, supported from inside, not screwed into the sash.
- The radiators knock sometimes. If one doesn't heat or one leaks, call me, don't open the valve yourself.

KEYS AND THE FRONT DOOR
You get two apartment keys, one back door key and one mailbox key. The front door is a keypad; I change the code every January and text everyone the new one. Please don't give the code to delivery drivers. Packages go on the radiator shelf in the front hall, and yes, they are safe there, we have never lost one.

THE BASEMENT
Laundry is on the left, storage cages straight ahead, the bike room on the right behind the door with the sticker. The boiler room and my office are off limits. The dehumidifier by the stairs empties itself; if it is beeping, it isn't, and I'd like to know.

TRASH
Bins are in the alley. Pickup is Thursday morning, recycling every other week. The city will give you a small organics bin for free if you ask. Please break down boxes. Large items (a mattress, a couch) need a sticker from the city or a call to me first; do not leave them by the bins.

REPAIRS AND ENTRY
Call or text me for anything. Rolf does most of the repairs. I give 24 hours' notice before coming in unless it's an emergency like water coming through a ceiling. If you lock yourself out, call me; there's a charge for after-hours lockouts, see the lease.

MOVING OUT
Leave it as clean as you found it, return all keys, and give me a forwarding address in writing for the deposit. If you need to leave before the term is up, there is an early termination section in the lease that says how that works; talk to me first.

WHAT THE NEIGHBORS ARE LIKE
Not in the lease, but you'll ask. It is a quiet building of people who have been here a while. Apartment 1 has been with me since before it was my building. Someone practises an instrument in the late afternoon and stops by five thirty. Nobody minds a cat.

That's the gist. Welcome to the building.
Gail
---

Traps it covers

only_in_note Most of this account is notes, so "only in a note" is the normal case. The ones the questions lean on: previous addresses with dates and old landlords; references, emergency contacts and income; bank routing and account numbers (four bare lines); what the landlord said about the deposit; Miso's chicken problem; where his SSN card and birth certificate physically are; the penicillin rash; his glasses prescription; his rates; the car's oil; the Trek's frame serial; the iPad's serial (a three-word note); and the car's mileage, which exists only as readings jotted in five notes, the newest 153,208 on 2026-08-29.

only_in_file Only inside files. The lease, nine pages: the late fee ($50 after the 5th, section 6), the returned-payment charge ($30), the lockout charge ($75, section 29), the 21-day deposit return (section 8), early termination (60 days' notice to a month end plus one month's rent, section 36) and the year the building was built (Addendum C). The $9,850.00 on the Pilcrow 1099 and the tax withheld on the W-2 ($1,204.18 federal), both boxed substitute forms. The royalty (3% after 4,000 copies) and the print limits in the book contract. The date Miso was spayed and her shelter shots. What Gail wrote by hand on the 2026 renewal. The renters policy number and limits. Also only on a picture: the old address on the Minnesota license. Miso's microchip number is in two files and no note.

note_contradicts_record Rent and term: the only lease record was made in 2024 and never touched, so it says 1,050 and ends 2025-05-31; a January 2026 budget note says 1,095; the signed 2026 renewal letter and the notes of March and June 2026 say 1,150 to 2027-05-31, and they are right. Plate: the parking note says HVN-761; the registration, the title and the application note say HVN-716, and a note a week later says he gave Ines the wrong one; 716 is right. Deductible: the car policy record says 500 and 89 a month; the note of the 2026-07-14 call says 1,000 and 76; the note is newer and right, but no file confirms it. Deposit: his note of the phone call has Gail saying 30 days; the lease says 21 and says it governs; both are true of what they record. Spreads: a reminder to send Odette four spreads is still open, and the journal three days before the build day says they went; the journal is right.