@William Taylor dang, sorry to hear that.

I'll let you know what I think.I use Quickbooks for invoicing rent, and the desktop version just increased ACH transfers from $1 to $3 per transaction. 

., are not required by law to have an invoice/receipt.Sincerely,YouJust be sure you do everything according to the law where you live, in case this tenant sues you.  

Send her the invoice for reasonable repairs with a payment plan option?

Realtors have sent my invoices to the closing company and I get paid from the proceeds.

@Bob RomanoWhen it breaks down have your repair tech document the cause of the damage on their invoice.

But, I would bet good money that if you come at that tenant with a bill for a broken railing, they'll be calling a lawyer, who will be calling you to find out the name of your insurance company, and if you don't have enough coverage, that lawyer will be then filing a suit against you and your assets, because that tenant is going to start realizing that she's hurt - and if you'd just been decent about it, she may have just let it go.This is one of those obvious times when you do the right thing and just fix the dang railing! 

They will also address if you can use it to cover past-due rent.Since they are so adamant about getting their deposit back, I'd tally up every expense including the past due rent and send them an invoice for the remainder.

Send them a past due invoice too. 

Dang, that was a long sentence.