Security Deposit Calculator
Deposit amount · Deductions · Refund or balance due
Move-Out Deductions
Professional cleaning if needed
Beyond normal wear & tear
Lease break fees, etc.
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Total Deposit
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Total Deductions
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Tenant Refund
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Balance Due
About This Calculator
The Security Deposit Calculator helps landlords calculate deposit amounts, document deductions accurately, and determine the correct refund at move-out. For tenants, it helps understand what can legally be deducted.
Most states cap security deposits at 1–2 months rent. Always verify your state's specific limits. Landlords must return the deposit (with itemized deductions) within a legally specified timeframe — typically 14–30 days after move-out.
Key rule: you can only deduct for damages beyond normal wear and tear. Normal wear and tear (minor scuffs, carpet wear from regular use) cannot be charged to the tenant. Document property condition with photos at both move-in and move-out.
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Frequently Asked Questions
What can a landlord deduct from a security deposit?▼
Allowable deductions: unpaid rent, professional cleaning (if unit was dirty beyond normal), property damage beyond normal wear and tear, broken fixtures or appliances, and lease break fees (if in the lease). Not allowed: repainting for normal wear, replacing carpet at end of useful life, or routine maintenance.
What is normal wear and tear in a rental?▼
Normal wear and tear includes: minor scuffs on walls, carpet wear from regular use, small nail holes from pictures, faded paint over time, and worn door handles. Abnormal damage includes: large holes in walls, stained carpets, broken fixtures, and pet damage. The distinction matters legally.
How long does a landlord have to return a security deposit?▼
Varies by state: California (21 days), New York (14 days), Texas (30 days), Florida (15–30 days depending on deductions). Missing the deadline can result in penalties — some states require returning double the deposit. Always document the return date.
Can a landlord keep the entire security deposit?▼
Only if deductions equal or exceed the deposit amount. All deductions must be documented with receipts and itemized in writing. Unjustified retention of a security deposit can result in legal action, with tenants potentially recovering 2–3× the withheld amount plus attorney fees in many states.
Should I document the property condition at move-in?▼
Absolutely. Use a detailed move-in/move-out checklist, take date-stamped photos of every room, and have the tenant sign the checklist. This documentation is your primary defense against disputes. Without it, deducting for pre-existing damage becomes very difficult legally.
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