Security Deposit Refund Calculator

This calculator computes the exact refund due to a departing tenant (or balance owed to the landlord) by:

1. Starting with the full security deposit originally received at move-in.
2. Adding any required statutory interest credits or approved tenant credits.
3. Itemizing allowable deductions (unpaid rent, tenant-caused damage, professional cleaning, missing items).
4. Subtracting any advance or partial deposit returns already paid.
5. Outputting the net refund payable to the tenant or deficiency balance owed to the landlord.

Landlords can generally make deductions for legitimate post-tenancy losses, including:

• Unpaid Rent & Late Fees: Any outstanding rent or contractual charges accrued up to the move-out date.
• Damage Beyond Normal Wear and Tear: Physical damage caused by tenant abuse, negligence, or unauthorized modifications (e.g., large drywall holes, broken windows, damaged doors, pet-ruined carpets).
• Cleaning Costs: Professional cleaning expenses if the tenant left the premises substantially dirtier than the original move-in condition.
• Unpaid Utilities: Final utility charges that were the contractual responsibility of the tenant under the lease.
• Unreturned Property: Costs to replace unreturned keys, garage remotes, parking passes, or provided appliances.

Distinguishing between wear and tear and damage is the most common issue in security deposit disputes:

• Normal Wear and Tear (Not Deductible): The natural, gradual deterioration of a property from everyday residential living. Examples include minor scuff marks on baseboards, faded paint from sunlight, light carpet traffic patterns, loose doorknobs, and aging plumbing washers. Landlords CANNOT deduct for normal wear and tear.
• Property Damage (Lawfully Deductible): Harm resulting from intentional abuse, negligence, unauthorized alterations, or accidents. Examples include broken window glass, unauthorized wall paint colors, large gouges or holes in drywall, pet urine stains on subflooring, and burned kitchen countertops.

Generally, no. A security deposit is held in trust to protect the property owner against physical damages, cleaning costs, and post-tenancy liabilities. Allowing a tenant to withhold final rent leaves the landlord with zero financial security for damage discovered during the post-move-out inspection, unless both parties agreed in writing to a specific "Last Month's Rent" clause.

State statutes establish strict mandatory deadlines for returning security deposits and providing itemized deduction statements:

• 14 Days: New York, Washington, South Dakota, Hawaii, Vermont, Arizona.
• 21 Days: California, Idaho, Wisconsin.
• 30 Days: Texas, Florida, Georgia, Illinois, Pennsylvania, Massachusetts, Colorado, Michigan.
• 45 to 60 Days: Maryland, Virginia, Arkansas, Alabama.

Failing to meet the statutory deadline can cause the landlord to forfeit all rights to make deductions and expose them to statutory bad-faith penalties (often 2x to 3x the deposit amount plus tenant attorney fees).

An Itemized Security Deposit Deduction Statement is a formal written legal accounting document accompanying the refund check. It lists each deduction line item, the specific reason for the deduction, the exact cost, and attached copies of third-party contractor invoices, repair receipts, and move-in/move-out inspection reports as required by state law.

In several states and cities (including Illinois/Chicago, Massachusetts, New Jersey, Maryland, Connecticut, Minnesota, and New York for residential buildings with 6 or more units), landlords are legally required to hold security deposits in an interest-bearing escrow account and pay accrued annual interest to the tenant or credit it toward the deposit refund.

If the itemized repair and unpaid rent deductions total more than the initial deposit held, our calculator indicates the net deficiency amount owed by the tenant. The landlord should send an itemized deduction statement alongside a formal demand letter requesting payment of the balance within 14 to 30 days. If unpaid, the landlord may pursue collection or file a claim in small claims court.

Tenants should take proactive steps:

1. Request a Pre-Move-Out Inspection: In states like California, tenants have a statutory right to an initial inspection two weeks before moving to identify and fix deductible issues.
2. Document Everything: Take high-resolution photos and timestamped videos of all rooms, fixtures, appliances, and walls after cleaning.
3. Compare with Move-In Checklist: Reference the move-in condition checklist to prove pre-existing damages.
4. Provide Written Forwarding Address: Supply the landlord with a written forwarding address in writing so deposit checks and statements can be delivered on time.