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Security Deposit Return Calculator

Estimate your deposit refund after lawful deductions and see when your landlord must return the balance by state deadline.

Use calculator Deposit return form

Deposit & Deduction Details

Used to calculate your return deadline
Claimed Deductions

Understanding Security Deposit Returns

What Can Be Deducted?

  • Unpaid rent - Any outstanding balance
  • Cleaning - Only beyond normal wear and tear
  • Damages - Repairs for tenant-caused damage
  • NOT normal wear - Faded paint, worn carpet from use

Your Rights

  • Receive itemized statement of deductions
  • Get refund within state deadline
  • Challenge unreasonable deductions
  • Request move-out inspection in some states
Tip: Take photos of the unit before and after your tenancy. This documentation can help dispute unfair deductions.

How this calculator works

Refund = security deposit − itemized deductions (cleaning, damage, unpaid rent, lawful fees). Return deadline = move-out date + state-required days.

Inputs

  • Original deposit — amount collected at move-in within state cap.
  • Deductions — cleaning, repairs beyond wear, unpaid rent, late fees if allowed.
  • State — sets maximum return timeline (e.g., 14–45 days).
  • Move-out date — starts the statutory clock for landlord return.

Assumptions

  • Landlord provides itemized statement with any withholding.
  • Normal wear and tear cannot be deducted in most states.
  • Tenant provided forwarding address as required.

Limitations

  • Disputed damage amounts may require small claims court.
  • Landlord failure to meet deadline may trigger penalties varying by state.
  • Does not calculate statutory penalty multipliers automatically.

Example calculation

  1. Deposit $1,500, move-out March 1 in California.
  2. Deductions: $150 cleaning, $200 carpet damage beyond wear.
  3. Estimated refund: $1,150.
  4. California requires return within 21 days with itemization.
  5. Deadline: approximately March 22.
Result: $1,150 estimated refund; due within 21 days (CA example)

Landlords must attach receipts or estimates for deductions in many states. Withholding for vague 'cleaning' without documentation may be unlawful.

Common mistakes

Accepting deductions for normal wear

Faded paint and minor scuffs are usually wear and tear, not tenant damage. Dispute improper line items.

Missing the forwarding address requirement

Some states allow landlords to hold deposits if no address is given. Send new address in writing at move-out.

Skipping move-out photos

Timestamped photos and walkthrough sign-off support refund claims in deposit disputes.

Frequently asked questions

Ranges from about 14 to 45 days by state—21 days in California, 30 days in many others.

Unpaid rent, damage beyond normal wear, and cleaning to return unit to move-in condition (not better).

Only if tenant damage exceeds normal wear. Routine repainting between tenants is often landlord cost.

Many states penalize landlords who withhold without timely itemized statements—you may recover extra damages.

If lawful and documented, yes in many states at move-out accounting.

A written request with forwarding address documents your claim and starts the statutory clock clearly.

Disclaimer

LeaseCraft provides document automation and general information — not legal, tax, or financial advice. Calculator results are estimates for planning only. Consult a licensed attorney, accountant, or housing counselor for advice about your situation.

Security deposit return rules—including deadlines, itemization requirements, and penalty damages—vary significantly by state and sometimes by city. This estimate is not legal advice. Tenants and landlords should confirm current statutes before withholding or disputing deposit amounts.

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Deposit return form