Home›Security Deposit Calculator

🔒 Security Deposit Calculator

Calculate security deposit return with itemized deductions. Check state maximum limits for all 50 states and model collecting a higher deposit.

📍 Property Address (optional)
InputsYour Numbers
Property & Deposit
State
Monthly Rent?
$
Security Deposit Taken?
$
Deductions at Move-Out
Unpaid Rent ($)?
$
Cleaning Charges ($)?
$
Damages ($)?
$
Other Deductions ($)?
$
Pro Forma (Higher Initial Deposit)
Higher Deposit (months)?
%
As-Is AnalysisCurrent
Enter values to see results
Return to Tenant
--
deposit minus deductions
Total Deductions
--
itemized charges
State Maximum
--
legal limit
Deposit Compliance
--
vs state limit
Deposit Accounting
Security Deposit Collected--
Unpaid Rent--
Cleaning Charges--
Damages--
Other Deductions--
Total Deductions--
Return to Tenant--
State Compliance Check
State Maximum--
Deposit Collected--
Compliance Status--
Pro FormaAfter Plan
Enter pro forma values
Higher Deposit Amount
--
at alt months
Additional Coverage
--
vs current deposit
Coverage Ratio
--
deposit / deductions
Legal with State Cap?
higher deposit ok?
Deposit Sizing Analysis
Current Deposit--
Alt. Deposit (higher months)--
Extra Protection--

📄 Email My Free Report

Full analysis sent to your inbox instantly.

1
Select Your State
The calculator includes maximum security deposit limits for all 50 states. Collecting above the legal limit exposes you to penalties -- often 2-3x the excess amount.
2
Enter Deposit Collected
The actual deposit amount you hold. Compare to the state maximum to ensure compliance.
3
Enter Move-Out Deductions
Itemize deductions: unpaid rent, cleaning (above normal wear and tear), damages. Each must be documented and provable in court if disputed.
4
Calculate Tenant Return
Deposit minus deductions = amount to return. Most states require return within 14-30 days with an itemized statement. Late returns can result in penalties.
5
Know Wear and Tear
You cannot deduct for normal wear and tear -- minor scuffs, carpet wear from normal use, faded paint. Only actual damages beyond normal use are deductible.
6
Document Everything
Take move-in and move-out photos/video. Get repair receipts. Send itemized statements via certified mail. Proper documentation is essential if a tenant disputes deductions.

Security deposit laws vary significantly by state. Some have strict limits (California: 2 months; New York: 1 month; Nevada: 3 months), while others have no statutory cap (Texas, Florida, Georgia). Charging above the legal maximum can result in mandatory return of the excess amount plus penalties.


Most states require landlords to return the deposit (or remaining balance plus itemized statement) within 14-30 days of move-out. Failure to comply on time can forfeit your right to make deductions and result in penalties of 1-3x the deposit amount.


Best practices: document condition at move-in and move-out with photos/video, get repair receipts, send itemized deduction statements via certified mail, and keep deposits in a separate bank account in states that require it.

📄 Email My Report

Full analysis sent free to your inbox.