Free calculator
Calculate how much of your security deposit you should get back and whether your landlord's deductions are valid under your state's laws.
When you move out, your landlord has a limited time to return your security deposit — or provide an itemized list of deductions. Many landlords deduct more than they’re legally allowed, counting on tenants not knowing their rights.
Your state’s laws determine what a landlord can and cannot deduct. Normal wear and tear (faded paint, worn carpet, minor scuffs) is never a valid deduction. Only actual damage beyond normal use, unpaid rent, and cleaning costs (if you left the unit dirty) are typically allowed.
This calculator helps you figure out how much of your deposit you should realistically expect back — and whether it’s worth sending a demand letter for the difference.
Enter your original deposit, what your landlord deducted, and the reason for each deduction. The calculator flags deductions that are commonly disputed or invalid under most state laws, and estimates the amount you could recover.
The disputed amount becomes the basis for a demand letter — a formal request for the landlord to return the money before you escalate to small claims court.
California
Landlords must return the deposit within 21 days with an itemized statement (Civil Code §1950.5). Cannot deduct for normal wear and tear. Security deposit capped at 1 month’s rent.
Texas
Landlords must return the deposit within 30 days (Property Code §92.103). Must provide a written description and itemized list of deductions.
New York
Landlords must return the deposit within 14 days with an itemized statement. New York strengthened tenant protections in 2019.
Florida
Landlords must return within 15 days (no deductions) or 30 days (with deductions and itemized notice). Must notify tenant by certified mail (Statute §83.49).
Illinois
Landlords must return within 30-45 days depending on municipality. Chicago has particularly strict rules including required interest payments on deposits.
Normal wear and tear includes faded or slightly scuffed paint, worn carpet from foot traffic, minor nail holes, loose door handles, and sun-faded curtains. These are expected from ordinary living and cannot be deducted from your deposit.
Generally no, unless you painted the walls an unusual color or caused damage beyond normal fading. Most states consider repainting between tenants a normal maintenance cost, especially for tenancies longer than 2-3 years.
Only if you caused damage beyond normal wear (stains, burns, pet damage). Carpet has a typical useful life of 5-10 years. If the carpet was old when you moved in, the landlord can’t charge you full replacement cost.
Most states penalize late returns. In some states (like California), a landlord who doesn’t return the deposit within the deadline may owe you the full deposit plus penalties, regardless of legitimate deductions.
Yes. Most small claims courts look favorably on tenants who made a good-faith effort to resolve the dispute first. A demand letter also often resolves the issue without court — many landlords pay when they receive a formal written demand.
Filing fees typically range from $30 to $75 depending on your state and the amount claimed. Many states allow you to recover the filing fee if you win. You don’t need a lawyer for small claims court.
This tool provides general information, not legal advice. Laws vary by jurisdiction and individual circumstances. Consult a qualified attorney for advice specific to your situation.
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