Security Deposit Return Calculator

Calculate what you should get back and understand allowable deductions by state

Lease Details

State

Security Deposit Paid ($)

Move-Out Date

Deductions

Normal Wear & Tear ($)

Nail holes, minor scuffs = wear and tear (NOT deductible by landlord)

Damage Deductions ($)

Actual damage beyond normal wear and tear

Unpaid Rent ($)

Cleaning Fees ($)

Only if lease required professional cleaning

Rightful Return Amount

$2,000.00

Wear & tear deductions ($0.00) are NOT legally allowed

Return Deadline in CA

Enter move-out date

State Law Citation

Cal. Civ. Code § 1950.5

Landlord has 21 days to return deposit after move-out

Your Rights as a Tenant

Security deposit law is one of the most tenant-friendly areas of landlord-tenant law. Every state mandates a deadline for deposit returns — ranging from 14 days (Alaska, Arizona, Hawaii) to 60 days (Arkansas, West Virginia). Miss that deadline, and landlords in many states automatically forfeit the right to make deductions and may owe you double or triple the deposit amount as a penalty.

What Landlords Can and Cannot Deduct

Landlords can deduct for: unpaid rent, damage beyond normal wear and tear (broken fixtures, large holes in walls, stained carpet from pets), and professional cleaning if the lease required it and the unit was left in poor condition. They cannot deduct for: nail holes for pictures, minor scuffs on walls, faded paint, worn carpet from normal use, or general cleaning after a long tenancy. The distinction between "damage" and "wear and tear" is subjective, which is why move-in documentation is critical.

How to Document Your Move-Out

Take a comprehensive video walkthrough of every room at move-out, comparing to your move-in inspection report. Send the video to your landlord via email immediately. Request a joint walk-through with your landlord before vacating. Keep copies of all correspondence and receipts. This documentation is your strongest defense if deductions are disputed in small claims court.

Small Claims Court Tips

If your landlord withholds your deposit wrongfully, small claims court is your best recourse. Filing fees are typically $30-75, and you don't need a lawyer. Bring your lease, move-in and move-out photos, your demand letter, and proof of the landlord's non-response. Many states award attorney's fees to prevailing tenants in deposit disputes, making it worth pursuing even smaller amounts.

Frequently Asked Questions

What is normal wear and tear?

Normal wear and tear includes minor scuffs on walls, small nail holes from hanging pictures, worn carpet in high-traffic areas, faded paint from sunlight, and loose hinges. These are NOT deductible by landlords.

Can my landlord deduct for cleaning?

Only if your lease specifically required professional cleaning upon move-out, or the unit was left in an exceptionally dirty condition beyond what is reasonable. Routine cleaning after a long tenancy is generally not deductible.

What if my landlord misses the return deadline?

Depending on your state, the landlord may forfeit the right to make any deductions, and you may be entitled to 2-3x the deposit amount as a penalty. Send a written demand letter first, then file in small claims court.

Do I have to provide a forwarding address?

Yes — most states require you to provide a forwarding address in writing, and the landlord's deadline clock starts running from that date. Failure to provide an address can extend the landlord's deadline.

Can I use my security deposit as last month's rent?

This is generally not allowed unless your lease explicitly permits it. Applying the deposit to rent without landlord approval can result in a legal dispute over the deposit and possible eviction proceedings for unpaid rent.

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