Security Deposit Return & Deduction Calculator

List each move-out deduction to see the total withheld, the net refund (or the balance the tenant still owes), and the return date based on the number of days you enter. Not legal advice.

Not legal, tax, or financial advice. Security deposit rules vary by state and locality, including return deadlines, itemized-statement requirements, interest, allowed deductions and penalties - verify with local/state law or a qualified professional. Calculators run in your browser; nothing is sent or saved.

Security deposit held ($)Interest owed to tenant, if any ($)Move-out / possession return dateDays allowed to return deposit (check YOUR state/local law)

Unpaid rent ($)Unpaid utilities / fees ($)Cleaning ($)Damage repairs beyond normal wear and tear ($)Other charges ($)

How the numbers work

Amount held = deposit + any interest you owe the tenant. Total deductions = the sum of the itemized charges. If deductions are less than the amount held, the difference is the refund. If deductions are more, the refund is $0 and the rest is a balance the tenant still owes - the deposit itself does not cover it. Negative entries are treated as $0. The return deadline is simply the move-out date plus the number of days you type in.

Tips before you send the refund

Keep dated move-in and move-out photos and a signed inspection checklist; they support each line item.
Normal wear and tear (for example light scuffs or carpet wear from ordinary use) generally cannot be charged; damage beyond that may be. What counts can vary, so check your local rules.
Many states require an itemized statement, receipts or estimates, a specific delivery method, and/or interest on deposits. Deadlines differ from state to state, and late or missing statements can carry penalties.
Send the refund and statement to the forwarding address the tenant gives you and keep proof of mailing.

Track deposits and return deadlines for every unit? The Security Deposit & Lease Renewal Tracker (Excel .xlsx, tested in LibreOffice) shows deposit-return deadline status next to renewal dates. To document the charges, the Move-In / Move-Out Inspection Checklist totals deposit charges by item.

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