Enter your security deposit amount and any deductions your landlord is claiming. Add the amount you believe represents normal wear and tear to see your estimated refund after disputing those charges.
How to use this tool
Enter your security deposit paid and each category of deduction your landlord is claiming. In the final field, enter the total amount you believe should not be charged because it represents normal wear and tear rather than actual damage. The tool calculates your estimated refund based on the adjusted claim.
Use your landlord’s itemised deduction statement as the basis for each field. If you have not received one, note that most states legally require landlords to provide it within a specified deadline.
Understanding your results
Total claimed by landlord is the sum of all deductions before any dispute. Amount you dispute is the wear and tear figure you entered. Net landlord claim is total claimed minus your disputed amount. Estimated deposit refund is your deposit minus the net claim, with a floor of zero. Deductions as % of deposit shows how much of your deposit the landlord is keeping before dispute.
Legal context
In the US, landlords must return the security deposit minus valid deductions within a state-specific deadline after the tenancy ends. Normal wear and tear — minor scuffs, faded paint, small nail holes — cannot legally be deducted. Damage beyond normal wear, such as large holes in walls or stained carpets from negligence, can be deducted. Most states require landlords to provide an itemised written statement of deductions. Failure to do so within the deadline can result in the landlord forfeiting the right to make any deductions and owing the tenant damages.
Frequently asked questions
What counts as normal wear and tear vs damage?
Normal wear and tear includes gradual deterioration from everyday living: faded or lightly scuffed paint, small nail holes from hanging pictures, worn carpet in high-traffic areas, and minor marks on walls. Damage includes holes in walls, stained or burned carpets, broken fixtures, and anything resulting from neglect or deliberate misuse. Landlords cannot charge for normal wear and tear in any US state.
How long does a landlord have to return a deposit in California?
In California, landlords must return the security deposit (or provide an itemised statement of deductions) within 21 days of the tenant vacating. If the landlord fails to meet this deadline without good cause, the tenant may be entitled to the full deposit plus damages. California Civil Code Section 1950.5 governs security deposit rules.
How long does a landlord have to return a deposit in Texas?
Texas law requires landlords to return the security deposit within 30 days of the tenant vacating. The landlord must provide a written itemised list of deductions if any amount is withheld. If the landlord fails to comply without good cause, the tenant can recover the deposit, $100, three times the portion wrongfully withheld, and attorney fees. Texas Property Code Section 92.103 applies.
How long does a landlord have to return a deposit in New York?
New York landlords must return the security deposit within 14 days of the tenant vacating. This deadline was shortened from 30 days by the Housing Stability and Tenant Protection Act of 2019. The landlord must provide an itemised statement of any deductions. Failure to comply results in the landlord forfeiting the right to withhold any portion of the deposit.
How long does a landlord have to return a deposit in Florida?
In Florida, if the landlord intends to make deductions, they must send written notice by certified mail within 30 days of the tenant vacating. The tenant then has 15 days to object. If the landlord does not intend to make deductions, the full deposit must be returned within 15 days. Florida Statutes Section 83.49 governs this process.
Can a landlord charge for carpet cleaning?
It depends on the condition and age of the carpet. If the carpet was new at move-in and is now stained or damaged beyond normal use, a deduction may be valid on a pro-rated basis based on the carpet’s expected lifespan (typically 5–10 years). Routine cleaning of an undamaged carpet is generally considered normal wear and tear and cannot be charged in most states. Some leases include a mandatory cleaning clause, which courts have treated inconsistently.
What happens if a landlord keeps my deposit illegally?
If a landlord withholds a deposit without a valid reason or fails to follow the correct procedure, most states allow tenants to sue in small claims court. Remedies vary by state but can include the full deposit, two or three times the wrongfully withheld amount, and attorney fees. Document your move-out condition with photos and written communication to support any claim.
Do I need to pay for professional cleaning when I move out?
Not automatically. You are responsible for returning the property in the same condition as when you moved in, accounting for normal wear and tear. If the lease includes a professional cleaning clause, courts in some states enforce it and others do not. Clean the property thoroughly yourself and document the condition. If it is left in comparable condition to move-in, a cleaning charge is generally not valid.
Can a landlord charge more than the deposit amount for damages?
Yes. The security deposit limits how much a landlord can collect upfront, but if actual damages exceed the deposit, the landlord can pursue the difference through small claims court or a civil lawsuit. This is separate from the deposit return process. As a tenant, if your damage costs are likely to exceed your deposit, address the issue before vacating or negotiate a settlement directly with the landlord.
Should I do a move-out walkthrough with my landlord?
Yes, if permitted by state law. California requires landlords to offer a pre-move-out inspection so tenants can fix issues before the final walkthrough. Other states do not require it but it is always worth requesting. A joint walkthrough creates a shared record of the property’s condition and reduces the risk of disputed deductions. Take time-stamped photos or video at both move-in and move-out.
Related tools
Security Deposit Limit Checker: Check the maximum deposit your landlord can legally charge in your state.
Deposit Return Deadline Checker: Find out how long your landlord has to return your deposit in your state.
Deposit Deduction Calculator (UK): The UK equivalent with tenancy deposit scheme rules.