Finance category
Mortgage, loan, investing, tax, and money calculators.
Security Deposit Refund Calculator
Calculate the exact refund owed to a tenant at move-out. Carpet and paint are prorated by remaining useful life — landlords can only charge the unconsumed portion. Includes statutory interest in states that require it.
0% in most states
Prorate by useful life
Painting wear allowance
Refund due to tenant
$1,775
Tenant owes landlord
$0
Total lawful deductions
$425
Statutory interest owed
$0
Carpet — landlord can charge
$0
Paint — landlord can charge
$0
How the math works
Most state security-deposit statutes require itemized return within 14 to 30 days. Landlords may deduct unpaid rent, repairs beyond ordinary wear, cleaning above move-in standard, and other lease-stipulated charges. Carpet and paint are routinely prorated by remaining useful life — you cannot charge the tenant for the full cost of a carpet that was already 5 of 7 years through its life.
Failure to itemize and refund within statutory windows triggers steep penalties — many states allow tenants to recover 2x or 3x the wrongfully withheld amount plus attorney fees. Always send a written itemization with receipts. Some states (IL, MA, NY, others) require deposits in interest-bearing trust accounts and pay annual or terminal interest to the tenant.
How to Use
- Enter the original security deposit and any statutory interest rate.
- Enter how many months the deposit was held.
- Itemize unpaid rent, cleaning above ordinary, and damage repairs.
- Enter carpet replacement cost and its current age and useful life.
- Enter painting cost and tenant length of stay.
- Add other lawful deductions per the lease.
- Read refund or amount tenant owes.
Frequently Asked Questions
What can a landlord lawfully deduct?
Unpaid rent and lease-stipulated fees, cleaning above ordinary, and repair of damage beyond normal wear and tear. You cannot deduct for normal wear (faded paint, worn carpet from foot traffic, minor scuffs, nail holes from hanging pictures with reasonable density).
How does carpet proration work?
Most carpet has a 5-10 year useful life under residential use. If you replace 5-year-old carpet with a 7-year useful life, you can only charge the tenant for the 2 years they cost you (≈29% of replacement). This is required in CA, OR, WA, MA, and case law in many other states.
When is paint chargeable?
Most jurisdictions treat paint as a 2-3 year wear item. After 2 years of tenancy, paint refresh is generally landlord-borne. Tenant-caused damage (large stains, holes patched poorly, unauthorized colors) can still be charged at full cost regardless of stay length.
What if I don't refund within the deadline?
Severe penalties. Many states allow tenants to recover 2x the deposit (CA, MA), 3x the wrongfully withheld amount (TX, NY), plus attorney fees. Some states forfeit your right to deduct anything if the itemized statement isn't sent on time. Always certified-mail the itemization with receipts.
Related Calculators
Security Deposit Calculator
Standard security deposit at move-in.
Move-Out Cleaning Cost Calculator
Cleaning chargeable at turnover.
Damage Repair Allowance Calculator
Repair budget for turnover.
Make Ready Cost Calculator
Full turnover budget.
Pet Deposit Calculator
Pet deposit and fees.
Tenant Turnover Cost Calculator
Full cost of a turnover.
More Finance Calculators
Browse all finance →AI Cost Calculator
Compare token costs across OpenAI, Anthropic, and Google AI models. Calculate monthly API spending for GPT-4o, Claude, Gemini, and more.
Tip Calculator
Calculate the perfect tip and split the bill between friends. Choose preset percentages or enter a custom tip amount.
Bill Splitter Calculator
Split an uneven restaurant bill by item, divide tax and tip proportionally, and see exactly who owes whom.
Discount Calculator
Calculate sale price, discount amount, stacked discounts, sales tax, and total savings for any markdown.
Gas Mileage Calculator
Calculate MPG or km/L, estimate trip fuel cost, and compare annual fuel expenses between two vehicles.
Sales Tax Calculator
Add sales tax to a price, reverse-calculate the pre-tax amount from a total, and estimate tax for multiple items on one receipt.
Keep exploring
Next steps in Finance
Previous calculator
Security Deposit Interest Calculator
Calculate required annual interest on tenant security deposits for states that mandate it — with accrual, refund, and compliance totals.
Next calculator
Self-Employment Tax Calculator
Calculate self-employment tax (SECA) including Social Security, Medicare, and the additional Medicare surtax.