Tenant Default Loss Calculator

A single tenant default often costs 6-8 months of rent — not just the unpaid months. This calculator stacks unpaid rent, eviction legal fees, property damage, make-ready cost, and post-eviction vacancy, then nets security deposit. The number is what rent guarantee insurance should actually cover.

Monthly rent

Unpaid rent months before eviction

Eviction legal cost

Property damage repair

Vacancy before re-lease

Make-ready turn cost

Security deposit kept

Net loss after deposit

$17,400

Total gross loss

$19,800

Unpaid rent during tenancy

$6,000

Vacancy loss post-eviction

$3,600

Security deposit applied

$2,400

How the math works

Tenant default isn't just unpaid rent — it stacks. 2.5 months unpaid (while you evict), eviction legal fees, property damage, a turn to get the unit re-rented, plus 1-2 months of vacancy before a new tenant moves in. Total cost is often 6-8 months of rent.

Security deposits rarely cover the full loss. A 1-month deposit on a 2.5-month default-plus-damage case leaves the landlord materially out of pocket — which is why rent guarantee insurance and thorough screening matter.

How to Use

Enter monthly rent.
Enter unpaid months and eviction legal cost.
Enter property damage and turn / make-ready cost.
Enter vacancy months until re-lease.
Enter security deposit kept.
Read net loss after deposit.

Frequently Asked Questions

Can I pursue judgment?

Yes, but collection is hard. Even with a judgment, tenants often disappear or are judgment-proof. Most landlords write off losses and move on — collection agencies recover 5-15% of judgments.

Why does vacancy matter?

Post-eviction vacancy is a real cost — 1-2 months of zero rent while you repair and re-lease. In soft markets this can stretch to 3+ months. Always budget vacancy as part of default loss.

Insurance coverage?

Rent guarantee insurance (RGI) covers 6 months of lost rent + eviction costs. Damage is typically excluded — it's handled by landlord insurance or security deposit.