Security Deposit Lawful Deductions Calculator 2027
Calculate what the landlord can lawfully deduct from your security deposit, your refund, and the state-mandated return deadline. Most states allow only: unpaid rent, damage beyond normal wear, and reasonable cleaning. Penalty for late or bad-faith withholding (2x-3x deposit in many states). Free.
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What can a landlord lawfully deduct from a security deposit?
Most states permit only three categories of security deposit deductions: (1) Unpaid rent — actual outstanding rent through the move-out date. (2) Damage beyond normal wear and tear — broken windows, large holes in walls, pet stains, missing fixtures. (3) Reasonable cleaning costs — only if the unit was left substantially dirtier than at move-in. A few states also allow late fees, utility charges left unpaid, and storage of abandoned belongings. Lease provisions purporting to authorize additional deductions are often unenforceable if they contradict state landlord-tenant statutes.
"Normal wear and tear" — which is NOT deductible — includes: minor carpet wear from foot traffic, faded paint after several years, small nail holes from picture hangers, minor scuffs on baseboards, minor closet door wear, and dust in air vents. The American Bar Association Section of Real Property and Nolo's landlord-tenant guides emphasize that most disputed deductions actually fall under normal wear. Photo and video documentation at move-in and move-out is the single best protection for tenants.
State return deadlines and penalty exposure
State law sets strict deadlines for returning the deposit (or sending an itemized deduction statement). New York: 14 days. Florida: 15 days for full return, 30 days with deduction notice. California, Texas, Illinois, Michigan, Pennsylvania, Ohio, Washington: 30 days. Virginia: 45 days. Missing the deadline typically forfeits the landlord's right to any deductions — the tenant is entitled to the full deposit back.
Bad-faith retention or failure to itemize triggers penalty multipliers in most states. Texas: 3x the wrongfully withheld amount plus $100 plus attorney fees (Property Code 92.109). Massachusetts: 3x plus interest plus attorney fees (G.L. c. 186, s. 15B). Colorado: 3x bad faith plus attorney fees. California: 2x the wrongfully withheld amount (Civil Code 1950.5). New York: 2x for willful violations. Pennsylvania: 2x for amounts withheld over the actual damage. These penalties make most deposit disputes lopsided in tenant's favor at small claims court.
How to recover a wrongfully withheld deposit
Step 1: Send a written demand letter via certified mail listing the amount owed, citing the state statute, and giving the landlord 7-14 days to refund or face suit. Include photos of move-in/move-out condition, the lease, and any itemization received (or note the absence). Step 2: If no response, file a small claims case (no attorney needed, filing fee usually under $100). Most states allow tenants to sue for the deposit plus statutory penalty plus filing costs.
Small claims judges routinely award the full deposit plus 2x-3x penalty when the landlord cannot produce contemporaneous evidence of actual damage. Photos and receipts are essential — landlords often inflate cleaning charges and repair estimates that vanish when they must show invoices. Nolo and legal aid organizations provide state-specific demand letter templates. Some states (Massachusetts, Texas) award attorney fees even in small claims, making it economical to retain counsel for larger disputes.
Sources: state landlord-tenant statutes (CA Civil Code 1950.5, TX Property Code 92.109, MA G.L. c. 186 s. 15B, NY GOL 7-103, etc.), americanbar.org Section of Real Property Trust and Estate Law, nolo.com state security deposit guides. Last updated: May 2026.