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Security Deposit Deduction Calculator
Total up move-out deductions, prorate replaced items for wear and tear, and print an itemized security deposit deduction statement. Then check the security deposit return deadline for your state.
Doing a turnover? The free Year-End Landlord Ops Checklist (Excel) covers books, deposits and a CPA packing list. If you want to track every deposit in one place, the Deposit & Turnover Ops Kit ($12, now $7.20 with code FIRSTKIT: 40% off through Nov 30) is an Excel workbook with a deposit ledger, move-in/move-out worksheets, an itemized deduction log and a turnover pipeline. You don't need either one to use this calculator.
How wear-and-tear proration works
Tenants usually aren't charged the full price of a new item that was already partly used up. A common approach is to charge only for the unused part of the item's useful life:
chargeable = replacement cost × (useful life − age) ÷ useful life, never below $0
Worked example: carpet costs $1,200 to replace. It was installed 3 years ago and you expect it to last 5 years. Chargeable: $1,200 × (5 − 3) ÷ 5 = $480. If the carpet were 5 or more years old, the chargeable amount would be $0.
This is deposit wear-and-tear proration, not tax depreciation. The IRS recovery periods you use on Schedule E are a separate thing and aren't meant for this. Use a useful life you can back up with the manufacturer's rating, a warranty, or your own records. States rarely set a schedule, and small-claims judges weigh what's reasonable.
Security deposit return deadline by state
Deadlines and itemized-statement rules for all 50 states and DC, each with the statute and a link to its text. Last checked Nov 2026. The short summaries leave out exceptions. Read the linked statute, and check city or county rules (some cities add their own).
State guide: California guide: how much can a landlord deduct from a security deposit? (21-day statement, receipts and photos, 2026 changes)
State guide: Texas guide: how much can a landlord deduct from a security deposit? (30-day refund, forwarding address, itemized list, bad-faith penalties)
State guide: New York guide: how much can a landlord deduct from a security deposit? (14-day refund, one-month cap, itemized list, forfeiture if late)
State guide: Florida guide: how much can a landlord deduct from a security deposit? (15-day return, 30-day certified-mail claim notice, 15-day objection, forfeiture if late)
| State | Return deadline | Itemized statement? | Statute & source |
|---|---|---|---|
| Alabama | 60 days after termination of the tenancy and delivery of possession. | Yes, itemized list of amounts withheld. | Ala. Code § 35-9A-201 Justia (statute text) |
| Alaska | 14 days if the landlord or tenant gave proper notice under AS 34.03.290. 30 days if deducting for tenant damage, or if the tenant did not give proper notice. | Yes, written itemized notice of accrued rent and damages. | Alaska Stat. § 34.03.070(b), (g) Alaska Legislature |
| Arizona | 14 days, excluding Saturdays, Sundays and legal holidays, after termination, delivery of possession and the tenant's demand. | Yes, itemized list of all deductions. | Ariz. Rev. Stat. § 33-1321(D) Arizona Legislature |
| Arkansas | 60 days after termination of the tenancy. | Yes, itemized written notice of unpaid rent and damages. | Ark. Code § 18-16-305 Justia (statute text) |
| California | 21 calendar days after the tenant vacates. | Yes, itemized statement. For repair or cleaning deductions, include receipts or invoices and photos, unless those deductions total $125 or less (the tenant can still ask for them within 14 days). | Cal. Civ. Code § 1950.5(h) California Legislative Information |
| Colorado | 30 days after termination or surrender, whichever is later (HB25-1249, effective Jan. 1, 2026, changed "one month" to 30 days). A lease can set a longer period, up to 60 days. | Yes, written statement listing the exact reasons for any retention. | Colo. Rev. Stat. § 38-12-103 Colorado Division of Real Estate (HB25-1249 summary) |
| Connecticut | 21 days after termination, or 15 days after receiving the tenant's written forwarding address, whichever is later. | Yes, written statement itemizing damages. | Conn. Gen. Stat. § 47a-21(d) Connecticut General Assembly |
| Delaware | 20 days after the rental agreement ends. | Yes, itemized list of damages with the estimated repair cost of each. | Del. Code tit. 25, § 5514 Delaware Code Online |
| District of Columbia | 45 days after termination of the tenancy. | Yes, written notice of deductions with an itemized statement. | D.C. Code § 42-3502.17(e); 14 DCMR §§ 308–311 D.C. Law Library |
| Florida | 15 days if the landlord makes no claim. If claiming, written notice of the claim by certified mail or e-mail within 30 days. The tenant then has 15 days to object, and the balance is due within 30 days of the notice. | Yes, written notice of intent to impose a claim, stating the reason. | Fla. Stat. § 83.49(3) Florida Senate |
| Georgia | 30 days after obtaining possession of the premises. | Yes, written statement of the exact reasons, including the move-out damage list. | Ga. Code § 44-7-34 Justia (statute text) |
| Hawaii | 14 days after termination of the rental agreement. | Yes, written notice of the particulars and grounds, with written evidence of costs (estimates, invoices, receipts). | Haw. Rev. Stat. § 521-44(c) Hawaii State Legislature |
| Idaho | 21 days if no time is fixed by agreement. Never more than 30 days after surrender. | Yes, signed statement itemizing amounts retained and a detailed list of expenditures. | Idaho Code § 6-321 Idaho Legislature |
| Illinois | 30 days after the tenant vacates (or possession ends, if later) to send an itemized statement of property damage. If no statement is sent, return the full deposit within 45 days. | Yes, itemized statement of damage with paid receipts or estimates. | 765 ILCS 710/1 Illinois General Assembly |
| Indiana | 45 days after termination of occupancy. | Yes, itemized list of damages with the estimated repair cost of each. | Ind. Code § 32-31-3-14 Justia (statute text) |
| Iowa | 30 days after termination and receipt of the tenant's mailing address or delivery instructions. | Yes, written statement of the specific reasons for withholding. | Iowa Code § 562A.12(3) Iowa Legislature |
| Kansas | 14 days after the deductions are determined. Never more than 30 days after termination, delivery of possession and the tenant's demand. | Yes, itemized written notice. | Kan. Stat. § 58-2550(b) Kansas Revisor of Statutes |
| Kentucky | No single fixed return deadline. If no rent is owed and a refund is due, the landlord must notify the tenant of the refund amount and may keep it if the tenant does not respond within 60 days. Applies where Kentucky's URLTA has been adopted locally. | Yes, a move-out damage list the tenant may inspect and sign or dissent from. | Ky. Rev. Stat. § 383.580 Justia (statute text) |
| Louisiana | Return the deposit within one month after the lease ends. If anything is kept, send an itemized statement within one month, or within 15 days after that one-month date (2026 amendment, Act 63). The tenant must give a forwarding address. | Yes, itemized statement of amounts retained and the reasons. | La. Rev. Stat. § 9:3251(A) Louisiana State Legislature |
| Maine | Written lease: within the time stated in the lease, not over 30 days. Tenancy at will: 21 days after termination or surrender, whichever is later. | Yes, written statement itemizing the reasons for retention. | Me. Rev. Stat. tit. 14, § 6033 Maine Legislature |
| Maryland | 45 days after the end of the tenancy, with interest. | Yes, written list of damages with an itemized statement of the cost incurred, by first-class mail. | Md. Code, Real Prop. § 8-203 Maryland General Assembly |
| Massachusetts | 30 days after the tenancy ends. | Yes, itemized list of damages, sworn under penalty of perjury, with written evidence of repair costs. | Mass. Gen. Laws ch. 186, § 15B(4) Massachusetts Legislature |
| Michigan | 30 days after termination of occupancy. | Yes, itemized notice of damages with the estimated repair cost of each item. | Mich. Comp. Laws § 554.609 Michigan Legislature |
| Minnesota | 3 weeks after termination and receipt of the tenant's mailing address. 5 days if the tenant leaves because the building was condemned. | Yes, written statement of the specific reasons for withholding. | Minn. Stat. § 504B.178, subd. 3 Minnesota Revisor of Statutes |
| Mississippi | 45 days after termination, delivery of possession and the tenant's demand. | Yes, written notice itemizing the amounts claimed. | Miss. Code § 89-8-21(3) Justia (statute text) |
| Missouri | 30 days after termination of the tenancy. | Yes, written itemized list of damages. | Mo. Rev. Stat. § 535.300(3) Missouri Revisor of Statutes |
| Montana | 10 days if there is no damage, no cleaning needed and no unpaid rent or utilities. Otherwise 30 days with a written list of charges. | Yes, written list of rent due and damage and cleaning charges. | Mont. Code § 70-25-202 Montana Legislature |
| Nebraska | 14 days after termination of the tenancy. | Yes, written itemization. | Neb. Rev. Stat. § 76-1416 Nebraska Legislature |
| Nevada | 30 days after termination of the tenancy. | Yes, itemized written accounting. | Nev. Rev. Stat. § 118A.242 Nevada Legislature |
| New Hampshire | 30 days after termination of the tenancy. Special rules apply to shared-facility rentals. | Yes, written itemized list of damages. | N.H. Rev. Stat. § 540-A:7 New Hampshire General Court |
| New Jersey | 30 days after the lease ends, by personal delivery or registered or certified mail. 5 business days if the tenant is displaced by fire, flood, condemnation or evacuation. | Yes, itemized interest and deductions. | N.J. Stat. § 46:8-21.1 Justia (statute text) |
| New Mexico | 30 days after termination or the resident's departure, whichever is later. | Yes, itemized written list of deductions. | N.M. Stat. § 47-8-18(C) Justia (statute text) |
| New York | 14 days after the tenant vacates. | Yes, itemized statement of the basis for any amount retained. | N.Y. Gen. Oblig. Law § 7-108(1-a)(e) New York State Senate |
| North Carolina | 30 days after termination and delivery of possession. If the claim can't be finalized by then, send an interim accounting in 30 days and a final one within 60 days. | Yes, written itemization of damage. | N.C. Gen. Stat. § 42-52 North Carolina General Assembly |
| North Dakota | 30 days after termination of the lease and delivery of possession. | Yes, itemization with written notice. | N.D. Cent. Code § 47-16-07.1 North Dakota Legislature |
| Ohio | 30 days after termination and delivery of possession. | Yes, itemized written notice of deductions. | Ohio Rev. Code § 5321.16(B) Ohio Laws |
| Oklahoma | 45 days after termination, delivery of possession and the tenant's written demand. If no demand is made within 6 months, the deposit reverts to the landlord. | Yes, itemized written statement. | Okla. Stat. tit. 41, § 115(B) Justia (statute text) |
| Oregon | 31 days after the tenancy ends and the tenant delivers possession. | Yes, written accounting stating the specific basis of each claim. | Or. Rev. Stat. § 90.300(12)–(13) Oregon Legislature |
| Pennsylvania | 30 days after the lease ends or the premises are surrendered and accepted, whichever comes first. | Yes, written list of damages. | 68 P.S. § 250.512 Pennsylvania General Assembly |
| Rhode Island | 20 days after termination, delivery of possession or receipt of the tenant's forwarding address, whichever is latest. | Yes, itemized written notice. | R.I. Gen. Laws § 34-18-19(b) Rhode Island General Assembly |
| South Carolina | 30 days after termination, delivery of possession and the tenant's demand, whichever is later. | Yes, itemized written notice. | S.C. Code § 27-40-410 South Carolina Legislature |
| South Dakota | 21 days after termination and receipt of the tenant's mailing address, returning the deposit or stating the reasons for withholding. An itemized accounting is due within 45 days if the tenant asks for one. | Written reasons. Itemized accounting on request, within 45 days. | S.D. Codified Laws § 43-32-24 South Dakota Legislature |
| Tennessee | No fixed statutory return deadline. If no rent is owed and a refund is due, the landlord must notify the tenant and may keep the deposit if the tenant does not respond within 60 days. Tennessee's URLTA applies only in counties meeting the population test in § 66-28-102. | Yes, a move-out damage listing with estimated repair costs. | Tenn. Code § 66-28-301 Justia (statute text) |
| Texas | On or before the 30th day after the tenant surrenders the premises. The landlord isn't obligated until the tenant gives a written forwarding address. | Yes, written description and itemized list of deductions (§ 92.104). | Tex. Prop. Code §§ 92.103, 92.104, 92.107 Texas Legislature |
| Utah | 30 days after the renter vacates and returns possession. | Yes, written notice itemizing and explaining each deduction. | Utah Code § 57-17-3 (as amended 2025) Justia (statute text) |
| Vermont | 14 days after the tenant vacates or abandons (as the statute defines). 60 days for seasonal rentals that aren't a primary residence. | Yes, written statement itemizing deductions. | Vt. Stat. tit. 9, § 4461(c) Vermont General Assembly |
| Virginia | 45 days after the termination date or the date the tenant vacates, whichever is later. | Yes, itemized written notice of deductions. | Va. Code § 55.1-1226 Virginia Law (LIS) |
| Washington | 30 days after the rental agreement ends and the tenant vacates (or after the landlord learns of abandonment). | Yes, full and specific statement of the basis for retention, with copies of estimates or invoices for damage charges. | Wash. Rev. Code § 59.18.280 Washington Legislature |
| West Virginia | Within the "notice period": 60 days after termination, or 45 days after a new tenant moves in, whichever is shorter. A landlord who gives notice that damage exceeds the deposit gets an extra 15 days. | Yes, written itemization of damages or other charges. | W. Va. Code §§ 37-6A-1(7), 37-6A-2 West Virginia Legislature |
| Wisconsin | 21 days after the triggering date set by statute (usually the lease termination date if the tenant moves out then). | Yes, an itemized statement of claims for any amounts withheld (Wis. Admin. Code ATCP 134.06). | Wis. Stat. § 704.28(4); Wis. Admin. Code ATCP 134.06 Wisconsin Legislature |
| Wyoming | 30 days after termination, or 15 days after receiving the renter's new mailing address, whichever is later. 30 more days if there is damage to the unit. | Yes, written itemization of deductions with reasons. | Wyo. Stat. § 1-21-1208(a) Wyoming Legislature (Title 1 PDF) |
All 51 jurisdictions were checked against statute text (official legislature sites where available, otherwise Justia's copy of the 2025 code, or a state agency summary) in Nov 2026. Kentucky and Tennessee have no single fixed deadline, so the calculator gives no date for them. Laws change, so treat this as a starting point and confirm before you rely on it.
FAQ
How long does a landlord have to return a security deposit?
It depends on the state. Most states set a deadline between 14 and 60 days after the tenancy ends or the tenant moves out. Many start the clock only once the tenant gives a forwarding address. A few, like Kentucky and Tennessee, have no single fixed deadline. The table on this page lists each state's deadline with a link to the statute.
What can a landlord deduct from a security deposit?
Generally: unpaid rent and other charges the lease allows, cleaning needed to return the unit to its move-in condition, and repair of damage beyond normal wear and tear. Normal wear and tear can't be charged. What counts, and what paperwork you need, varies by state.
What is an itemized security deposit deduction statement?
It's a written list of each amount you're keeping and why, along with the deposit held and the balance returned. Most states require one when you keep any part of the deposit, and some also require receipts, estimates or photos. This calculator prints a statement you can review and adapt.
How do I prorate a replaced item like carpet or paint?
Charge only the unused share of the item's useful life: replacement cost × (useful life − age) ÷ useful life, never below zero. For example, a $1,200 carpet that is 3 years into a 5-year life gives $480. This is deposit wear-and-tear proration, not tax depreciation.
What if the deductions are more than the deposit?
Then the whole deposit is applied and the tenant owes the difference. The calculator shows that balance. Getting it paid is a separate step, often through a demand letter or small claims court, and you still have to send the itemized statement on time.
Does this calculator store or send my data?
No. The math runs in your browser and there's no sign-up or tracking script. Nothing you type is sent anywhere. Printing or saving the PDF happens on your own device.
Is this legal advice?
No. It's general information and a math helper. Laws change, many deadlines have conditions, and cities can add their own rules. Check your state statute (linked in the table) or talk to an attorney before you withhold money.
Not legal advice
Kitwright isn't a law firm, and this page isn't legal advice. It's general information and a math helper. Security deposit laws change and many have conditions and exceptions not shown here. Cities and counties can add their own rules, and your lease matters too. Before you withhold any money, check your state statute (linked above) or talk to a local attorney or your state's consumer protection office.