What is the Security Deposit Return tool?

The Security Deposit Return tool calculates security deposit deductions and generates professional return letters. Handle move-outs fairly and legally.

What deductions can be calculated?

Calculate deductions for cleaning, damages beyond normal wear, unpaid rent, key replacement, and other allowable charges per state law.

What's included in the return letter?

Letters include itemized deductions with costs, photos of damages, remaining balance, and payment method. Professional documentation protects all parties.

What are the legal requirements for deposit returns?

Requirements vary by state. The tool includes state-specific timelines and rules. Most states require itemized statements within 14-30 days.

Free Tool

Security Deposit Return Calculator

Calculate security deposit returns with itemized deductions. Get state-specific deadlines and generate professional documentation for tenants.

Tenant Information

Tenant Name

Move-Out Date

Property Address

State

Deposit & Deductions

Original Security Deposit

Itemized Deductions

Additional Notes

Deposit Summary

Tenant - Property

Original Deposit$0.00

Total Deductions-$0.00

Amount to Return$0.00

Common Deductions

Carpet cleaning: $150-300

Wall repairs/painting: $100-500

Deep cleaning: $200-400

Broken fixtures: Varies

Unpaid rent: Actual amount

How It Works

1. Enter Deposit Details

Input the tenant information, move-out date, state, and original security deposit amount.

2. Add Deductions

List each deduction with a description and amount. Add as many items as needed.

3. Generate Statement

Get the return amount, deadline, and export a professional itemized statement.

Frequently Asked Questions

The Complete Security Deposit Return Calculator for Landlords

Managing security deposit returns is one of the most important responsibilities for landlords and property managers. Our free security deposit return calculator helps you calculate the exact amount to return while ensuring compliance with state-specific deadlines. Whether you manage one rental property or hundreds, getting this process right protects you from potential legal disputes and maintains positive relationships with tenants.

Why Proper Security Deposit Handling Matters

Security deposit disputes are among the most common landlord-tenant conflicts. By providing a clear, itemized statement of deductions and returning the deposit on time, you demonstrate professionalism and reduce the risk of legal action. Our calculator automatically calculates your state deadline, tracks itemized deductions, and generates documentation that meets legal requirements in most jurisdictions.

Understanding State Security Deposit Laws

Each state has different requirements for security deposit returns. Some states like California and Washington require return within 21 days, while others like Virginia allow up to 45 days. Many states also require deposits to be held in separate trust accounts and may mandate interest payments. Our tool incorporates these variations to help you stay compliant regardless of where your property is located.

Best Practices for Security Deposit Returns

To protect yourself and ensure a smooth process, always conduct a thorough move-in inspection with photos, perform a move-out walkthrough with the tenant when possible, document all deductions with receipts or estimates, and send the itemized statement via certified mail. Using our calculator ensures you have professional documentation and never miss a deadline, making the entire process easier for both you and your tenants.