Calculate how much of your security deposit you should get back after deductions for rent, cleaning and repairs, with optional interest on the deposit.
Security Deposit Return Formula
The modeled net balance is the original deposit plus modeled interest minus the entered deductions. Local law and your tenancy determine legal entitlement:
Net Balance = Deposit + Modeled Interest - Entered Deductions Estimated Return = max(0, Net Balance)
Choose No interest, Simple interest, or Compound interest (yearly). Enter the applicable rate and months when using an interest model; the calculator does not choose a statutory rate. For simple interest:
Simple Interest = Deposit * (Rate / 100) * (Months / 12) Annual Effective Growth Interest = Deposit * ((1 + Rate / 100)^(Months / 12) - 1)
Variables:
- Deposit is the original security deposit collected at move-in
- Rate is the annual percentage rate entered for the selected model (enter 2 for 2%). Fractional years in Annual effective growth use exponential growth, which may differ from actual interest-crediting rules.
- Months is how long the deposit was held
- Total Deductions is the sum of unpaid rent, cleaning, repairs beyond normal wear, and any other lawful charges
If entered deductions exceed the deposit plus modeled interest, Estimated return is $0 and the excess is shown as an arithmetic shortfall. It does not establish that a debt is legally owed. Monetary inputs accept cents; the calculator rounds modeled interest once to cents before computing the balance. Local itemization requirements still apply.
What Can and Cannot Be Deducted
Permitted deductions depend on local law, the tenancy and supporting evidence. The table gives examples to investigate, not a legal classification of a particular charge. Do not assume normal wear or routine work is chargeable.
| Potential deductions, subject to local rules | Usually NOT deductible (normal wear) |
|---|---|
| Unpaid rent and utilities | Faded paint and small nail holes |
| Broken windows, doors, or fixtures | Lightly worn or matted carpet |
| Large stains, holes, or pet damage | Loose hinges or minor scuffs |
| Cleaning to return the unit to move-in condition | Routine dusting and light cleaning |
| Removing trash or abandoned items | Worn grout and minor appliance aging |
Return deadlines, itemization and remedies vary. For example, California generally uses 21 days, while New York generally uses 14 days for nonregulated rentals and different rules for regulated rentals. Check the rules that apply to your tenancy; this calculator does not calculate a legal deadline.
Example Problems
Example 1: A deposit with cleaning and repair charges.
The deposit was $1,800 with no interest required. The landlord deducts $150 for cleaning and $250 for a damaged door. Total deductions are $400, so the amount returned is 1,800 – 400 = $1,400.
Example 2: A deposit that earned interest.
The same $1,800 deposit was held 12 months in a city that requires 2% simple interest. Interest is 1,800 * 0.02 * (12/12) = $36, so the gross is $1,836. After the same $400 in deductions, the tenant receives 1,836 – 400 = $1,436.
Frequently Asked Questions
How much of my security deposit should I get back?
You should get back the full deposit, plus any required interest, minus lawful deductions for unpaid rent and damage beyond normal wear and tear. If you leave the unit clean and undamaged and owe no rent, you are generally entitled to the entire amount. Landlords must usually itemize any deductions in writing.
Can a landlord keep my deposit for normal wear and tear?
No. Normal wear and tear, such as faded paint, minor scuffs, and lightly worn carpet from ordinary living, cannot be charged against your deposit in most states. Deductions are meant for actual damage, excessive filth, or unpaid amounts. If you think a charge is really for wear and tear, you can dispute it in writing.
How long does a landlord have to return my deposit?
Check your state and local rules and whether the rental is regulated. California generally requires return or an itemized statement and remaining balance within 21 days. New York generally uses 14 days for nonregulated rentals; regulated rentals differ. Interest and remedies also depend on applicable law. This calculator does not determine a deadline or damages.
