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Security Deposit Deduction Calculator

Reviewed for 2026, updated September 8, 2026.

Estimates a fair, depreciated deduction for tenant-caused damage and the refund owed, for landlords and property managers closing out a security deposit.

Your numbers

Results update as you type.

Your estimate

Depreciated value you can charge for the item...
Total deduction from the deposit...
Refund owed to the tenant...
Balance the tenant still owes...

Estimates only. Assumptions are listed below, and you can change every input.

The most common deposit dispute is not about whether something was damaged. It is about how much the landlord charged for it. Billing a tenant the full price of a new carpet that was already six years old is the kind of deduction that gets reversed in small claims court, and it is the kind of math that is easy to get wrong when you are rushing a turnover. This calculator gives you a defensible number before you write the itemized statement.

The estimate uses straight-line depreciation: the replacement cost of the damaged item is spread evenly over its expected useful life, and the tenant is charged only for the value that was left when the damage happened. Labor to repair or install, plus any unpaid rent or cleaning you are allowed to charge, are added in full. The result is compared with the deposit you hold to show the refund owed or the balance still due. It is an estimate, not legal advice, and your state or city rules always come first.

How to use this tool

  1. Enter the deposit you hold and the replacement cost of the damaged item, using a current quote for a comparable item.
  2. Enter the expected useful life of that item and how old it was when you found the damage during the move-out inspection.
  3. Add labor and any other charges your lease allows, then read the depreciated deduction, the refund owed, and any balance still due.

What the math assumes

  • Assumes straight-line depreciation: the item loses an equal share of its replacement cost every year of its useful life.
  • Assumes the useful life you enter is reasonable for the item; the tool does not supply life spans for carpet, paint, or appliances, so check your state or local guidance.
  • Assumes labor and other allowed charges are billed in full and are not depreciated.
  • Assumes an item older than its useful life has no remaining value, so the deduction for the item itself becomes zero.
  • Assumes the damage is beyond normal wear and tear; ordinary wear is not chargeable and should not be entered here.

Frequently asked questions

Why can I not charge the tenant the full replacement cost?

Because the item was already partly used up before the tenant damaged it. Most courts expect the landlord to charge only the remaining value, which is what straight-line depreciation estimates.

What useful life should I use for carpet, paint, or appliances?

Use the figure in your state or local landlord guidance if one exists, or the manufacturer rating for appliances. The tool leaves this as an input so you can match your jurisdiction instead of relying on a national number.

Does this calculator tell me the legal deadline for returning the deposit?

No. Deadlines and itemization rules vary by state and sometimes by city. Use the number here for the itemized statement, and check your local rules for timing and format.

How do move-in photos affect the deduction?

Timestamped move-in photos prove the item was in good condition at the start of the tenancy, which is what justifies charging any remaining value at all. Without them, the deduction is much harder to defend.

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