Free tool
Security deposit deduction calculator.
Itemize your deductions, separate normal wear from real damage, and see the refund amount instantly. Then either send it yourself, or generate a court-ready report with photo evidence attached.
Calculator
$
Description
Amount
Liability
- $
- $
- $
Tenant liable (deductible)$430Range $344 – $516
Normal wear (not deducted)$60
Disputed (your call)$0
Deposit held$2,200
Less deductions− $430
Refund to tenant$1,770
Estimates only. Costs shown as a ±20% range around your inputs. MoveOutReport is not responsible for the final amounts you collect or refund — verify state-specific deduction rules before sending.
How to use the calculator.
- Enter the deposit you’re holding at the top.
- Add a row for each line item from your move-out walkthrough.
- Mark each row as Tenant liable (damage beyond normal wear), Normal wear (not deductible), or Disputed (your judgment call).
- The refund updates as you type. The bottom totals match what your deduction letter should show.
Want this with photo evidence?
Auto-generate the calculation from a photo walkthrough.
MoveOutReport runs the same itemization automatically — every line item is tied to a photo, with a regional-pricing cost estimate and a tenant-liability call. Two free reports.
Generate a report →See a sampleCommon questions
Calculator FAQ.
- How is a security deposit deduction calculated?
- Deduction = sum of all damage costs above normal wear and tear, capped at the deposit amount. The refund is whatever's left. If damage exceeds the deposit, the landlord can pursue the difference in small claims, but most don't because the cost-to-recover often exceeds the amount.
- What can I legally deduct from a security deposit?
- Generally: damage beyond normal wear, unpaid rent, unpaid utilities the lease made the tenant responsible for, and reasonable cleaning costs above standard turnover. What you cannot deduct: normal wear and tear, pre-existing damage, costs that benefit the next tenant (repainting just because), or your own administrative time.
- How do I price a deduction fairly?
- Use one of three methods: (1) actual receipts from a contractor or supply store, (2) a written estimate from a contractor, or (3) regional pricing data adjusted for the unit's age and condition. The price must be reasonable and defensible if challenged. Padding deductions is the fastest way to lose a small-claims case.
- What if my deductions exceed the deposit?
- You return $0 to the tenant and send an itemized statement showing the full damage tally and the unpaid balance. You can pursue the balance in small-claims court. The same itemization rules apply — courts won't award you anything you can't document.
- How does depreciation affect deductions?
- For replaceable items (carpet, paint, appliances), most jurisdictions and judges expect deductions to be depreciated by useful life. A 7-year-old carpet damaged beyond repair isn't worth full replacement — it's worth the remaining useful life. Carpet useful life is typically 5–10 years; paint 2–4. Check local convention or state guidance.