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Security Deposit Calculator

Calculate max deposit, deductions, and return deadlines by state

Max Deposit

$1,500

Refund

$950

Deductions

$550

Return By

21 days

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Maximum Security Deposit

$1,500

1x monthly rent (California)

Total Deductions

$550

Refund Amount

$950

Interest Earned

$0.00

Return Deadline

21 days

Deduction Breakdown

Cleaning$200
Damage Repairs$350

State Rules (California)

Max Deposit1x monthly rent
Return Deadline21 days after move-out
Interest RequiredNo

Frequently Asked Questions

Q

How much can a landlord charge for a security deposit?

Security deposit limits vary by state. California caps at 1 month rent, New York at 1 month, Massachusetts at 1 month. Texas and Florida have no statutory limit, though 2-3 months is typical. Some cities add additional local restrictions.

  • California: max 1 month rent (as of 2024)
  • New York: max 1 month rent
  • Texas: no state limit (2-3 months typical)
  • Florida: no state limit but must hold in separate account
  • Illinois: max 1.5 months rent
StateMax DepositReturn DeadlineInterest Required
California1x rent21 daysNo
New York1x rent14 daysYes (1.5%)
TexasNo limit30 daysNo
FloridaNo limit15 daysYes (5%)
Massachusetts1x rent30 daysYes (5%)
Q

What can a landlord legally deduct from a security deposit?

Landlords may deduct for unpaid rent, cleaning beyond normal wear and tear, and damage caused by the tenant. Normal wear includes minor scuffs, faded paint, and worn carpet. Landlords cannot deduct for pre-existing damage or ordinary aging of the property.

  • Allowed: tenant-caused damage (holes in walls, broken fixtures)
  • Allowed: cleaning to return unit to move-in condition
  • Allowed: unpaid rent or utility balances
  • NOT allowed: normal wear and tear (minor scuffs, paint fading)
  • NOT allowed: pre-existing damage documented at move-in
Deduction TypeTypical CostDeductible?
Carpet cleaning (normal)$150-$300Usually no
Carpet stain removal$200-$500Yes
Wall hole repair$50-$200Yes
Paint touch-up (2+ years)$200-$500Usually no
Broken window$150-$400Yes
Q

How long does a landlord have to return a security deposit?

Return deadlines range from 14 to 45 days after move-out, depending on the state. New York requires 14 days, California and Washington require 21 days, and most other states allow 30 days. Missing the deadline may require returning the full deposit.

  • New York: 14 days (shortest in the US)
  • California: 21 days with itemized deductions
  • Florida: 15 days if no deductions, 30 with deductions
  • Texas: 30 days after forwarding address received
  • Penalty for late return: may owe full deposit + damages in some states
Q

Do landlords have to pay interest on security deposits?

Several states require interest on security deposits. New York requires 1.5% annual interest, Massachusetts and Florida require 5%, and Illinois requires 1%. Most states including California, Texas, and Pennsylvania do not require interest payments.

  • New York: yes, reasonable interest rate (typically 1.5%)
  • Massachusetts: yes, 5% annually or actual bank rate
  • Florida: yes, 5% simple interest or actual interest earned
  • Illinois: yes, 1% for deposits held over 6 months
  • California, Texas, Pennsylvania: no interest required
StateInterest RateOn $3,000 Deposit (12 mo)
New York1.5%$45
Massachusetts5.0%$150
Florida5.0%$150
Illinois1.0%$30
California0%$0
Q

What is normal wear and tear versus tenant damage?

Normal wear and tear is deterioration from ordinary daily use. Faded paint after 3+ years, minor carpet wear in high-traffic areas, and small nail holes are normal. Large holes, stains, burns, broken fixtures, and unauthorized modifications are tenant damage.

  • Normal: faded or slightly dirty paint after 2-3 years
  • Normal: worn carpet in traffic areas, minor scuffs on floors
  • Normal: small nail holes from hanging pictures
  • Damage: large holes, pet stains, cigarette burns
  • Damage: broken windows, missing fixtures, unauthorized modifications

Example Calculations

1California Rental with Damage Deductions

Inputs

Monthly Rent$1,500
StateCalifornia
Lease Term12 months
Cleaning Costs$200
Damage Repairs$350
Unpaid Rent$0

Result

Max Deposit$1,500
Refund$950
Interest$0
Return By21 days

California allows 1x monthly rent (as of 2024): $1,500 x 1 = $1,500 max deposit. Deductions: $200 + $350 + $0 = $550. Refund: $1,500 - $550 = $950. California does not require interest. Landlord must return within 21 days.

2New York Rental with Interest

Inputs

Monthly Rent$2,000
StateNew York
Lease Term12 months
Cleaning Costs$0
Damage Repairs$500
Unpaid Rent$0

Result

Max Deposit$2,000
Refund$1,530
Interest$30
Return By14 days

New York limits deposit to 1x rent: $2,000. Deductions: $500. Interest: $2,000 x 1.5% x (12/12) = $30. Refund: $2,000 - $500 + $30 = $1,530. Must return within 14 days.

Formulas Used

Maximum Security Deposit

Max Deposit = Monthly Rent x State Multiplier

Calculates the maximum allowable security deposit based on state law.

Where:

Max Deposit= Maximum amount the landlord may collect
Monthly Rent= Current monthly rent amount
State Multiplier= State-specific limit (1x, 1.5x, 2x, or 3x months rent)

Refund Amount

Refund = Max Deposit - Total Deductions + Interest Earned

Calculates the amount to return to the tenant after legitimate deductions and required interest.

Where:

Refund= Amount returned to tenant
Max Deposit= Deposit amount held by landlord
Total Deductions= Sum of cleaning, damage repairs, and unpaid rent
Interest Earned= Deposit x Annual Rate x (Lease Months / 12)

Understanding Security Deposit Laws and Calculations

Security deposit rules vary significantly by state, and both landlords and tenants benefit from understanding local laws. Overcharging deposits, making improper deductions, or missing return deadlines can expose landlords to penalties including double or triple damages.

Our calculator applies state-specific deposit limits, computes prorated deductions for legitimate damage, and tracks interest requirements where applicable. Always document unit condition at move-in and move-out with photos and a signed checklist.

For the most current limits, verify with your state tenant rights office, as deposit laws change frequently. Some cities like San Francisco and Seattle impose additional local restrictions beyond state law.

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Last Updated: Mar 25, 2026

This calculator is provided for informational and educational purposes only. Results are estimates and should not be considered professional financial, medical, legal, or other advice. Always consult a qualified professional before making important decisions. UseCalcPro is not responsible for any actions taken based on calculator results.

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