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Security Deposit Calculator
Use this free security deposit calculator to work out a rental deposit and the refund due at move-out. Enter the monthly rent and how many months of deposit the lease requires, add any pet deposit, then itemize deductions for cleaning, repairs, and unpaid rent to see the refundable amount.
| Item | Amount |
|---|---|
| Rent deposit (1 × $1,500.00) | $1,500.00 |
| Pet deposit | $0.00 |
| Total deposit collected | $1,500.00 |
| Cleaning | −$120.00 |
| Repairs | −$250.00 |
| Unpaid rent | −$0.00 |
| Other deductions | −$0.00 |
| Total deductions | −$370.00 |
| Refund due | $1,130.00 |
| Balance owed by tenant | $0.00 |
How it works
A security deposit is money a tenant pays at the start of a lease and gets back at the end, minus any amounts the landlord is allowed to keep. This calculator follows that simple flow in three steps. First it works out the deposit from the monthly rent: rent multiplied by the number of months the lease requires, plus any separate pet deposit. Then it adds up the deductions — cleaning, repairs, unpaid rent, and any other agreed deduction. Finally it subtracts the deductions from the deposit to give the refund.
The deposit months dropdown covers the usual choices: half a month, one month, one and a half months, two months, or three months. One month is the most common, and it is also the maximum in many places — but not everywhere, and some locations allow two months or more, so the calculator lets you pick rather than assuming one rule fits all. The pet deposit is kept separate because it is often a flat amount rather than a multiple of rent, and in some places it is refundable while in others part of it is not. Enter $0 if there is no pet.
Total deductions = cleaning + repairs + unpaid rent + other
Refund = deposit collected − total deductions (never below $0)
The deductions are where most deposit disputes start, so each one has its own line. Cleaning covers the cost of returning the home to the condition it was in at move-in. Repairs covers damage beyond normal wear and tear — a broken window or a stained carpet, for example — while normal wear such as faded paint or light carpet wear is generally not deductible. Unpaid rent is any rent still owed when the tenant leaves. Other deductions covers anything else the lease allows, such as a missing key or an unpaid utility bill. Landlords should keep receipts and photos for every deduction, and tenants should keep the move-in inspection report and photos of their own.
If the deductions are larger than the deposit, the refund is $0 and the difference shows as a balance owed by the tenant. For example, a $1,500 deposit with $1,800 of deductions leaves no refund and a $300 balance owed. The refund rate in the result — the refund as a percentage of the deposit — is a quick check on how much of the deposit is coming back: 75.3 percent in the worked example below means about three quarters of the deposit is refunded.
Worked example
A tenant pays $1,500 a month in rent with a one-month deposit and no pet deposit. At move-out the landlord deducts $120 for cleaning and $250 for repairs, with no unpaid rent and no other deductions.
Step 1: Deposit collected — $1,500 × 1 + $0 = $1,500.
Step 2: Total deductions — $120 + $250 + $0 + $0 = $370.
Step 3: Refund — $1,500 − $370 = $1,130.
Step 4: Refund rate — $1,130 ÷ $1,500 = 75.3 percent of the deposit returned.
The result is a refund of $1,130.00 from a $1,500.00 deposit, after $370.00 of deductions. If the repairs had cost $1,700 instead of $250, the deductions would total $1,820 and the refund would be $0, with $320 owed by the tenant.
FAQ
How is a security deposit calculated?
Multiply the monthly rent by the number of months of deposit the lease requires, then add any separate pet deposit. A rent of $1,500 with a one-month deposit gives a $1,500 deposit. The refund is the deposit minus itemized deductions for cleaning, repairs, and unpaid rent.
How much is a typical security deposit?
One month's rent is the most common deposit, though some leases ask for one and a half or two months. The maximum allowed varies by location, and some places cap it at one month while others allow more, so check the rules where the property is located before signing.
What can a landlord deduct from a security deposit?
A landlord can usually deduct unpaid rent, cleaning costs to return the home to its move-in condition, and repairs for damage beyond normal wear and tear. Normal wear, such as faded paint or light carpet wear, is generally not deductible. Deductions should be itemized with receipts.
What happens if deductions are more than the deposit?
If deductions exceed the deposit, the refund is $0 and the tenant may owe the difference. For example, a $1,500 deposit with $1,800 of deductions leaves no refund and a $300 balance owed. This calculator shows that balance so both sides can see it clearly.
How long does a landlord have to return a deposit?
The deadline varies by location, commonly 14 to 30 days after the tenant moves out, and some places require an itemized list of deductions with the refund. Because the rules differ, check the local deadline and keep photos, receipts, and the move-in inspection report.