How the calculation works
The refund is the deposit, plus any interest the tenant is owed, minus itemized deductions. If deductions are larger than the deposit and interest, the refund is zero and the tool shows the balance the tenant may still owe. The deadline is the move-out date plus your state's return period, counted in calendar days.
Refund = deposit + interest − deductions
The tool also compares the deposit with the state cap (months of rent × monthly rent) and builds a printable itemized statement.
State rules in the calculator
| State | Cap | Return deadline | Law |
|---|---|---|---|
| New York | 1 month’s rent | 14 days after the tenant vacates | GOL §7-108 |
| California | 1 month (2 for small landlords), deposits from July 1, 2024 | 21 days after move-out | Civ. Code §1950.5 |
| Florida | None in §83.49 | 15 days if no claim; notice of claim within 30 days | Fla. Stat. §83.49 |
| Massachusetts | First month’s rent | 30 days after the tenancy ends | G.L. c.186 §15B |
| Washington | None in §59.18.280 | 30 days after the lease ends and the tenant vacates | RCW 59.18.280 |
For other states, choose "Another state" and enter the deadline from your statute or attorney general's tenant guide. Some cities add their own rules, such as interest on deposits.
Worked example (New York)
A tenant paying $2,800 a month gave a $2,800 deposit, which is within New York's one-month cap. They move out on Saturday, October 31, 2026. The landlord finds a large hole in a bedroom wall ($220 to patch and repaint), a dirty oven and refrigerator ($120) and one key not returned ($35).
- Deductions: $220 + $120 + $35 = $375
- The building has 6+ units, and the bank paid 0.5% a year. The landlord may keep 1% a year, which is more than the 0.5% earned, so the tenant's interest is $0.
- Refund: $2,800 − $375 = $2,425
- Deadline: 14 days after October 31 = Saturday, November 14, 2026
If the bank had paid 2%, the tenant would get 1% a year: $28 a year, or $56 over two years, so the refund would be $2,481.
What can and can't be deducted
In New York, a landlord may keep only the reasonable, itemized cost of unpaid rent, damage beyond normal wear and tear, unpaid utility charges owed to the landlord under the lease, and moving and storing belongings the tenant left behind. Ordinary wear and tear of occupancy can't be charged. California also allows cleaning back to move-in condition, and furniture replacement only if the lease says so.
- Usually wear and tear: faded paint, light scuffs, worn carpet paths, loose door handles from use.
- Usually damage: holes in walls, broken windows, pet stains, burns, missing fixtures.
Edge cases
- New York's §7-108 cap and 14-day rule don't cover rent-controlled units, which follow their own rules.
- California deposits taken before July 1, 2024 were subject to the older, higher limits.
- Florida has two dates: 15 days to refund when nothing is kept, 30 days to mail a notice of claim. The tenant then has 15 days to object.
- Interest here is simple interest. Your bank statement is the real number.
What to do next
Tenants in New York: read how to get your deposit back and suing in small claims court. Landlords: see NY security deposit rules for landlords. Checking a deposit before you sign? Use the NYC security deposit calculator and the move-in cost calculator.