Find out how much of your security deposit your landlord can legally keep, which deductions are normal wear and tear (illegal to charge), your state's return deadline, and what you can do if your deposit is withheld.
Security deposit disputes are one of the most common landlord-tenant conflicts. Landlords can only deduct for actual damages beyond normal wear and tear — not for general cleaning of a properly maintained unit, repainting walls after a long tenancy, or replacing items that were already old. This calculator helps you understand which charges are likely valid and which you can dispute.
Enter each deduction item. We'll flag which ones are likely valid vs. likely normal wear and tear.
These items cannot be charged to a tenant.
The most important concept in security deposit law is the difference between "normal wear and tear" (which landlords cannot deduct for) and actual tenant-caused damage (which they can). Here is a clear breakdown:
Every state has specific laws governing security deposits: maximum amounts, required return timelines, itemization requirements, and penalties for landlord violations. Some states (like California) require landlords to provide itemized statements with receipts within 21 days. Missing this deadline — even if deductions are otherwise valid — can mean forfeiture of the landlord's right to any deductions.
Generally no — if you left the unit in the same basic clean condition you received it (minus normal wear), landlords cannot charge for routine cleaning. They CAN charge if the unit required extraordinary cleaning above what a normal move-out requires. Always clean thoroughly before moving out and document it.
Most states impose penalties: the landlord may owe you 2–3x the deposit amount, forfeit the right to make any deductions, and may be liable for your court costs. In California, willful failure to return a deposit can result in the tenant receiving 2x the amount wrongfully withheld plus actual damages.
Only if the paint damage was beyond normal wear and tear. Routine repainting after 2–3 years of tenancy is generally considered a normal cost of doing business. If walls were heavily damaged (large holes, unauthorized colors, graffiti), deductions may be appropriate — but may need to be prorated based on the paint's remaining useful life.
If a landlord claims damages exceed your deposit, they can sue you in small claims court for the difference. Whether they'll win depends on documentation, the reasonableness of claimed costs, and state law. Get competing repair estimates if this happens to you.
California law requires landlords to offer a pre-move-out inspection. Most other states don't require it, but you have the right to request one. Being present allows you to dispute items in real time and address fixable issues before the official move-out date.