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Free security deposit return calculator for tenants and landlords. Subtract total claimed deductions from the deposit held, see if any balance may be owed beyond the deposit, and optionally model wrongful-withholding multiples for discussion with counsel. Use with other Legal & Compliance tools—not a substitute for state-specific deposit rules.
Last updated: April 19, 2026
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Cleaning, repairs beyond wear, unpaid rent—your summary of their itemization.
Use 0 if not modeling bad-faith / late-return statutes. Otherwise your estimate of improperly withheld funds.
Net refund to tenant
$1,720
Tenant may owe (if deductions > deposit)
$0
Formula summary
Net refund = max(0, deposit − deductions). If deductions exceed deposit, balance may be owed to landlord. Optional: illustrative statutory line = wrongful-withholding amount × multiplier (varies widely by statute).
After modeled deductions, illustrative refund to tenant about $1,720.
Important:
Best for
Tenants
Plug in the deposit and the deductions list from your statement to see the net refund math.
Best for
PM workflows
Sense-check totals against the deposit balance before release or demand for additional sums.
Best for
Dispute resolution
Re-run scenarios as each side adjusts cleaning or repair numbers.
Best for
Counsel talks
Optional multiplier line is for planning conversations—not a prediction of punitive awards.
Best for
Early exit
If you break the lease, deposit netting may interact with unpaid rent—model both tools separately.
Remember
Documentation
Photos, move-in/move-out checklists, and invoices beat spreadsheet math at hearing.
$2,400 deposit, $680 in claimed deductions (no penalty line):
Illustrative net refund
$1,720
The net refund is the deposit minus all deductions you enter. If deductions exceed the deposit, the difference is shown as a possible balance owed to the landlord—whether that is collectible or fair depends on invoices, habitability defenses, and local rules. The optional wrongful-withholding amount multiplies by your chosen factor to illustrate how some statutes frame total exposure; legislatures and courts use many different formulas, so treat that line as a discussion aid.
Net refund = max(0, deposit − deductions)Balance if any = max(0, deductions − deposit)Optional statutory line = wrongful withholding × multiplierWith a $2,400 deposit and $680 in claimed deductions, illustrative net refund $1,720. Wrongful-withholding multiplier fields are off by default—turn them on only if you are modeling penalty statutes with counsel.
If deductions exceed your actual deposit balance, verify bank records and escrow rules.
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