Security Deposit Calculator — State Limits and Refund Rules

Calculate

Security deposit

Lease term (months)

State

Custom rate (optional)

% / yr

Share with friends

How to use

1 Select your state.
2 Enter the monthly rent.
3 Click Calculate to see the legal maximum security deposit your landlord can require, plus the refund deadline after move-out.
4 Document property condition with photos and a written walk-through at move-in and move-out — most disputes hinge on documentation.
5 If your landlord wrongfully withholds deposit, send a certified letter demanding return + interest. Most states allow 2-3× damages for willful withholding. Small claims court is the typical remedy.

US Security Deposit Limits by State (2026)

State	Maximum security deposit	Refund deadline
California	1 month rent (post-2024 reform)	21 days
New York	1 month rent	14 days
Texas	No statutory limit	30 days
Florida	No statutory limit	15-60 days
Illinois	No statutory limit	30-45 days
Massachusetts	1 month rent	30 days
New Jersey	1.5 months rent	30 days
Washington	No statutory limit	21 days
Pennsylvania	2 months (year 1), 1 month (year 2+)	30 days
Connecticut	2 months (under 62), 1 month (over 62)	30 days
Michigan	1.5 months rent	30 days
Maryland	2 months rent	45 days

What Landlord Can Deduct

Deductible	Not deductible
Unpaid rent	Normal wear and tear
Damage beyond normal wear (broken windows, holes in walls, stains)	Routine cleaning
Cleaning beyond normal (deep stains, smoke damage)	Painting (after 3+ years occupancy in many states)
Lease-violation costs (unauthorized pet damage)	Carpet replacement (if life expectancy reached)

Required Itemization at Move-Out

Most states require landlord to provide an itemized statement of any deductions, with receipts for repairs over $125 (varies). California requires receipts for any deduction. NYC requires itemization within 14 days. If landlord fails to itemize or refund within deadline, many states impose treble damages (3×) or attorney's fees on top of returning the deposit. Document everything.

Interest on Security Deposits

Some states require landlord to pay interest on deposits held over 1 year: NY, NJ, MA, CT, IL (Chicago), MD, DC. Rate varies — typically tied to a state-specified bank account rate (often 0.5-2% in 2026). Most states do not require interest. Always check your state law and request interest annually if applicable.

Avoiding Deposit Disputes

Move-in: do a written walk-through with landlord, photograph every room with timestamp. Document existing damage. During tenancy: report repairs in writing; keep maintenance records. Move-out: clean thoroughly per lease checklist; do final walk-through with landlord; photograph again. After move-out: send forwarding address in writing; track refund deadline. The more you document, the harder it is for landlord to wrongfully withhold.

FAQ

Q How much can a landlord charge for security deposit?

Varies by state. California: 1 month rent (post-2024 reform). New York: 1 month. New Jersey: 1.5 months. Maryland: 2 months. Texas, Florida, Illinois, Washington: no statutory cap (so landlord can charge whatever rental market allows). Always check your state law before paying.

Q When must my landlord return my security deposit?

State-specific. Most common: 14-30 days after move-out. NY: 14 days. CA: 21 days. TX: 30 days. NJ: 30 days. FL: 15 days if no deductions, 30 days with itemized deductions. Some states extend to 60 days for complex disputes. Failure to refund within deadline often triggers automatic damages.

Q What is normal wear and tear?

Deterioration that occurs from ordinary use over time — fading carpet, minor scuffs on walls, small nail holes, faded paint. Not deductible. Beyond normal: large holes, stains beyond cleaning, broken fixtures, unauthorized pet damage, smoke damage. Some states publish guidance; HUD has informal guidelines based on expected useful life of materials.

Q Can my landlord deduct cleaning fees?

Most states allow deduction for cleaning beyond normal wear — deep cleaning if you left the property in poor condition. Routine cleaning (the kind any tenant would need) is usually NOT deductible. CA, MA, and several other states require receipts and itemization for cleaning charges. Vague "cleaning" charges without documentation can be challenged.

Q What if my landlord doesn't return my deposit?

Send a certified letter demanding refund + state-specified penalties. Most states allow 2-3× damages for willful failure to itemize or refund. If no response, file in small claims court (typically $5K-$10K limit, no attorney needed, $50-$100 filing fee). Many tenants win these cases when documented properly.

Q Do I get interest on my security deposit?

In some states only: NY, NJ, MA, CT, MD, DC, and Chicago/IL require landlords to pay interest on deposits held over 1 year. Rate is tied to specific bank account rates, typically 0.5-2%. Most states don't require interest. Request interest annually in writing if your state requires it.

Q Can my landlord raise the security deposit?

On a fixed lease: no — terms are locked. On a month-to-month tenancy: yes, with proper notice (typically 30-60 days) and within state cap. NYC and rent-controlled jurisdictions further restrict. The new amount typically only applies to new tenancies, not renewals — but landlord may require additional deposit for additional pets, occupants, or risk factors.

Q What's the difference between security deposit and last month's rent?

Security deposit covers damage, unpaid rent, etc. Last month's rent is just rent paid in advance. They're separate. Some landlords combine ("first month + last month + security deposit" = 3× monthly rent at move-in). NYC limits this combination — only 1 month security deposit total since 2019 HSTPA reforms. Verify your state and city law.