Free for landlords and managers

Settle a security deposit on time and by the rule

Enter the state, the dates, the deposit and what you intend to deduct. Get the return deadline, the deductions the law allows after depreciation, the refund and a draft itemized statement, with every rule cited.

Have a property turnover estimate? Start there.

Covers 50 states and DC, 8 city ordinances. Deposit rules by state

Settle a deposit

required

Where and how much

The state sets the rules; a covered city adds its own.

StateCityAdds the city's ordinance where we cover one.Deposit heldMonthly rentChecks the deposit cap.Units in the buildingInterest depends on it in IL, NY.

Dates

The dates start the clock.

Tenant moved outTenancy startedFor interest and item ages.Lease endedIf not the move-out day.Forwarding address receivedStarts or holds the clock in CT, IA, MN, RI, SD, TX, WY.Tenant's written demand receivedStarts the clock in AZ, KS, MD, MS, OK, SC, UT.New tenant moved inCan start the clock in WI, WV.Notice of claim sentFlorida: the day you sent the notice of your claimReturn period in the lease (days)The lease may set it in CO, ID, ME.

The tenant gave the notice the statute requiresChanges the deadline in AK.Repairs exceed the deposit and need a contractorCan extend the deadline in VA, WV.

Check as of another date

Check as ofDefaults to today. Use it to see where a past or future date stands.

Deductions

What you intend to keep; leave it empty to return everything. An item's age depreciates carpet, paint, blinds and appliances.

Deduction 1

CategoryAmountItem age or install dateNormal wear and tearOrdinary aging: never deductible.

Up to 9 lines.

Documentation

Some states require receipts or dated photos before a deduction stands.

Tick what you have (0 of 5)

Free to try. Agents and software: 20 calls a day free, then $0.02 a call. Nothing you enter is stored.

Coverage

50 states and DC, 8 city ordinances (Berkeley, Chicago, Los Angeles, Minneapolis, Portland, Saint Paul, San Francisco, Seattle). Other cities get the state rule and a warning that a local ordinance can add to it.

Deposit rules by state: the rule, the quoted text and a worked example for each of the 59 places.

Limits

Useful lives come from HUD's chart and industry tables (carpet 8 years, 10 in California and Colorado; paint 3, 2 in California by the DRE step table; blinds 3; appliances 10).
Penalties are exposure under the statute, not a prediction of a court's award.
It does not price repairs, write tenant letters or hold deposits.

How it works · Use it from your AI assistant or the API

Computes and cites the published rule; it is not legal advice. You sign the statement: check the statute, your lease and any local ordinance first. Read the disclaimer.

Nothing you enter is stored: we ask for a state, amounts, dates and categories, never a tenant's name or address.