Security Deposit Calculator

Calculate recommended deposit amounts and check typical state limits. Know what you can legally collect before signing the lease.

Set the Right Deposit — and Stay Compliant

Security deposits protect landlords against unpaid rent and property damage — but state laws cap how much you can collect, and violating those limits can result in penalties up to 3x the deposit in some states. This calculator shows what you can collect and breaks down total move-in funds so you and your tenant both know what to expect.

Rental Details

Leasing

Monthly Rent ($)

Deposit Amount (months' rent)

Pet Deposit ($)

Last Month's Rent Collected?

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Security Deposit
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Total Move-In Funds

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First Month's Rent

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Pet Deposit

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Security Deposit Laws by State

Most states cap security deposits at 1–2 months' rent for unfurnished units. Some have no statutory limit. Always verify your state's current law before collecting a deposit.

State	Max Deposit	Return Deadline
California	1 month (unfurnished)	21 days
New York	1 month	14 days after move-out
Texas	No statutory limit	30 days
Florida	No statutory limit	15–60 days
Illinois	No statutory limit (varies by city)	30–45 days
Pennsylvania	2 months (yr 1), 1 month (yr 2+)	30 days
Georgia	No statutory limit	30 days
North Carolina	2 months (monthly lease)	30 days

Important: State laws change. Always verify your state's current security deposit limits and return deadlines with an up-to-date source or a local real estate attorney before collecting a deposit.

Best Practices for Security Deposits

Hold deposits in a separate bank account. Many states require security deposits to be held in a dedicated account, separate from your operating funds. Commingling funds can void your right to keep the deposit.
Conduct a thorough move-in inspection. Document the property's condition with photos and a signed move-in checklist before the tenant takes possession. This is your baseline for any damage claims at move-out.
Return on time with an itemized statement. Even if you're keeping part of the deposit, you must return the remainder (plus a written itemized deduction list) within your state's required deadline. Missing the deadline often results in forfeiting the entire deposit.
Normal wear and tear cannot be deducted. Faded paint, minor carpet wear, and small nail holes are considered normal wear and tear in virtually every jurisdiction. Only damage beyond normal use — stains, holes in walls, broken fixtures — can be deducted.

Security Deposit Calculator

Set the Right Deposit — and Stay Compliant

Rental Details

Security Deposit Laws by State

Best Practices for Security Deposits

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