DepositDeduct
Free worksheet calculator

Security Deposit Deduction Calculator With Useful-Life Sources

Estimate itemized deductions for carpet, paint, cleaning, appliances, pet damage, floors, fixtures, and cabinets with state deadlines beside the math.

DepositDeduct is an independent calculation worksheet for tenants checking a charge and small landlords preparing a documented deduction list. It prorates replacement cost over useful life, subtracts wear allowance, and shows state itemization sources; it is not a law firm or attorney and does not decide tenant-landlord disputes.

Source-linked useful-life table
CSV worksheet download
Tenant and landlord neutral
No signup in Phase 1
Security deposit deduction worksheet
21 days after move-out
Itemized statement required when deductions are taken; receipts/invoices generally required when repairs or cleaning exceed $125.
Line 1
Remaining life
2.0 years
Value before wear
$720
Chargeable line
$720

Source: HUD Appendix 5D sample life expectancy chart. HUD examples list family-unit plush carpeting at five years; elderly-unit examples list seven years.

Estimated chargeable total
$720

Formula: chargeable = max(0, replacement_cost x remaining_life / useful_life) - wear_allowance, then multiplied by documented damage share.

Data sources
HUD, IRS, and state statutes
Formula
Remaining-life proration
Coverage
12 calculators + 6 state pages
Ads
AdSense placeholders disabled for review

Built on cited useful-life and state deposit rules

DepositDeduct keeps the math separate from the law: useful-life assumptions live in one table, state return and itemization rules live in another, and every number links back to a public source.

HUD Appendix 5C/5D normal wear and tenant damage guidance

Special Claims Guide appendix copy

Last updated: 2023-05

IRS Publication 527 residential rental property depreciation

2025 publication

Last updated: 2025

California Civil Code Section 1950.5

security deposit deductions and itemization

Last updated: 2026 review

Texas Property Code Chapter 92, Subchapter C

security deposits

Last updated: 2026 review

Washington RCW 59.18.280

deposit return and statement

Last updated: 2026 review

How the calculation works

  1. Select the item category and read its useful life from the shared data table.
  2. Compute remaining life as useful life minus the item age at move-out.
  3. Estimate the remaining value with replacement cost multiplied by remaining life divided by useful life.
  4. Subtract any wear allowance and cap the result at zero.
  5. Apply the selected damage share and show the state return deadline and itemization notes beside the worksheet.
Deterministic worksheet arithmetic with source assumptions shown; legal applicability is not audited or decided by the worksheetUpdate frequency: Manual source review after statutory changes and quarterly content audits

What is a security deposit deduction calculator?

A security deposit deduction calculator turns a disputed charge into a worksheet: documented cost, item age, useful life, normal wear allowance, damage share, state deadline, and source link. The result is not a legal ruling; it is a clearer starting point for an itemized statement or tenant response.

Worked examples

Real scenarios run through the same worksheet you’ll use. Each output is traceable to a useful-life source, state rule, or repair benchmark.

Three-year-old family carpet with pet stains

Input

Replacement cost:
$1,800
Useful life:
5 years
Age at move-out:
3 years

Output

$720 chargeable before state/legal adjustments

40% remaining life on a five-year carpet benchmark

Why

The calculator values the remaining life, not the full replacement. $1,800 times two remaining years divided by five useful years equals $720 before any documented wear allowance or damage share adjustment.

Reference: HUD Appendix 5D carpet useful-life example

Paint repaint request after four years

Input

Repaint cost:
$900
Useful life:
5 years
Age at move-out:
4 years

Output

$180 chargeable maximum before wear allowance

One remaining year out of five

Why

If the paint was already near the end of its expected life, the chargeable amount should be based on the remaining year rather than a full repaint bill.

Reference: HUD Appendix 5D interior painting benchmark

Appliance replacement in a rental unit

Input

Replacement cost:
$1,200
Useful life:
10 years
Age at move-out:
6 years

Output

$480 chargeable before damage share

Four remaining years on a ten-year refrigerator benchmark

Why

The worksheet separates a documented replacement cost from the expired useful life. A landlord can still need a new appliance, but the tenant-side worksheet should not value already-used life as new.

Reference: HUD refrigerator life expectancy / IRS appliance class cross-check

Most-used deduction calculators

Start with the pages renters and landlords usually need first: countertop, carpet, pet urine, and appliance depreciation.

Security Deposit Carpet Depreciation Deduction Calculator
Calculate a chargeable carpet deduction from replacement cost, carpet age, useful life, damage share, and state deadline notes.
Security Deposit Pet Urine Subfloor Damage Calculator
Estimate pet urine subfloor deductions with component useful life, repair scope, damage share, and documentation notes.
Security Deposit Appliance Depreciation Calculator
Estimate chargeable appliance deductions for refrigerators, ranges, and common rental appliances with cited depreciation assumptions.
Security Deposit Countertop Depreciation Calculator
Prorate countertop burn, crack, stain, or replacement deductions by affected scope and useful life.

How the depreciation formula works

chargeable = max(0, replacement_cost x remaining_life / useful_life) - wear_allowance
1. Choose the item and state
Select carpet, paint, cleaning, appliance, floor, pet damage, or fixture categories and the state rule set.
2. Enter cost, age, and damage share
The worksheet calculates remaining life and caps expired-value items at zero.
3. Export the itemized worksheet
Download a CSV worksheet with totals, source names, and state notes for your records.

12 focused calculator pages

Each keyword has one URL, one assertive H1, a calculator, and a comparison table.

Security Deposit Carpet Depreciation Deduction Calculator
security deposit carpet depreciation deduction calculator
Security Deposit Paint Depreciation Calculator
security deposit paint depreciation calculator
Security Deposit Pet Urine Subfloor Damage Calculator
security deposit pet urine subfloor damage calculator
Landlord Itemized Deductions Security Deposit Calculator
landlord itemized deductions security deposit calculator
Security Deposit Appliance Depreciation Calculator
security deposit appliance depreciation calculator
Security Deposit Cleaning Charge Calculator
security deposit cleaning charge calculator
Security Deposit Hardwood Floor Damage Deduction Calculator
security deposit hardwood floor damage deduction calculator
Security Deposit Pet Damage Deduction Calculator
security deposit pet damage deduction calculator
Security Deposit Door Frame Damage Deduction Calculator
security deposit door frame damage deduction calculator
Security Deposit Countertop Depreciation Calculator
security deposit countertop depreciation calculator
Security Deposit Blinds Depreciation Calculator
security deposit blinds depreciation calculator
Security Deposit Cabinet Damage Depreciation Calculator
security deposit cabinet damage depreciation calculator

Useful-life source table

ItemUseful lifeSourceNotes
Plush carpet5 yearsHUD Appendix 5D sample life expectancy chartHUD examples list family-unit plush carpeting at five years; elderly-unit examples list seven years.
Interior enamel paint5 yearsHUD Appendix 5D sample life expectancy chartUse for repaint charges when the record shows damage beyond ordinary fading or turnover repainting.
Subfloor repair after pet urine saturation20 yearsInterNACHI Standard Estimated Life Expectancy ChartSubfloor work is modeled as a building-component repair; use documented repair scope, not cosmetic carpet replacement.
Refrigerator or common kitchen appliance10 yearsHUD Appendix 5D refrigerator life benchmark; IRS Publication 527 appliance depreciation classHUD examples list refrigerators at ten years; IRS Publication 527 also treats appliances as depreciable rental property.
Cleaning labor1 yearsState deposit statutes and itemization rulesCleaning is a service charge, not a depreciating item. Use documented hours and reasonable rate.
Hardwood floor repair or refinishing25 yearsInterNACHI Standard Estimated Life Expectancy ChartUse repair/refinish cost when feasible; full replacement should be documented separately.
Pet damage repair7 yearsHUD Appendix 5C damage examples plus item-specific useful lifePet damage is routed to the damaged component; this default is for mixed minor fixture and surface repairs.
Interior door frame20 yearsInterNACHI Standard Estimated Life Expectancy ChartModel actual repair cost for split jambs, chewed trim, or broken casing; do not charge for ordinary scuffs.
Laminate or solid-surface countertop20 yearsInterNACHI Standard Estimated Life Expectancy ChartUse documented replacement section cost where possible; full kitchen replacement usually overstates tenant-side value.
Window shades, screens, and blinds3 yearsHUD Appendix 5D sample life expectancy chartHUD examples list shades, screens, and blinds at three years for family and elderly units.
Cabinet door or box repair20 yearsInterNACHI Standard Estimated Life Expectancy ChartUse the damaged cabinet component cost, not the cost of replacing undamaged matching cabinetry.

State rule starting points

California deposit rules
21 days after move-out
Texas deposit rules
30 days after surrender, subject to forwarding-address rules
New York deposit rules
14 days after the tenant vacates
Florida deposit rules
15 days for full return if no claim; 30 days to send notice of claim
Washington deposit rules
30 days after termination and vacation, or after learning of abandonment
Oregon deposit rules
31 days after tenancy terminates and possession is delivered

DepositDeduct vs. common alternatives

Forum answers and generic landlord articles usually say whether a charge sounds fair. DepositDeduct shows the reusable worksheet math, the useful-life source, and the state deadline in one place.

AlternativeDepositDeduct difference
Reddit or forum adviceA reproducible dollar worksheet with source links instead of one-off opinions.
Lawyer consultationIndependent first-pass arithmetic and a document checklist, not legal advice or a substitute for an attorney.
Landlord software ledgerNeutral tenant/landlord calculation pages focused on depreciation and deposit deductions.

Security deposit deduction FAQ

How do you calculate a security deposit deduction?
The worksheet uses chargeable = max(0, replacement cost times remaining life divided by useful life minus wear allowance), then applies the documented damage share.
Can a landlord charge the full replacement cost for old carpet?
Usually the fair worksheet question is the remaining value, not the new replacement price. If a five-year carpet is already five or more years old, the remaining-life value is normally zero before state-specific legal questions.
Does DepositDeduct give legal advice?
No. It provides neutral arithmetic, public source links, and document checklists. It is not legal advice and does not decide disputes.
Why does the calculator ask for damage share?
Some repairs mix normal wear and tenant-caused damage. Damage share lets you model only the documented part tied to tenant damage.
Can tenants and landlords both use it?
Yes. The output is a worksheet: tenants can check whether a charge is overstated, and landlords can prepare a clearer itemized deduction list.
Are cleaning charges depreciated?
Cleaning is usually a documented service charge rather than a depreciation item. The cleaning calculator focuses on hours, rate, and state notes instead of useful life.