Security Deposit Paint Depreciation Calculator
Paint charges should account for age. If a five-year paint benchmark is already four years old, a $900 repaint has about $180 of remaining-life value before damage share and wear allowance.
Use this calculator for repaint disputes involving holes, stains, unauthorized colors, smoke damage, or full repaint invoices after move-out.
Methodology formula
chargeable = max(0, replacement_cost x remaining_life / useful_life) - wear_allowance
For this page, useful life defaults to 5 years for Interior enamel paint. Source: HUD Appendix 5D sample life expectancy chart.
Useful-life data table
| Item | Useful life | Source | Notes |
|---|---|---|---|
| Plush carpet | 5 years | HUD Appendix 5D sample life expectancy chart | HUD examples list family-unit plush carpeting at five years; elderly-unit examples list seven years. |
| Interior enamel paint | 5 years | HUD Appendix 5D sample life expectancy chart | Use for repaint charges when the record shows damage beyond ordinary fading or turnover repainting. |
| Subfloor repair after pet urine saturation | 20 years | InterNACHI Standard Estimated Life Expectancy Chart | Subfloor work is modeled as a building-component repair; use documented repair scope, not cosmetic carpet replacement. |
| Refrigerator or common kitchen appliance | 10 years | HUD Appendix 5D refrigerator life benchmark; IRS Publication 527 appliance depreciation class | HUD examples list refrigerators at ten years; IRS Publication 527 also treats appliances as depreciable rental property. |
| Cleaning labor | 1 years | State deposit statutes and itemization rules | Cleaning is a service charge, not a depreciating item. Use documented hours and reasonable rate. |
| Hardwood floor repair or refinishing | 25 years | InterNACHI Standard Estimated Life Expectancy Chart | Use repair/refinish cost when feasible; full replacement should be documented separately. |
| Pet damage repair | 7 years | HUD Appendix 5C damage examples plus item-specific useful life | Pet damage is routed to the damaged component; this default is for mixed minor fixture and surface repairs. |
| Interior door frame | 20 years | InterNACHI Standard Estimated Life Expectancy Chart | Model actual repair cost for split jambs, chewed trim, or broken casing; do not charge for ordinary scuffs. |
| Laminate or solid-surface countertop | 20 years | InterNACHI Standard Estimated Life Expectancy Chart | Use documented replacement section cost where possible; full kitchen replacement usually overstates tenant-side value. |
| Window shades, screens, and blinds | 3 years | HUD Appendix 5D sample life expectancy chart | HUD examples list shades, screens, and blinds at three years for family and elderly units. |
| Cabinet door or box repair | 20 years | InterNACHI Standard Estimated Life Expectancy Chart | Use the damaged cabinet component cost, not the cost of replacing undamaged matching cabinetry. |
State differences that change the worksheet deadline
| State | Return deadline | Cleaning / wear note | Source |
|---|---|---|---|
| California | 21 days after move-out | Deductions cannot cover ordinary wear and tear. | California Civil Code 1950.5 and California Courts self-help guide |
| Texas | 30 days after surrender, subject to forwarding-address rules | The statute distinguishes damages and charges from normal wear and tear. | Texas Property Code Sections 92.103 and 92.104 |
| New York | 14 days after the tenant vacates | The Attorney General guide frames deductions around unpaid rent and reasonable repairs beyond normal wear. | New York General Obligations Law 7-108 |
| Florida | 15 days for full return if no claim; 30 days to send notice of claim | The claim process does not make ordinary wear chargeable; documentation still matters. | Florida Statutes Section 83.49 |
| Washington | 30 days after termination and vacation, or after learning of abandonment | Washington expressly requires a specific basis and documentation for retention. | RCW 59.18.280 |
| Oregon | 31 days after tenancy terminates and possession is delivered | Ordinary wear and tear is not a tenant damage charge. | ORS 90.300 |
| Illinois | Depends on local/state coverage; many residential rules use 30 or 45 day frameworks | Ordinary wear should not be treated as tenant damage. | Illinois Security Deposit Return Act and Attorney General tenant resources |
| New Jersey | 30 days after lease termination in ordinary cases | Deductions should not include ordinary wear and tear. | New Jersey Department of Community Affairs security deposit bulletin |
| Pennsylvania | 30 days after surrender and tenant forwarding address | Security deposits are for damages beyond normal wear plus other lawful charges. | Pennsylvania Landlord and Tenant Act of 1951, Section 250.512 |
| Massachusetts | 30 days after tenancy ends | Damage deductions exclude reasonable wear and tear. | Massachusetts General Laws Chapter 186, Section 15B |
Phase 1 includes six high-dispute states. Treat this as a starting point and check local rules before relying on a final notice.
Downloadable itemized worksheet
The calculator above generates a client-side CSV with item, useful life, source, remaining life, wear allowance, damage share, line total, and state deadline note. No account is required.
Comparison table
| Option | Best for | Weakness |
|---|---|---|
| DepositDeduct worksheet | Fast neutral estimate with source links | Does not replace legal advice or court findings |
| Manual spreadsheet | Custom evidence packets | Easy to forget useful-life proration or state deadlines |
| Forum answer | Anecdotes and negotiation language | Usually lacks documented math and statutory citations |