Security Deposit Deduction Calculator
Work out what's actually chargeable after a move-out — each item prorated by its remaining useful life — and print an itemized statement.
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Normal wear and tear vs. damage
The line that decides most deposit disputes is the one between normal wear and tear, which a landlord cannot charge for, and damage, which they can. Wear and tear is the gradual deterioration that comes with ordinary living. Damage is harm beyond ordinary use — usually from negligence, accident, or a pet. When it's damage, you still can't charge full price on an aging item; you prorate it by useful life (next section).
Normal wear — not chargeable
- Faded or lightly scuffed paint
- Worn carpet in traffic paths
- Small nail holes from hanging pictures
- Loose grout or lightly worn fixtures
- Minor scratches on the floor
Damage — chargeable (prorated)
- Large holes in walls or doors
- Pet stains, burns, or torn carpet
- Broken windows, fixtures, or appliances
- Unauthorized paint colors
- Missing or removed items
The remaining-useful-life rule
An item doesn't last forever, and a tenant shouldn't pay to replace something that was already near the end of its life. The rule is simple: charge only for the useful life the tenant used up early. Take the replacement cost, and multiply by the fraction of useful life that was still remainingat move-out.
Worked example. A carpet costs $1,000 to replace and has a 10-year useful life. At move-out it was 8 years old, so 2 of 10 years — 20% — of its life remained. The tenant is typically chargeable for $1,000 × (2 ÷ 10) = $200, not the full $1,000. If that same carpet were 10 years or older, it would be fully depreciated and typically $0 is chargeable — the calculator shows that line at $0 rather than hiding it, because a $0 line is exactly what protects you from over-deducting.
What is never prorated
Three things are billed in full, not depreciated: cleaning (a unit returned dirtier than it was rented is charged the actual cleaning cost), unpaid rent, and other lease-authorized charges. And removed or missing items — a stolen appliance, a taken fixture — are charged at full replacement cost with no proration, because the landlord is out the whole item, not a fraction of its life.
HUD useful-life reference table
Most states — California included — have no statutory useful-life table. The widely used reference is the HUD Appendix 5D life-expectancy chart, and courts commonly look to industry standards like it. These are typical figures, not law; adjust for grade and condition.
| Item | Typical useful life | Common range |
|---|---|---|
| Carpet — standard grade | 5 years | 5–7 yr |
| Carpet — plush / better grade | 8 years | 7–10 yr |
| Carpet pad | 5 years | 5–7 yr |
| Vinyl / LVP flooring | 10 years | 8–15 yr |
| Hardwood — refinishing | 25 years | 20–30 yr |
| Tile flooring | 20 years | 15–25 yr |
| Interior paint | 3 years | 2–3 yr |
| Drywall repair | 20 years | 15–25 yr |
| Interior door | 20 years | 15–25 yr |
| Door frame / trim | 20 years | 15–25 yr |
| Exterior door | 20 years | 15–25 yr |
| Blinds, shades, screens | 3 years | 3–5 yr |
| Window glass | 20 years | 15–25 yr |
| Cabinet door or box | 20 years | 15–25 yr |
| Countertop — laminate / solid | 20 years | 15–25 yr |
| Refrigerator | 10 years | 10–15 yr |
| Range / oven | 15 years | 10–20 yr |
| Dishwasher | 10 years | 7–12 yr |
| Microwave | 10 years | 7–12 yr |
| Washer / dryer | 10 years | 8–14 yr |
| Garbage disposal | 10 years | 5–12 yr |
| Water heater | 10 years | 10–15 yr |
| HVAC unit | 15 years | 10–20 yr |
| Toilet | 20 years | 15–25 yr |
| Sink / basin | 20 years | 15–25 yr |
| Faucet | 15 years | 10–20 yr |
| Tub / shower surround | 20 years | 15–25 yr |
| Light fixture | 15 years | 10–20 yr |
| Smoke / CO detector | 10 years | 5–10 yr |
| Locks and door hardware | 10 years | 7–15 yr |
| Pet damage repair | 7 years | 5–10 yr |
| Subfloor repair (urine/water) | 20 years | 15–25 yr |
| Landscaping restoration | 5 years | 3–7 yr |
What an itemized statement must contain
A defensible statement lists each item separately: what it was, where it was, the actual repair or replacement cost, and — for prorated items — the age, useful life, and percentage charged. Vague lump sums like “cleaning/repairs — $600” are the single most common reason deductions are thrown out. Most states also require the statement in writing within a set deadline (14–45 days is typical), and some require receipts above a threshold. The calculator's PDF lays this out in the expected format and includes a plain-language method statement explaining how each figure was reached.
Why documentation decides disputes
Proration math is only half the case; the other half is proof the damage existed and cost what you say. Move-in and move-out photos establish the before-and-after, and receipts or invoices establish the cost. Build a timestamped walkthrough with the Condition Report tool, price the work with the Unit Turn Calculator, run the deductions here, then send it with the Deposit Return Letter.
Questions
How much can a landlord charge for damaged carpet?
Not full replacement cost if the carpet was aging. A $1,000 carpet with a 10-year useful life that was 8 years old has 2 years left, so roughly $200 is typically chargeable — the useful life the tenant used up early, not the whole carpet.
Can a landlord charge for repainting?
Interior paint is commonly treated as having a 2–3 year useful life. After that, ordinary repainting is generally normal wear and not chargeable — unless there are holes, unauthorized colors, or excessive marking.
What counts as normal wear and tear?
Gradual deterioration from ordinary use — faded paint, worn traffic paths, small nail holes, lightly worn fixtures. It's not chargeable. Damage beyond ordinary use is chargeable, prorated by useful life.
How long does a landlord have to return a deposit?
It varies by state, commonly 14–45 days after move-out, and many states require an itemized statement within that window. Pick your state in the calculator for the deadline and statute.
Can a landlord charge full replacement cost on an old item?
Generally no. Charging full price on an item already partway through its useful life is the most common reason legitimate deductions get reduced. Prorating by remaining useful life is what makes a deduction hold up.
Related tools: Condition Report · Unit Turn Calculator · Deposit Return Letter · Late Rent Notice
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This calculator applies the remaining-useful-life method commonly used to prorate security deposit deductions. Useful-life figures reference the HUD life-expectancy chart, an industry standard rather than statute. Most states do not publish an official useful-life table, and deadlines and requirements vary. This is general information, not legal advice. Confirm your state's rules before sending a deduction statement. See our Privacy Policy and Terms of Use.