How it works
How this tool works.
At move-out, the arithmetic should be simple even when the legal requirements are not: deposit held minus clearly documented deductions equals the amount returned or the amount that exceeds the deposit. A clear internal summary helps keep receipts, photos, and invoices connected to the numbers.
This worksheet keeps the calculation neutral. It does not decide whether normal wear, a damage charge, unpaid rent, interest, or another amount may be withheld — those rules vary widely by property location.
Enter the total security deposit currently held.
Enter unpaid rent or utilities, documented damage, and any other documented deduction separately.
The tool adds deductions and subtracts them from the deposit.
Use the result as a worksheet, then check the property’s local notice, itemization, interest, and deadline requirements.
Make the result useful
Security-deposit disposition
Deposit held is the amount currently held for the tenancy.
Unpaid rent or utilities are separately documented ledger items.
Damage deductions require support distinct from ordinary wear.
Other deductions should be itemized rather than combined without records.
The assumptions that move this result
Deposit
Funds held for the tenancy.
Unpaid rent/utilities
Supported outstanding charges.
Damage
Documented allowable damage amount.
Other deductions
Separately supported items.
refund or shortfall = deposit held − total documented deductions
Use the output as a documented scenario result, not a guarantee.
Read the number in context
Worked scenario
Scenario: $1,800 − $250 damage − $100 utilities = $1,450 modeled refund.
Edge case
Edge case: deductions above deposit create a balance question, not an automatic collection right.
Does not determine allowable deductions, interest, notice form, or deadline.
Before you act
• Preserve photos and invoices.
• Check local timing and itemization rules.
• Separate wear from damage.
Worked formula
refund or shortfall = deposit held − total documented deductions
Is this a forecast?
No. It calculates the assumptions you enter.
Can it replace professional review?
No. Use current records and qualified advice.
What should I save?
Keep the assumptions and source records used for the decision.