50-State Security Deposit Return Deadline, Interest & Bad-Faith Penalty Calculator
Select your rental property state, tenant move-out date, deposit held, and proposed repair deductions. Instantly audit your exact statutory deadline, bad-faith lawsuit exposure (2x/3x damages), and mandatory receipt thresholds.
Useful-Life Prorated Depreciation Calculator (Carpet, Paint, Blinds, Appliances & Flooring)
Courts across all 50 states prohibit charging a departing tenant 100% of the replacement cost for an aged building component. Calculate the exact prorated remaining useful life and push it directly into your itemized disposition statement.
Move-In / Pre-Repair / Post-Repair Photo Evidence Stamper & Itemized Statement Builder
Under California AB 2801 (effective 2025–2026), landlords are legally barred from withholding security deposit funds for repairs or cleaning unless they provide timestamped photographs taken at Move-In, Move-Out Prior to Repair, and After Repair Completion, alongside itemized receipts for deductions ≥ $125.00. All processing occurs 100% in your browser.
Itemized Deduction Statement & Receipt Threshold Audit (Cal. Civ. Code § 1950.5(g))
| Room / Area | Itemized Repair / Prorated Depreciation Description | Gross Vendor Cost | Prorated Tenant Charge | Statutory Evidence Rule | Action |
|---|---|---|---|---|---|
| Total Lawful Security Deposit Deductions: | $940.00 | Synced with 50-State Calculator | |||
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US Security Deposit Return Deadlines, Statutory Citations & Bad-Faith Penalties
Click any highlighted state guide to open its dedicated statutory calculator and compliance checklist.
| State | Return Deadline | Governing Statute | Bad-Faith Damages Penalty | Statutory Deposit Cap | State Guide |
|---|---|---|---|---|---|
| California (CA) | 21 Days | Cal. Civ. Code § 1950.5 & AB 2801 |
Up to 2x Security Deposit in Bad-Faith Statutory Damages + Forfeiture | 1 month's rent (AB 12; 2 months for small landlords ≤2 properties / ≤4 units) | California Guide → |
| New York (NY) | 14 Days | N.Y. Gen. Oblig. Law § 7-108 (HSTPA) |
Forfeiture of ALL deductions after 14 days + up to 2x punitive damages | 1 month's rent | New York Guide → |
| Texas (TX) | 30 Days | Tex. Prop. Code §§ 92.103, 92.104 & 92.109 |
$100 + 3x Wrongfully Withheld Amount + Tenant's Attorney's Fees | No statutory limit | Texas Guide → |
| Florida (FL) | 30 Days | Fla. Stat. § 83.49(3) |
15 days if no claim; 30 days to send Certified Mail notice or forfeit right to deduct | No statutory limit | Florida Guide → |
| Illinois (IL) | 30 Days | 765 ILCS 710/1 (Security Deposit Return Act) & Chicago RLTO |
2x Security Deposit + Court Costs + Reasonable Attorney's Fees | No state cap | Illinois Guide → |
| Washington (WA) | 30 Days | RCW 59.18.280 (Updated 21 to 30 days with strict documentation) |
Up to 2x Deposit for Intentional Refusal + Full Forfeiture + Attorney's Fees | No state cap | Washington Guide → |
| Massachusetts (MA) | 30 Days | Mass. Gen. Laws ch. 186, § 15B |
Mandatory 3x (Treble) Damages + 5% Interest + Attorney's Fees | 1 month's rent | Massachusetts Guide → |
| Colorado (CO) | 30 Days | C.R.S. § 38-12-103 |
3x (Treble) Wrongfully Withheld Amount + Attorney's Fees & Court Costs | 2 months' rent | Colorado Guide → |
| Georgia (GA) | 30 Days | O.C.G.A. §§ 44-7-34 & 44-7-35 |
3x Wrongfully Withheld Amount + Attorney's Fees (if landlord owns >10 units or uses manager) | 2 months' rent | Georgia Guide → |
| Arizona (AZ) | 14 Days | A.R.S. § 33-1321(D) (14 Business Days) |
Property Due + Damages Equal to 2x Amount Wrongfully Withheld | 1.5 months' rent | Arizona Guide → |
| North Carolina (NC) | 30 Days | N.C. Gen. Stat. §§ 42-50 to 42-56 (Tenant Security Deposit Act) |
Forfeiture of Right to Retain Any Portion + Actual Damages + Attorney's Fees | 2 months' rent | North Carolina Guide → |
| Ohio (OH) | 30 Days | Ohio Rev. Code § 5321.16 |
Amount Wrongfully Withheld + Equal Amount in Damages (2x) + Reasonable Attorney's Fees | No state cap | Ohio Guide → |
| Pennsylvania (PA) | 30 Days | 68 P.S. § 250.512 |
Forfeiture of All Deductions + Double (2x) the Net Deposit Balance | 2 months Year 1; 1 month Year 2+ | Pennsylvania Guide → |
| New Jersey (NJ) | 30 Days | N.J.S.A. 46:8-21.1 (Rent Security Deposit Act) |
Double (2x) the Amount Wrongfully Withheld + Full Court Costs + Attorney's Fees | 1.5 months' rent | New Jersey Guide → |
| Virginia (VA) | 45 Days | Va. Code Ann. § 55.1-1226 (VRLTA) |
Full Deposit Refund + Actual Damages + Reasonable Attorney's Fees | 2 months' rent | Virginia Guide → |
| Michigan (MI) | 30 Days | MCL 554.609 & 554.613 |
2x the Security Deposit Retained if Landlord Fails to File Suit Within 45 Days | 1.5 months' rent | Michigan Guide → |
| Oregon (OR) | 31 Days | ORS 90.300(12)-(16) |
2x the Amount Wrongfully Withheld in Bad Faith | No state cap (Portland has specific rules) | Oregon Guide → |
| Nevada (NV) | 30 Days | NRS 118A.242 |
Full Deposit + Up to Equal Amount in Statutory Damages (2x) | 3 months' rent | Nevada Guide → |
| Maryland (MD) | 45 Days | Md. Code, Real Prop. § 8-203 |
Up to 3x the Withheld Amount + Reasonable Attorney's Fees | 1 month's rent | Maryland Guide → |
| Minnesota (MN) | 21 Days | Minn. Stat. § 504B.178 |
100% Punitive Penalty (2x Total) + $500 Bad-Faith Damages + Interest | No state cap | Minnesota Guide → |
| Missouri (MO) | 30 Days | RSMo § 535.300 |
Up to 2x the Amount Wrongfully Withheld | 2 months' rent | Use Calculator → |
| Tennessee (TN) | 30 Days | Tenn. Code Ann. § 66-28-301 (URLTA) |
Forfeiture of Deductions + Actual Damages | No state cap | Use Calculator → |
| Indiana (IN) | 45 Days | Ind. Code § 32-31-3-12 |
Full Deposit Return + Tenant's Attorney's Fees & Court Costs | No state cap | Use Calculator → |
| Wisconsin (WI) | 21 Days | Wis. Stat. § 704.28 & ATCP 134.06 |
2x Pecuniary Loss + Court Costs + Reasonable Attorney's Fees | No state cap | Wisconsin Guide → |
| South Carolina (SC) | 30 Days | S.C. Code Ann. § 27-40-410 |
3x the Amount Wrongfully Withheld + Reasonable Attorney's Fees | No state cap | South Carolina Guide → |
| Alabama (AL) | 60 Days | Ala. Code § 35-9A-201 |
2x the Original Deposit if Not Mailed Within 60 Days | 1 month's rent | Use Calculator → |
| Alaska (AK) | 14 Days | AS 34.03.070 |
Up to 2x Actual Damages (14 days if proper notice given; 30 days otherwise) | 2 months' rent | Use Calculator → |
| Arkansas (AR) | 60 Days | Ark. Code Ann. § 18-16-305 |
2x Amount Wrongfully Withheld + Costs & Attorney's Fees (applies to 6+ units) | 2 months' rent | Use Calculator → |
| Connecticut (CT) | 21 Days | Conn. Gen. Stat. § 47a-21 |
2x Security Deposit for Failure to Return Within 21 Days (or 15 Days After Forwarding Address) | 2 months' rent (1 month if tenant ≥62 yrs) | Use Calculator → |
| Delaware (DE) | 20 Days | 25 Del. C. § 5514 |
Double (2x) the Amount Wrongfully Withheld | 1 month's rent | Use Calculator → |
| Hawaii (HI) | 14 Days | HRS § 521-44 |
3x Wrongfully Withheld Deposit + Cost of Suit if Retained in Bad Faith | 1 month's rent | Use Calculator → |
| Idaho (ID) | 21 Days | Idaho Code § 6-321 |
Up to 3x Damages in Small Claims after 3-Day Demand | No state cap | Use Calculator → |
| Iowa (IA) | 30 Days | Iowa Code § 562A.12 |
Up to 2x Monthly Rental Payment + Actual Damages + Attorney's Fees | 2 months' rent | Use Calculator → |
| Kansas (KS) | 30 Days | K.S.A. 58-2550 |
Balance Due + 1.5x the Amount Wrongfully Withheld | 1 month unfurnished / 1.5 furnished | Use Calculator → |
| Kentucky (KY) | 30 Days | KRS 383.580 (URLTA Jurisdictions) |
Forfeiture of Right to Retain Any Portion | No state cap | Use Calculator → |
| Louisiana (LA) | 30 Days | La. R.S. 9:3251 & 9:3252 |
Actual Damages or $300 (Whichever is Greater) + Court Costs & Attorney's Fees | No state cap | Use Calculator → |
| Maine (ME) | 30 Days | 14 M.R.S. §§ 6033 & 6034 |
Double (2x) Damages + Attorney's Fees & Court Costs | 2 months' rent | Use Calculator → |
| Mississippi (MS) | 45 Days | Miss. Code Ann. § 89-8-21 |
Up to $200 Bad-Faith Penalty + Actual Return | No state cap | Use Calculator → |
| Montana (MT) | 30 Days | Mont. Code Ann. §§ 70-25-202 & 70-25-204 |
Amount Wrongfully Withheld + Equal Amount Penalty + Attorney's Fees | No state cap | Use Calculator → |
| Nebraska (NE) | 14 Days | Neb. Rev. Stat. § 76-1416 |
Balance + 1x Liquidated Damages (2x Total) + Reasonable Attorney's Fees | 1 month's rent (+0.25 pet) | Use Calculator → |
| New Hampshire (NH) | 30 Days | RSA 540-A:7 & 540-A:8 |
Equal to 2x the Security Deposit + Interest | 1 month's rent or $100 | Use Calculator → |
| New Mexico (NM) | 30 Days | NMSA 1978, § 47-8-18 |
Forfeiture of Deductions + $250 Civil Penalty + Attorney's Fees | 1 month's rent (for leases <1 yr) | Use Calculator → |
| North Dakota (ND) | 30 Days | N.D.C.C. § 47-16-07.1 |
Treble (3x) Damages for Withholding Without Reasonable Justification | 1 month's rent (+$2,500 pet) | Use Calculator → |
| Oklahoma (OK) | 45 Days | 41 O.S. § 115 |
Full Return; Misappropriation from Escrow is a Misdemeanor | No state cap | Use Calculator → |
| Rhode Island (RI) | 20 Days | R.I. Gen. Laws § 34-18-19 |
Amount Due + 2x the Amount Wrongfully Withheld + Attorney's Fees | 1 month's rent | Use Calculator → |
| South Dakota (SD) | 14 Days | SDCL § 43-32-24 |
Forfeiture of All Deductions + Up to $200 Bad-Faith Punitive Damages | 1 month's rent | Use Calculator → |
| Utah (UT) | 30 Days | Utah Code § 57-17-3 & 57-17-5 |
Full Deposit + $100 Civil Penalty + Court Costs & Attorney's Fees | No state cap | Use Calculator → |
| Vermont (VT) | 14 Days | 9 V.S.A. § 4461 |
Forfeiture of Right to Withhold + Double (2x) Amount + Attorney's Fees | No state cap | Use Calculator → |
| West Virginia (WV) | 45 Days | W. Va. Code § 37-6A-2 |
Amount Wrongfully Withheld + 1.5x Damages | No state cap | Use Calculator → |
| Wyoming (WY) | 30 Days | Wyo. Stat. § 1-21-1208 |
Full Return + Court Costs | No state cap | Use Calculator → |
Frequently Asked Questions — Security Deposit Deductions & AB 2801
What are the mandatory California AB 2801 (Civil Code § 1950.5) photo rules for landlords in 2026?
Under California AB 2801 amending Civil Code § 1950.5, landlords must take timestamped photographs at three stages to make any security deposit deduction for repairs or cleaning: (1) at Move-In before or at the inception of the tenancy, (2) at Move-Out prior to any repairs or cleanings being performed, and (3) after repairs or cleanings are completed. These photos, along with an itemized statement and receipts for deductions of $125 or more, must be delivered within 21 calendar days of the tenant vacating.
How do courts calculate prorated useful-life depreciation for rental carpet and interior paint?
Landlords cannot charge a tenant 100% of the replacement cost for an aged building item; they may only deduct the remaining useful life (Replacement Cost × [Remaining Months / Standard Useful Life Months]). Standard court and HUD benchmarks are 60 months (5 years) for plush rental carpet, 36 months (3 years) for flat interior paint and window blinds, and 120 months (10 years) for appliances and LVP flooring.
What happens if a landlord misses the statutory security deposit return deadline?
Missing the statutory deadline (e.g., 14 days in NY/AZ/HI/VT, 21 days in CA/MN/WI/CT, 30 days in TX/FL/CO/MA/IL) typically forfeits the landlord's legal right to withhold any portion of the deposit and exposes the landlord to statutory bad-faith penalties of 2x to 3x the deposit amount plus the tenant's attorney's fees.
Are my property inspection photos or tenant names uploaded to any external server?
No. DepositShield runs 100% client-side inside your web browser using local HTML5 Canvas and JavaScript. Zero photos, tenant names, or property addresses are ever uploaded to external servers.