Itemize a security deposit and hit the deadline
List the deductions and Depositsheet builds the itemized statement: the refund to the cent, the date it's due in your state and flags for wear and tear, missing receipts and the deposit cap — in your browser; nothing is uploaded.
How it works
- Enter the deposit, the move-out date and your state.
- List the deductions — item, category, amount, receipt — in the template, or try the sample.
- Print the itemized statement and send it with the refund before the deadline.
Why Depositsheet
For small landlords at move-out: a deposit, a list of deductions and a legal deadline. Depositsheet turns your list into an itemized statement with the refund to the cent, the date it's due in your state and flags for the deductions most likely to be disputed.
Your deduction list
One row per deduction: what it's for, the category, the amount and whether you have a receipt. Excel or CSV, or start from the template.
The state deadline
California 21 days, Texas 30, New York 14, Florida 15, or 30 for a written notice of claim — counted from your move-out date, with a late warning.
Refund to the cent
Deposit plus interest, less every deduction by category: the refund due or the balance the tenant owes, split across co-tenants in whole cents.
Dispute flags
Normal wear and tear wording, missing receipts, California's $125 receipts rule, routine carpet cleaning and deposits over the cap.
Dispute what-if
The refund if the tenant successfully disputes each line, biggest first, so you know what's at stake before you send it.
Print the statement
A clean itemized statement to print or save as PDF; Pro adds a statement letter, the Excel workbook and CSVs.
Simple pricing
Free for the refund, the deadline and every flag. Pro for every line, every what-if, the letter and the exports.
Free
- Any number of deductions
- Refund to the cent, the deadline and every flag
- 3 what-ifs and 12 lines shown, print with a footer
- No signup, nothing uploaded
7-day pass
- 7 days of Pro, no subscription
- Every deduction line
- Every dispute what-if, print without footer
- Statement letter, Excel workbook and CSVs
Pro Yearly Best value
- Everything in Pro
- Twelve months of move-outs
- Costs less than 6 months of monthly
Prices in USD. Secure checkout by Polar, our merchant of record (its checkout shows our seller name, Launchtools). Sales tax is added at checkout in the US, Canada and India; elsewhere VAT/GST is included. Already bought? Enter your license key.
Tools & guides
- Security deposit itemization calculator
- When is the security deposit due back?
- A move-out deduction list that adds up
- Security Deposit Return Deadlines: CA, TX, NY and FL
- Normal Wear and Tear vs. Damage: What a Landlord Can Deduct
- How to Write an Itemized Security Deposit Statement
- A deposit statement tool without the subscription maze
- A deposit itemization template that does the math
FAQ
Is my data uploaded?
No. Your files are read by JavaScript in your browser tab and never sent to us or anyone else. Deduction rows aren't stored, so closing the tab clears them. Amounts and the state can be saved in this browser if you ask; names never are.
How long do I have to return a security deposit?
It depends on the state. California: 21 days after the tenant moves out (Civ. Code §1950.5(h)). Texas: on or before the 30th day after surrender (Prop. Code §92.103), once the tenant gives a written forwarding address. New York: 14 days (Gen. Oblig. Law §7-108(1-a)(e)). Florida: 15 days with no claim, or a written notice of a claim by certified mail (or email under §83.505) within 30 days (Stat. §83.49(3)). Depositsheet counts the date for you.
What can a landlord deduct?
Generally unpaid rent, damage beyond normal wear and tear, and the other charges the lease and state law allow, such as cleaning back to move-in condition in California or utilities owed in New York. Normal wear and tear can't be deducted in any of the four states Depositsheet covers.
What is California's $125 rule?
If repairs and cleaning together are over $125, California requires copies of the receipts or invoices with the itemized statement, or a good-faith estimate if the work isn't done yet (§1950.5(h)(2)–(4)). Depositsheet adds up the repair and cleaning lines and flags it.
What happens if I miss the deadline?
In New York the landlord forfeits any right to keep any part of the deposit; in Florida a late notice forfeits the claim; in Texas missing the 30 days presumes bad faith, which can cost $100 plus three times the amount withheld plus attorney's fees; in California bad faith can cost up to twice the deposit. Depositsheet warns you when the date has passed.
What's free?
Every deduction, the refund to the cent, the deadline, every flag, 3 dispute what-ifs and 12 lines on screen and in print (with a footer). Pro shows everything and adds the statement letter, the Excel workbook and CSV exports.
Is this legal advice?
No. Depositsheet applies the arithmetic and the deadlines it describes to the figures you provide. Rules change and cities can add their own; check your lease and your state and local law. It is not a law firm and not affiliated with any agency.