A move-out deduction list that adds up
One row per deduction — rent, damage, cleaning, utilities, fees — and Depositsheet totals it, flags wear and tear and prints the statement.
List each deduction with its category and amount. Depositsheet adds the deposit and any interest, subtracts every deduction and shows the refund due — or the balance the tenant owes — to the cent, with the date the statement is due in your state.
Keep one row per charge: item, category, amount, receipt (yes or no) and a note. Lines that sound like normal wear and tear, missing receipts and negative or unreadable amounts are flagged. Pro exports the deduction lines as CSV and a ready-to-edit statement letter.
Your figures stay on your computer
Depositsheet reads your file with JavaScript in this browser tab. Tenant names, amounts and notes are never uploaded, and deduction rows aren't saved — close the tab and they're gone.
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.
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.