A deposit itemization template that does the math
Download the template, list the deductions, and drop it back in: the refund, the deadline and every flag.
| Depositsheet | A blank template | |
|---|---|---|
| Totals | Deposit plus interest, less deductions, to the cent; balance owed if deductions exceed it | Write and check the formulas yourself |
| Deadline | Counted from move-out for CA, TX, NY and FL, with a late warning | Look it up yourself |
| Flags | Wear-and-tear wording, missing receipts, California's $125 rule, deposit caps | None |
| Co-tenants | Refund split in whole cents that add up | Rounding by hand |
Honest take: a template you already trust works fine; keep it and drop it into Depositsheet to check the math and the date.
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.