State Statutory Directory & Calculator
Security Deposit Return Laws by State
Calculate your statutory refund deadline, check state deposit caps, and view bad-faith penalties across all covered jurisdictions.
Security Deposit Return Deadline & Refund Calculator
Select your state and enter move-out details to compute your exact statutory return deadline date and net refund owed.
In TX, OH, PA, and AZ, the return clock runs from the later of surrender and address delivery.
Statutory Return Deadline
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Total Refund Owed
$0.00
Governing Statute
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Itemization requirement: --
Bad-faith penalty: --
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State Comparison: Return Deadlines, Caps & Penalties
Statutory timelines and bad-faith remedies across all covered states.
| State | Return Deadline | Statutory Cap | Itemization / Receipts | Bad-Faith Penalty | Official Statute |
|---|---|---|---|---|---|
| California | 21 calendar days | 1 month rent (AB 12; 2 months for qualifying small landlords) | Invoices/receipts mandatory for deductions > $125 (§ 1950.5(h)) | Up to 2x deposit in statutory damages + actual damages | Cal. Civ. Code § 1950.5 |
| Arizona | 14 business days (skips weekends & legal holidays) | 1.5 months' rent | Itemized written statement required with refund check | Twice the amount wrongfully withheld | A.R.S. § 33-1321(D) |
| Colorado | 30 calendar days (or up to 60 days if stipulated by written lease) | 2 months' rent | Documentation due within 14 days of request (HB25-1249) | Treble (3x) damages after mandatory 7-day demand notice | C.R.S. § 38-12-103 |
| Texas | 30 calendar days (triggered by surrender & written forwarding address) | No statutory limit | Itemized accounting not required if rent owed without controversy | $100 plus 3x amount wrongfully withheld + attorney fees | Tex. Prop. Code § 92.103 |
| Florida | 15 days (no deductions) / 30 days (notice of claim by certified mail) | No statutory limit | Certified mail notice required detailing itemized claim reasons | Forfeiture of right to impose claim; attorney fees to prevailing party | Fla. Stat. § 83.49 |
| New York | 14 calendar days after vacating | 1 month's rent | Itemized statement mandatory with any retained deposit funds | Forfeiture of retention rights; up to 2x punitive damages for willful breach | N.Y. GOB § 7-108 |
| Illinois | 30 days (itemized estimate) / 45 days (full refund; Chicago RLTO: 45 days) | No statutory limit | Paid contractor receipts due within 30 days of itemized estimate | Twice deposit plus costs and fees; Chicago: 2x plus interest | 765 ILCS 710/1 |
| Washington | 30 calendar days | No statutory limit | Zero retention permitted if signed move-in condition checklist omitted | Up to 2x deposit for intentional refusal plus attorney fees | RCW 59.18.280 |
| Georgia | Within one month | No statutory limit | Itemized damage statement with estimated repair costs | 3x amount wrongfully withheld unless landlord proves bona fide error | O.C.G.A. § 44-7-34 |
| North Carolina | 30 calendar days (interim 30 days / final 60 days) | 2 weeks (week-to-week), 1.5 months (month-to-month), 2 months (> month) | Itemized accounting of damages required; trust account or bond mandated | Forfeiture of retention rights plus reasonable attorney fees | N.C.G.S. § 42-52 |
| Pennsylvania | 30 calendar days (contingent on tenant forwarding address) | 2 months (1st year); 1 month (subsequent years); escrow required year 2+ | Written itemized list of damages required with remaining balance | Double the deposit amount for failure to return after address delivery | 68 P.S. § 250.512 |
| Ohio | 30 calendar days after delivery of possession | No limit (interest at 5% due on portion exceeding 1 month if held 6+ mos) | Written itemized deductions delivered with balance | Damages equal to amount wrongfully withheld plus attorney fees | R.C. § 5321.16 |
How Statutory Deadlines Work
State laws mandate a strict deadline for landlords to return deposits and furnish itemized deductions. While most states count calendar days from key surrender, some jurisdictions like Arizona count only business days, and others like Texas require delivery of a written forwarding address before the clock begins.
Normal Wear & Tear vs Damage
Landlords cannot legally deduct for ordinary wear and tear caused by normal residential living. Things like minor carpet traffic shading, small scuffs on paint, or faded fixtures are landlord operational costs. Deductions are lawful only for actual negligence, pet stains, burns, or unauthorized alterations.
Enforcing Your Rights
If your landlord misses the statutory return deadline, they frequently forfeit the right to keep any portion of your deposit. The recognized first step is sending a formal written demand citing the exact state statute. You can generate a custom demand letter using our free template.
Frequently Asked Questions
How is a security deposit return deadline calculated?
In most states, the security deposit return countdown begins on the date the tenant vacates and surrenders physical possession of the rental property. However, in states like Texas and Ohio, the clock does not begin until the tenant furnishes a written forwarding address. In Arizona, the 14-day statutory deadline counts business days only, excluding Saturdays, Sundays, and legal holidays.
What happens if a landlord misses the statutory security deposit deadline?
Missing statutory security deposit deadlines generally forfeits the landlord's right to retain any portion of the deposit for alleged damages. In many states, bad-faith retention entitles tenants to punitive statutory damages: up to twice the deposit in California, New York, Washington, and Pennsylvania, and three times the wrongfully withheld portion plus $100 in Texas.
Can a landlord deduct for normal wear and tear from a security deposit?
No. In all covered states, landlords cannot deduct for ordinary wear and tear resulting from everyday residential living, such as minor scuffs on baseboards, small nail holes, or natural carpet traffic wear. Deductions are lawful only for actual tenant negligence, intentional damage, or unauthorized alterations.
Do landlords have to provide repair receipts with security deposit deductions?
Many states require documentary proof. For example, California mandates that housing providers attach itemized receipts or contractor invoices for any repairs or cleaning charges of more than $125 (Cal. Civ. Code § 1950.5(h)). Colorado's HB25-1249 requires supporting documentation within 14 days of a tenant's written request.