JJ Ben-JosephCalculate potential damages when a landlord wrongfully withholds your security deposit. Many states impose statutory penalties of 2-3× the withheld amount for bad faith retention.
This calculator is designed for tenants (and sometimes landlords) who are dealing with a dispute over a residential security deposit. It gives a simple, educational estimate of potential damages when a landlord may have wrongfully withheld part or all of a deposit, especially where statutes allow penalties, multipliers, or bad faith damages.
Laws about security deposits are highly state- and city-specific. Some jurisdictions allow tenants to recover a multiple of the wrongfully withheld amount, others only allow the money itself plus limited costs, and some have strict notice deadlines and caps. This tool does not tell you what you are guaranteed to win in court; it simply helps you understand the basic moving parts of a potential claim so you can have a better-informed conversation with a lawyer, legal aid office, or tenant advocacy group.
The security deposit amount is the total deposit you originally paid at the start of the lease. This could be one month of rent, a fixed dollar amount, or a combination deposit (e.g., security + pet deposit) depending on your lease.
The amount wrongfully withheld is the portion of the deposit that you believe was kept in violation of the law or your lease, after legitimate deductions. Examples might include:
You should base this figure on your best good‑faith estimate after reviewing move‑in/move‑out photos, your lease, and any itemized deduction list your landlord provided.
Many laws distinguish between an honest dispute and bad faith conduct. While definitions vary, bad faith often involves things like knowingly violating clear legal requirements, intentionally delaying or refusing to return money without a valid reason, or making obviously false claims about damage.
Use the “bad faith” dropdown to select whether you believe the landlord’s actions were clearly in bad faith or whether it looks more like a genuine disagreement over the condition of the unit or the law. The calculator may include an additional penalty component when you select bad faith, depending on your inputs.
This tool breaks potential claim value into simple components. The exact numbers and availability of each category depend on your jurisdiction, but the basic structure is:
A simplified version of the calculation looks like:
In more familiar notation:
Total claim estimate = (Wrongfully withheld amount × statutory multiplier) + any bad faith penalty + estimated attorney fees/costs
The calculator applies the multiplier you select in the “State Statutory Penalty” field (for example, 1×, 2×, or 3×). If you choose “No statutory penalty (1×),” the tool essentially treats your potential recovery as close to the wrongfully withheld amount, plus any additional penalties you indicate might apply.
The calculator’s output is meant to give you a ballpark estimate, not a promise of what a court will award. You might use it to:
If the estimated potential claim is relatively low compared with filing fees, time off work, and stress, you might decide to send a firm written demand but not litigate. If the estimate is high, it could support pursuing formal legal advice or action.
Imagine the following scenario (numbers are for illustration only, not legal advice):
You select:
The calculator might show:
Now assume the landlord never sent an itemized statement, ignored repeated written requests, and clearly misrepresented damage that did not exist. You select:
The calculator may add an extra penalty component when “bad faith” is chosen, illustrating how some statutes punish particularly unfair conduct. This helps you see why documenting communication and deadlines is important.
| Scenario | Statutory treatment (generalized) | Possible tenant recovery | Notes and assumptions |
|---|---|---|---|
| Minor dispute, landlord substantially compliant | No multiplier (1×) | Return of wrongfully withheld portion only | Courts may see this as a good faith disagreement over condition or charges. |
| Wrongful withholding without clear bad faith | Some jurisdictions allow 2× the wrongful amount | Wrongfully withheld amount + up to 2× penalty | Often depends on timely notices and whether the landlord at least tried to comply with the statute. |
| Clear bad faith or willful violation | In certain places, up to 2–3× or additional fixed penalties | Multiple of the wrongful withholding + possible separate bad faith penalty | Typically requires showing intentional or reckless disregard of legal duties. |
| Serious tenant damage or unpaid rent offsets | Deposit may be fully consumed by legitimate charges | Little or no recovery for the tenant | Landlord may counterclaim for additional amounts if damage exceeds the deposit. |
This calculator necessarily makes broad assumptions so it can be used in many different jurisdictions. It does not account for:
All outputs are rough educational estimates only. They are not legal advice, do not create an attorney‑client relationship, and should not be the sole basis for deciding whether to sue, settle, or take any other action.
Before acting on a dispute over a security deposit, consult a qualified attorney or reputable legal aid organization in your area. They can interpret your local law, help you understand deadlines and evidence requirements, and advise you on realistic outcomes.
After using the calculator, you may want to:
Using the calculator together with accurate local legal information will give you a more realistic picture of your options and potential recovery.
Often things like minor scuffs, small nail holes, lightly worn carpet in high-traffic areas, and faded paint. Damage beyond ordinary use (broken fixtures, large stains/holes, missing items) is more likely deductible.
Many states require an itemized list of deductions (sometimes with receipts) within a deadline. If the landlord misses requirements, penalties may apply depending on the jurisdiction.
It commonly refers to intentionally or knowingly keeping deposit funds without a lawful basis (or ignoring clear statutory duties). It’s typically proven with documentation and patterns of conduct.
Often yes, if the amount is within your local small-claims limit. Filing rules, service requirements, and recoverable costs vary by jurisdiction.
It depends on the statute and case law in your state/city. When in doubt, treat this tool as a rough estimate and confirm the specific rule for your location.
A: Varies by state, typically 14-30 days after moveout. Failure to meet this deadline often results in forfeiture of right to make any deductions.
A: Move-in and move-out inspection reports, photos, receipts for cleaning, and records of all communications with landlord.
A: Yes, most tenant protection laws allow recovery of attorney fees if you prevail, making it easier to find representation.
Legal Disclaimer: This calculator provides estimates only. Consult with a tenant rights attorney for advice specific to your situation and state law.