Security Deposit Calculator

Short answer

California (AB 12, Civil Code 1950.5): generally 1 month's rent (2 months for a small landlord as defined in the statute), returned within 21 calendar days. Texas (Property Code 92.103, 92.107): no statutory cap, returned within 30 days after the tenant provides a forwarding address. For every other state, the answer is Check official source.

Last verified: 2026-10-25. This is general information, not legal advice. City ordinances may be stricter and may override state rules. Check the official source for your city and state before acting.

Verified state deposit rules

State	Verified deposit rule	Return deadline
California	Generally 1 month's rent; 2 months for a small landlord as defined in the statute (AB 12, Civil Code 1950.5)	21 calendar days after vacating
Texas	No statutory cap; the lease amount controls (Property Code 92.103, 92.107)	30 days, with the forwarding-address trigger
All other states	Check official source	Check official source

Check the maximum deposit, any overcharge, the return deadline, and the refund after itemized deductions — for California and Texas only. For every other state, the result is Check official source with no numeric cap or deadline.

Last verified: 2026-10-25

Warning: This is general information, not legal advice. City ordinances may be stricter and may override state rules. Check the official source for your city and state before acting.

Calculator

State Monthly rent ($) Deposit charged ($) Itemized deductions claimed by landlord ($) — optional

Enter the total of the itemized deductions. This tool only subtracts the total you enter; it does not judge whether any deduction is lawful.

Move-out / vacating date

California small-landlord exception Check this box only if the landlord meets the small-landlord definition in the statute (California only) — leave it unchecked unless you have confirmed the landlord qualifies

Only check this if all of these are true: the landlord is a natural person, or an LLC whose members are only natural persons; owns no more than 2 properties totaling 4 units; and the tenant is not a service member. If any part is not true, leave it unchecked — the maximum is 1 month's rent.

Texas forwarding-address date (Texas only)

Texas: the landlord's return duty is not triggered until the tenant provides a written forwarding address. The 30-day deadline runs from that date, not from move-out alone.

Formula

California (AB 12, Civil Code 1950.5): maximum deposit = 1 × monthly rent generally; 2 × monthly rent only under the narrow small-landlord exception described above. Overcharge = deposit charged − maximum deposit (if positive). Return deadline = move-out date + 21 calendar days.

Texas (Property Code 92.103, 92.107): no statutory cap — the lease amount controls, so there is no overcharge figure to compute. Return deadline = forwarding-address date + 30 days. Without a forwarding-address date, no deadline can be calculated, because the duty has not been triggered on the facts entered.

Refund after deductions: refund = deposit charged − itemized deductions entered. No interest is calculated by this tool.

Worked examples

Example 1 — California, general rule: Rent $2,000, deposit charged $2,500, move-out 2026-10-01, deductions $300. Maximum = 1 × $2,000 = $2,000. Overcharge = $500. Return deadline = 2026-10-01 + 21 days = 2026-10-22. Refund after deductions = $2,500 − $300 = $2,200 (before any separate overcharge question — see Limitations).

Example 2 — California, small-landlord exception: Rent $2,000, deposit charged $4,000, all exception conditions met. Maximum = 2 × $2,000 = $4,000. Overcharge = $0. Return deadline is still move-out + 21 calendar days.

Example 3 — Texas: Rent $2,000, deposit charged $3,000, forwarding-address date 2026-10-05, deductions $400. No statutory cap, so no overcharge is computed. Return deadline = 2026-10-05 + 30 days = 2026-11-04. Refund after deductions = $3,000 − $400 = $2,600.

Example 4 — Texas, no forwarding address yet: Same facts but no forwarding-address date entered. No return deadline can be calculated, because the landlord's duty is not triggered until the tenant provides a written forwarding address.

Limitations

Only California and Texas are verified for this tool. All other states return “Check official source” with no numeric cap or deadline.
Texas has no statutory cap, so this tool cannot call a Texas deposit an overcharge on state law alone; the lease controls the amount.
The refund figure is deposit minus the deductions total you entered. It does not judge whether deductions are lawful, documented, or itemized correctly.
If the deposit charged exceeds the California maximum, the refund-after-deductions figure and the overcharge figure are different questions; this tool shows both separately and does not merge them into a single amount owed.
No interest is calculated. No interest rule is in the verified list for this tool.
Local ordinances may be stricter and may override state rules.

Sources

Last verified: 2026-10-25. Verify the current law and any city ordinance before acting.

Related guide: How Much Security Deposit Can a Landlord Charge? — state deposit limits compared.

Frequently asked questions

What is the California security deposit maximum?

Generally one month's rent under AB 12 (Civil Code 1950.5), with a narrow small-landlord exception up to two months. The deposit must generally be returned within 21 calendar days after vacating.

Does Texas cap security deposits?

Texas has no statutory cap; the lease amount controls. The return period is 30 days, and the landlord's duty is not triggered until the tenant provides a written forwarding address.

Does this calculator compute interest on a deposit?

No. No interest calculation is included, because no interest rule is in the verified list for this tool.