Landlord Itemized Deductions Security Deposit Calculator
An itemized security deposit worksheet is strongest when every line has cost, age, useful life, damage share, and a source note. This calculator totals the lines without storing raw private facts.
Use the multi-item worksheet for mixed claims: carpet, cleaning, paint, appliances, blinds, door frames, cabinets, and floors.
Methodology formula
chargeable = max(0, replacement_cost x remaining_life / useful_life) - wear_allowance
For this page, useful life defaults to 5 years for Plush carpet. Source: HUD Appendix 5D sample life expectancy chart.
Useful-life data table
| Item | Useful life | Source | Notes |
|---|---|---|---|
| Plush carpet | 5 years | HUD Appendix 5D sample life expectancy chart | HUD examples list family-unit plush carpeting at five years; elderly-unit examples list seven years. |
| Interior enamel paint | 5 years | HUD Appendix 5D sample life expectancy chart | Use for repaint charges when the record shows damage beyond ordinary fading or turnover repainting. |
| Subfloor repair after pet urine saturation | 20 years | InterNACHI Standard Estimated Life Expectancy Chart | Subfloor work is modeled as a building-component repair; use documented repair scope, not cosmetic carpet replacement. |
| Refrigerator or common kitchen appliance | 10 years | HUD Appendix 5D refrigerator life benchmark; IRS Publication 527 appliance depreciation class | HUD examples list refrigerators at ten years; IRS Publication 527 also treats appliances as depreciable rental property. |
| Cleaning labor | 1 years | State deposit statutes and itemization rules | Cleaning is a service charge, not a depreciating item. Use documented hours and reasonable rate. |
| Hardwood floor repair or refinishing | 25 years | InterNACHI Standard Estimated Life Expectancy Chart | Use repair/refinish cost when feasible; full replacement should be documented separately. |
| Pet damage repair | 7 years | HUD Appendix 5C damage examples plus item-specific useful life | Pet damage is routed to the damaged component; this default is for mixed minor fixture and surface repairs. |
| Interior door frame | 20 years | InterNACHI Standard Estimated Life Expectancy Chart | Model actual repair cost for split jambs, chewed trim, or broken casing; do not charge for ordinary scuffs. |
| Laminate or solid-surface countertop | 20 years | InterNACHI Standard Estimated Life Expectancy Chart | Use documented replacement section cost where possible; full kitchen replacement usually overstates tenant-side value. |
| Window shades, screens, and blinds | 3 years | HUD Appendix 5D sample life expectancy chart | HUD examples list shades, screens, and blinds at three years for family and elderly units. |
| Cabinet door or box repair | 20 years | InterNACHI Standard Estimated Life Expectancy Chart | Use the damaged cabinet component cost, not the cost of replacing undamaged matching cabinetry. |
Comparison table
| Option | Best for | Weakness |
|---|---|---|
| DepositDeduct worksheet | Fast neutral estimate with source links | Does not replace legal advice or court findings |
| Manual spreadsheet | Custom evidence packets | Easy to forget useful-life proration or state deadlines |
| Forum answer | Anecdotes and negotiation language | Usually lacks documented math and statutory citations |