For independent landlords & small property owners
Return a security deposit the right way
Free calculators and document generators for the moment a tenant moves out — built around each state's deadlines, interest rules, and penalties, so you don't have to dig through a statute.
01
Know your deadline
Every state sets a hard deadline to return a deposit or send an itemized statement — from 14 to 60 days after move-out. Miss it and you can forfeit the right to withhold anything.
02
Calculate the refund
Enter the deposit, deductions, and dates. The calculator applies your state's deadline and interest rules and shows exactly what's owed and by when.
03
Document it
Generate a clean, itemized PDF statement citing your state statute — the paper trail that protects you if a former tenant disputes a deduction.
Look up your state's deposit law
Deposit caps, refund deadlines, interest requirements, and penalties — summarized for all 50 states plus D.C.
View all states →Renter, not a landlord?
Landlord won't return your security deposit?
Generate a free demand letter that cites your state's return deadline and the penalties your landlord faces for withholding it — the step that settles most cases before small claims.
Get my deposit back →The security deposit toolkit
Covering the deposit from the day a tenant moves in to the day the refund is mailed.
Condition Checklist with Photos
Attach photos to each room and export a signed PDF — the evidence every deduction ultimately rests on.
Itemized Deduction Letter
The written statement nearly every state requires before you can keep any part of a deposit.
Deposit Interest Calculator
Interest owed in the states that require it, with a rate you can set so it never goes stale.
Wear and Tear vs. Damage
Whether carpet, paint, cleaning or nail holes are chargeable — or your cost as the landlord.
Guides, worked through with numbers
Longer reads on where deposits actually go wrong — including seven move-out scenarios with the arithmetic shown line by line.
Built for the paperwork side of being a landlord
Landlord Tools is a small, focused set of calculators and document generators — not a listing platform or a leasing service. Everything runs in your browser; nothing you enter is uploaded or stored.