Deposit Deduction Depreciation Calculator

Estimates how much of a carpet, paint, blind, or appliance replacement a landlord can fairly deduct from a security deposit once the item's age and normal wear are taken into account.

Your estimate

Remaining useful life...

Depreciated value at move-out...

Fair deduction amount...

Amount you absorb as owner...

Estimates only. Assumptions are listed below, and you can change every input.

Carpet, paint, blinds, and appliances wear out on their own schedule. When a tenant damages one, charging the full replacement price is the single most common reason a deduction gets challenged, because the tenant is being asked to buy the landlord a brand new item to replace an old one. The fair number is the item's remaining value at move-out, not its price tag.

This calculator prorates the replacement cost across the item's expected useful life using straight-line depreciation. Enter what it costs to replace the item today, how long that type of item is expected to last, and how old it was when the tenant left. You get the depreciated value, the share you can reasonably charge, and the part you absorb as normal aging. Useful life is your call, not a hidden constant; the tool does not assume one for you.

How to use this tool

Get a current quote or receipt for replacing the item and enter it as the replacement cost, including installation.
Enter the item's expected useful life in years and its age at move-out. If you do not know the install date, use the last invoice or your own records.
Adjust the tenant share if only part of the damage is the tenant's responsibility, then copy the fair deduction amount onto your itemized statement with the calculation shown.

What the math assumes

Uses straight-line depreciation: the item loses an equal share of its value in each year of its expected useful life.
An item at or past the end of its useful life has a depreciated value of zero, so nothing is chargeable no matter how badly it was damaged.
Replacement cost is taken exactly as you enter it; no markup, tax, or disposal fee is added unless you include it in that number.
The tenant share percentage is your judgment about what was caused by the tenant versus pre-existing or ordinary wear; the tool does not decide that for you.
Deduction rules differ by state and city. This is a fairness estimate to support an itemized statement, not legal advice.

Frequently asked questions

Why can't I charge the tenant the full cost of new carpet?

Because the tenant did not damage new carpet; they damaged carpet that had already used up part of its life. Charging full replacement means the owner ends up with a newer asset at the tenant's expense, which is why prorated deductions hold up far better in a dispute.

What useful life should I use for paint or carpet?

Use a number that reflects the quality you installed and how your properties actually turn over. Some property managers keep a written schedule of useful lives per item so every statement uses the same basis. Whatever you choose, state it on the deduction line.

Does depreciation apply to cleaning or labor charges?

No. Depreciation is for replacing a physical item that wears out. Cleaning, hauling, and repair labor are charged at their actual cost, so enter those separately on your statement rather than running them through this calculator.

Link to this toolhttps://depositbackr.com/tools/deduction-depreciation-calculator/

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