{
  "slug": "move-in-move-out-inspection-cost",
  "title": "Move-In/Move-Out Inspection & Deposit Deduction Calculator",
  "heading": "Move-In/Move-Out Deduction Calculator",
  "category": "financial",
  "url": "https://www.revenuelab.fyi/toolbox/move-in-move-out-inspection-cost",
  "summary": "Apply depreciation for normal wear and tear to itemize a fair security deposit deduction.",
  "description": "Most security deposit disputes come down to one issue: landlords billing full replacement cost for something that was already partway through its useful life, which courts and small-claims judges routinely reject. Carpet with a 5-year useful life that's 3 years old is only worth 40% of replacement cost when it's damaged, not 100%, and charging full price invites a dispute or a judgment against you. This calculator applies straight-line depreciation to common line items — carpet, paint, appliances — so your itemized deduction reflects the item's remaining value rather than its original cost, which is both more defensible and often what local law explicitly requires.",
  "formula": "Remaining value = replacement cost × (1 − (age ÷ useful life)), floored at zero. Fair deduction = remaining value, not full replacement cost.",
  "dateModified": "2026-09-30",
  "run_url": "https://www.revenuelab.fyi/api/public/calc?tool=move-in-move-out-inspection-cost",
  "inputs": [
    {
      "id": "replacementCost",
      "label": "Full replacement cost of item",
      "kind": "number",
      "hint": null,
      "default": 1800,
      "unit": "$",
      "min": 0,
      "max": null
    },
    {
      "id": "usefulLife",
      "label": "Typical useful life",
      "kind": "number",
      "hint": null,
      "default": 5,
      "unit": "years",
      "min": 1,
      "max": 30
    },
    {
      "id": "ageAtDamage",
      "label": "Age of item when damaged",
      "kind": "number",
      "hint": null,
      "default": 3,
      "unit": "years",
      "min": 0,
      "max": 30
    },
    {
      "id": "otherDamageCharges",
      "label": "Other legitimate damage charges (non-depreciable)",
      "kind": "number",
      "hint": null,
      "default": 150,
      "unit": "$",
      "min": 0,
      "max": null
    },
    {
      "id": "depositHeld",
      "label": "Security deposit held",
      "kind": "number",
      "hint": null,
      "default": 1800,
      "unit": "$",
      "min": 0,
      "max": null
    }
  ],
  "outputs": [
    {
      "id": "fairDeduction",
      "label": "Fair, depreciation-adjusted deduction",
      "format": "currency",
      "hint": null,
      "primary": true
    },
    {
      "id": "remainingValue",
      "label": "Remaining value of the damaged item",
      "format": "currency",
      "hint": null,
      "primary": false
    },
    {
      "id": "refundDue",
      "label": "Refund due to tenant",
      "format": "currency",
      "hint": null,
      "primary": false
    },
    {
      "id": "overchargeIfFullCost",
      "label": "Overcharge if billed at full replacement cost",
      "format": "currency",
      "hint": null,
      "primary": false
    },
    {
      "id": "depreciatedPct",
      "label": "Item's depreciated percentage",
      "format": "percent",
      "hint": null,
      "primary": false
    }
  ],
  "worked_example": {
    "inputs": [
      "Full replacement cost of item: 1800 $",
      "Typical useful life: 5 years",
      "Age of item when damaged: 3 years",
      "Other legitimate damage charges (non-depreciable): 150 $",
      "Security deposit held: 1800 $"
    ],
    "outputs": [
      "Fair, depreciation-adjusted deduction: $870.00",
      "Remaining value of the damaged item: $720.00",
      "Refund due to tenant: $930.00",
      "Overcharge if billed at full replacement cost: $1,080.00",
      "Item's depreciated percentage: 60%"
    ]
  },
  "how_to": {
    "title": "How to use this",
    "steps": [
      "Enter full replacement cost of item ($).",
      "Enter typical useful life (years).",
      "Enter age of item when damaged (years).",
      "Enter other legitimate damage charges (non-depreciable) ($).",
      "Enter security deposit held ($).",
      "Read your fair, depreciation-adjusted deduction on the right — it updates as you type.",
      "Hit Share to keep the scenario or send it to someone."
    ]
  },
  "scenarios": [
    {
      "name": "Conservative",
      "description": "Lower-end numbers — what if things land soft?",
      "values": {
        "replacementCost": 1100,
        "usefulLife": 3,
        "ageAtDamage": 1.7999999999999998,
        "otherDamageCharges": 100,
        "depositHeld": 1100
      }
    },
    {
      "name": "Typical",
      "description": "Defaults — the most common real-world setup.",
      "values": {
        "replacementCost": 1800,
        "usefulLife": 5,
        "ageAtDamage": 3,
        "otherDamageCharges": 150,
        "depositHeld": 1800
      }
    },
    {
      "name": "Ambitious",
      "description": "Higher-end numbers — what if things really pop?",
      "values": {
        "replacementCost": 2900,
        "usefulLife": 8,
        "ageAtDamage": 4.800000000000001,
        "otherDamageCharges": 250,
        "depositHeld": 2900
      }
    }
  ],
  "limitations": [
    "Results are estimates before tax, fees, and inflation unless an input explicitly covers them.",
    "Rates are treated as fixed for the whole period — variable-rate products will drift from this projection.",
    "This is educational maths, not financial advice. Check anything contractual with the lender or your accountant."
  ],
  "faq": [
    {
      "q": "Why can't I just charge full replacement cost for damaged carpet?",
      "a": "Because normal wear and tear plus the item's age means it wasn't worth full replacement cost anymore, and charging as if it were new is generally treated by courts as an improper windfall to the landlord rather than a legitimate damage charge. Many states explicitly require or courts have established depreciation-based deductions as the standard."
    },
    {
      "q": "What useful life should I use for common items?",
      "a": "Common benchmarks: carpet 5-7 years, interior paint 2-3 years (in high-turnover units) up to 5 years, appliances 10-13 years, blinds 3-5 years. These vary by jurisdiction and some states publish specific guidance or case law setting expected useful life for deposit deduction purposes."
    },
    {
      "q": "Does normal wear and tear mean I can't charge anything?",
      "a": "Correct for pure wear and tear — a small furniture indentation on carpet or minor scuffs are normal and not billable. This calculator is for actual damage beyond normal wear (a pet stain, a burn, a hole) where depreciation still applies to determine the dollar amount, not whether it's billable at all."
    },
    {
      "q": "What if the item was already at the end of its useful life?",
      "a": "Then its remaining value is at or near zero, and you generally can't charge the tenant for replacing it regardless of the damage, since it had no remaining value to lose. Only 'other damage charges' unrelated to that specific depreciated item would still be billable in that case."
    }
  ],
  "related": [
    "https://www.revenuelab.fyi/toolbox/security-deposit-interest",
    "https://www.revenuelab.fyi/toolbox/tenant-turnover-cost"
  ],
  "license": "CC-BY-4.0",
  "citation": "RevenueLab — Move-In/Move-Out Inspection & Deposit Deduction Calculator (https://www.revenuelab.fyi/toolbox/move-in-move-out-inspection-cost)"
}