When does the security deposit return clock start?

Deposit Desk starts the clock on surrender: keys returned and the unit vacant, not the lease end date on paper alone. Guides cover surrender date and keys not returned.

How long do I have to return a security deposit?

It depends on state law and sometimes city rules. Examples: Illinois statewide 30 days after surrender under 765 ILCS 715/; Chicago RLTO often 45 days; Ohio 30 days under ORC 5321.16. Deposit Desk shows the cite for your state and links to official code. Not legal advice.

What if I missed the deposit return deadline?

Record a defensible surrender date, itemize withholds by line (not one lump cleaning fee), and export a dated packet. Late documented itemization beats silence. Confirm penalties with counsel.

Tenant disputing the security deposit withhold?

Operators typically win disputes with move-in condition logs, dated photos, and line-item withholds tied to move-out. Normal wear vs damage and written itemization matter more than email arguments.

Is Simple Property Tools legal advice?

No. Deposit Desk helps you document dates, itemization, and deadlines. Statute labels and links are for convenience. Confirm requirements with licensed counsel in your state.

Security deposit return · 18 states + DC · up to 40 units

Avoid penalties. Keep records that protect you. Beat the clock.

Q: Which states are in the wizard?

18 states plus DC with 30- or 45-day default return windows from surrender in the wizard. Illinois includes a Chicago RLTO city toggle. Local ordinances may differ; confirm with counsel. State guides at simple-property.com/blog.

Q: Per turn or Pro subscription?

Draft free in the browser. Per-turn print unlock is $29 move-out or $49 full tenancy on one packet. Pro is $22 per month or $99 per year for unlimited print across up to 40 units. See simple-property.com/pricing.

Q: Is Deposit Desk property management software?

No. It is move-in checklist, move-out itemization, statutory deadline helper, Google Calendar and Sheets hooks, and print-ready export only.

Q: Spreadsheet or Deposit Desk?

Spreadsheets work for one quiet door. They break when surrender dates and statutes differ across several move-outs the same month. Deposit Desk keeps surrender math and export in one packet.

The clock starts at surrender (keys back, unit vacant), not lease end alone. Many codes use a 30-day window; Chicago RLTO and several states use 45. Pick your state in the wizard.

What court records keep showing

Illinois and Chicago filings still turn on missed 30- and 45-day return windows after surrender, not lease end alone.

Public docket patterns · not legal advice · confirm with counsel.

Spreadsheets hide surrender dates. One disputed withhold without move-in proof costs more than the tool. Deposit Desk walks five steps to a print-ready packet with deadline math. Not inspection apps. Not full PM software.

Compare spreadsheet · inspection apps · we stay in the deposit lifecycle lane.

Statewide: 30 days after surrender · 765 ILCS 715/
Chicago: 45 days · RLTO
Vs Excel: Deadline + packet in one export

Start free packet Per turn · Pro pricing

Deposit Desk · Illinois deposit packet

Packet #SPT-2026-0315 · Generated 2026-03-15

Property: 123 Oak St, Unit 2 · Chicago, IL
Tenant: Jordan Lee
Surrender: 2026-03-01
Deposit held: $1,450.00 · First National escrow
Photo folder: Drive link on file (move-in album)

Return or itemize by 2026-04-15 · 45 days · Chicago RLTO

Move-in condition

Room	Condition	Notes
Living room	Good	Pre-existing carpet wear noted
Kitchen	Good	Appliances tested · Photo link: Drive share URL in packet

Move-out withholdings

Category	Description	Amount
Cleaning	Professional clean per move-out checklist	$120.00

Total withheld: $120.00 · Balance due tenant: $1,330.00

Documentation only · not legal advice

Pick your path

Do the work

Start a free packet

Missed clock or weak proof costs more than $29 at export · five steps · deadline on screen first.

Already in trouble

Missed deadline guides

Missed clock, disputes, itemization, surrender date · national pain guides.

Pay for the turn

Per turn or Pro

One mistake beats a year of Pro · $29 / $49 per turn · $22/mo or $99/yr · up to 40 units.

Shape the product

Suggest a ruleset

New state rules, wizard fields, or guide ideas · we read every note.

Problem → fix

Three ways operators lose deposits

Deadline

Return or itemize late after surrender. Penalties follow the statutory window, not your inbox.

Deposit Desk logs surrender and shows 30- or 45-day math before you export.

Proof

No dated move-in photos or line items means the withhold you remember is the one a tenant fights.

Room tables, photo links, and itemized withholds in one printable packet.

Seasonality

Quiet months do not need another SaaS bill. Turnover weeks need a real packet, not a forgotten tab.

Draft free · unlock print per turn · Pro when turns stack. Vs spreadsheet.

Guides

When something goes wrong · state deadlines · renters

Guides exist because operators lose deposits on clocks, proof, and vague withholds.

Search-friendly guides for missed deadlines, disputes, itemization, and state rules in the wizard. 18 states + DC. Not legal advice.

All guides · RSS

Pricing

Pay for the turn, not the panic

One missed deadline or weak packet usually costs more than a year of Pro or one per-turn fee.

Free draft always · $29 / $49 per turn · $22/mo or $99/yr Pro · up to 40 units.

Free · full wizard, deadline on screen, Calendar and Sheets export.
Per turn · pass-through on the lease ledger · unlock print at step 5.
Pro · print + reminders when you run multiple turns per year.

See pricing

Coverage

18 states + DC · color bar, not guesswork

Using the wrong state's clock or skipping move-in proof costs more than a per-turn fee.

Scroll the color bar under the header on any page · green 30-day vs gold 45-day chips · tap your state, then finish the wizard. Coverage spans 18 states + DC with Chicago RLTO on Illinois when you pick Chicago.

Guides by state Start free packet

Workflow

Five steps · one defensible export

Skip a step and you pay at dispute time, not at checkout.

Property and city rule → tenant and surrender → move-in proof → move-out lines → deadline and print.

1
Property · state · major city dropdown (Chicago RLTO)
2
Tenant · deposit · surrender date
3
Move-in rooms · optional photos
4
Move-out line items · running total
5
Deadline · Google Calendar · Sheets · print (per turn or Pro)

Works with the Google Calendar and Sheets you already use · adds surrender math and export.

Launch

Scale tools before headaches compound

At 10+ doors, memory and group texts stop working.

Deploy deposit packets first, then ledger and light PM by door count. Launch stack · Suggest a ruleset

FAQ

Nine doors · quick answers

Each question opens like the entry door · deposit clocks, pricing, and what Deposit Desk is (and is not). Not legal advice.

When does the deposit return clock start?

On surrender · keys back and the unit vacant · not the lease end date alone. Deposit Desk step 2 records that date for the deadline math. Read surrender date and keys not returned (concepts apply in every shipped state).

Which states are in the wizard?

18 states + DC with default 30- or 45-day return windows from surrender. Use the color bar above · gold = 45-day defaults · blue = 30-day · Ctrl+click (Mac: ⌘+click) a chip to open that state’s official deposit statute. Illinois adds a Chicago RLTO city toggle. Local ordinances may still differ · confirm with counsel. Browse guides by state or suggest a ruleset.

How long do I have to return a deposit?

State law (and sometimes city law) sets the window after surrender. Examples: Illinois statewide 765 ILCS 715/ · 30 days; Chicago RLTO · 45 days; Ohio ORC 5321.16 · 30 days. The wizard shows your state’s cite with a link · pick your state in Deposit Desk.

Per turn or Pro subscription?

Draft free in the browser. Per turn: $29 move-out print unlock or $49 full tenancy on one packet · often passed through like screening. Pro: $22/mo or $99/yr · unlimited print · up to 40 units · best when several turns stack each year. Full math on Pricing.

Is Deposit Desk property management software?

No. Move-in checklist, move-out line items, statutory deadline helper, Google Calendar / Sheets export, and print-ready packets only · not rent collection, listings, or maintenance ticketing.

Missed the deposit return deadline?

Lock a defensible surrender date, itemize withholds by line (not one lump “cleaning”), and export a dated packet · late documentation beats silence. Start with Illinois missed deadline, multi-state roundup, or your state cluster on Guides. Confirm penalties with counsel.

Tenant disputing the withhold?

Move-in room logs, dated photos, and line-item withholds beat email arguments. See deposit dispute guide, wear vs damage, and no move-in photos.

Spreadsheet or Deposit Desk?

Sheets work for one door · they break when surrender dates and cites differ across units in the same week. Compare packet vs spreadsheet and Excel mistakes.

Is this legal advice?

No. Simple Property Tools helps you document dates, itemization, and deadlines. Statute labels and outbound links are convenience only · verify every requirement with licensed counsel in your state. See Legal hub and Terms.

Records only · not legal advice. Confirm requirements with licensed counsel in your state.