Renting · Renting guide · Reviewed July 12, 2026
California security deposits and move-out
The deposit limit, pre-move-out inspection, photographs, lawful deductions, 21-day return package, and dispute path.
A security deposit is money the landlord holds for the tenant. It can cover a short list of items. These include unpaid rent, damage beyond ordinary wear, and needed cleaning. The lease can also cover some missing or damaged items. The deposit is not simply the landlord's money at move-out.
For deposits demanded on or after July 1, 2024, the usual state limit is one month's rent. A narrow exception can allow two months' rent. It is for a small landlord who owns no more than two rental properties and four units in all. The ownership rule must also fit. The exception does not apply when the new tenant is a service member.
Before move-out, the tenant can request an initial inspection. The landlord first gives written notice of that option. The visit generally happens no earlier than two weeks before the tenancy ends. It gives the tenant time to address listed cleaning or repair items.
No later than 21 calendar days after the tenant has vacated, the landlord generally sends the remaining deposit. The landlord also provides an itemized statement for any deductions. The package may need receipts, invoices, work details, estimates, and photographs.
First moves
- 1
Put the lease, deposit proof, move-in checklist, photographs, repair messages, and rent ledger in one folder.
- 2
Give move-out notice in the form and time required by the lease and state law. Save proof of delivery.
- 3
Read the landlord's written notice about the option for an initial inspection. Request the inspection in writing if that step will help.
- 4
Take labeled, dated photographs or video before cleaning and after cleaning. Do it again when the home is empty. Include each room, appliance, floor, wall, window, yard area, key, remote, and old defect.
- 5
Return possession in a way that leaves a record. Save the key receipt, forwarding address, final utility record, and any written handoff.
- 6
When the return package arrives, check each deduction. Compare it with the move-in record, move-out record, itemization, papers, photographs, and dates.
Worth knowing
The starting condition sets the baseline
A cleaning deduction is limited to the work needed to return the home to its starting level of cleanliness. Old damage and ordinary wear are not lawful deposit deductions.
For tenancies beginning on or after July 1, 2025, the landlord must take photographs just before or at the start. The tenant's own move-in record still matters. It can show context, dates, and conditions from the tenant's view.
The initial inspection is a repair window
After either side gives notice that the tenancy will end, the landlord has another notice to send. It tells the tenant in writing about the option to request an initial inspection and the right to be there. If requested, the visit generally cannot occur earlier than two weeks before the end date.
The landlord lists the cleaning or repair items found at the visit. The tenant then has the remaining time to address them. Hidden conditions or later damage can still be handled after move-out.
Newer photograph rules follow the deduction
Beginning April 1, 2025, the landlord must take photographs after possession is returned. The photos come before any repair or cleaning work that will be deducted. The landlord also photographs the result after the work is done.
A repair or cleaning deduction generally comes with those photographs. It also comes with a written cost note and support papers. The photos can arrive by link, email, flash drive, or mail.
The 21-day package is more than a total
Within 21 calendar days after the tenant vacates, the landlord generally sends the balance and an itemized statement. It shows the reason and amount for each deduction. Work done by the landlord or an employee needs a description, time spent, and a fair hourly rate. Outside work and supplies generally need bills, invoices, receipts, or other allowed proof.
Some work or papers cannot be finished in 21 days. A good-faith estimate can be used then. The final proof is generally due within 14 calendar days after the work is done or the papers arrive.
A dispute starts with a clean record
Line up the move-out date, return date, each deduction, photographs, receipts, lease terms, and messages. Put disputed items in a short written list. Use the California Courts letter and small-claims pages before choosing a court step.
Local law can add deposit interest or other duties. An eviction, lockout, unsafe home, discrimination claim, violence-related move, or large loss can need a different legal-help path.
Watch for
- 1
The usual one-month cap has a narrow small-landlord exception. Ownership, property count, unit count, demand date, and service-member status matter.
- 2
A nonrefundable label does not turn a residential security deposit into a nonrefundable payment.
- 3
Ordinary wear is not damage, and professional cleaning is not automatically chargeable.
- 4
The initial inspection is optional for the tenant and has timing and notice rules. Keep the request and list in writing.
- 5
The landlord's move-in photograph duty applies to tenancies beginning on or after July 1, 2025. The post-move-out deduction photographs use a different April 1, 2025 start date.
- 6
A good-faith estimate does not end the paper trail. Final proof generally follows after the work or records are complete.
- 7
Bad-faith deposit damages are not automatic. A court decides whether the facts support them.