California landlord move-out checklist
A move-out in California is a sequence of deadlines, and they start earlier than most landlords expect — the first duty arrives when notice is given, not when the keys come back.
Two steps do most of the damage when they're missed. The written offer of a pre-move-out inspection has to go out within a reasonable time after either side gives notice. And the itemized statement is due 21 calendar days after the tenant vacates — counted from that day, whatever state the repairs are in.
- 1
Notice given — write to the tenant about the initial inspection
Within a reasonable time after either side gives notice, or before the lease ends. In writing. It's an offer, not an appointment — they choose whether to take it.
§1950.5(f)(1)Read the statute
(f)(1) Within a reasonable time after notification of either party's intention to terminate the tenancy, or before the end of the lease term, the landlord shall notify the tenant in writing of the tenant's option to request an initial inspection and of the tenant's right to be present at the inspection.
- 2
Same letter — tell them how they can get the deposit back
If they've been paying you electronically, AB 414 requires written notice of their right to have the deposit returned electronically to an account they name. It's a separate duty from actually returning it that way.
§1950.5(h)(1)(A)(ii)(II)Read the statute
(h)(1)(A)(ii)(II) Pursuant to subclause (I), if the landlord received the security or rental payments from the tenant electronically ... the landlord ... shall, within a reasonable time after notification of either party's intention to terminate the tenancy, or before the end of the lease term, notify the tenant in writing of the tenant's right to receive the security electronically to a bank account or other financial institution designated by the tenant, or by any electronic or virtual method available to the landlord ... if agreed to in writing by the tenant, pursuant to subclause (I). The requirements of this subclause do not apply when the landlord ... and tenant have previously entered into a written agreement designating another method of return of the security pursuant to subclause (I) or when the tenancy is terminated pursuant to subdivision (2), (3), or (4) of Section 1161 of the Code of Civil Procedure.
- 3
The walkthrough, if they asked for one
No earlier than 14 days before the end, with 48 hours' written notice unless you both agree otherwise. Give them an itemized list of what you'd deduct for, so they have the chance to fix it.
§1950.5(f)(1)–(f)(2)Read the statute
(f)(4) Subject to paragraphs (5) and (6), if an initial inspection is conducted pursuant to this subdivision and, at the time of inspection, the premises do not contain tenant possessions that prevent the landlord from identifying repairs or cleanings due to the presence of those possessions, the landlord shall not use the security for deductions for repairs or cleanings that are not identified in the itemized statement described in paragraph (2).
- 4
Keys back — photograph everything before you touch it
Before the cleaner, before the handyman. Then again once they're done.
§1950.5(g)(2)Read the statute
(g)(2) Beginning April 1, 2025, the landlord shall take photographs of the unit within a reasonable time after the possession of the unit is returned to the landlord, but prior to any repairs or cleanings for which the landlord will make a deduction from or claim against the security deposit pursuant to this section, and shall also take photographs of the unit within a reasonable time after such repairs or cleanings are completed.
- 5
Work out what you can actually charge for
Not ordinary wear and tear, and not anything that was already wrong when they moved in. Professional cleaning is only deductible to bring the unit back to the cleanliness it had at the start of that tenancy.
§1950.5(e)(2)(A), (e)(2)(C)Read the statute
(e)(2)(A) The landlord shall not assert a claim against the tenant or the security for damages to the premises or any defective conditions that preexisted the tenancy, for ordinary wear and tear or the effects thereof, whether the wear and tear preexisted the tenancy or occurred during the tenancy, or for the cumulative effects of ordinary wear and tear occurring during any one or more tenancies.
- 6
Day 21 — statement out
21 calendar days from when they vacated. Photos and a written cost explanation attached if you deducted for repairs or cleaning.
§1950.5(h)(1), (h)(2)Read the statute
(h)(1) No later than 21 calendar days after the tenant has vacated the premises ... the landlord shall furnish the tenant, a copy of an itemized statement indicating the basis for, and the amount of, any security received and the disposition of the security.
- 7
Return the balance by the method the statute allows
Electronically if they paid electronically, unless you've agreed otherwise in writing. One check payable to all adult tenants where there's more than one.
§1950.5(h)(1)(A)(ii)(I), (h)(1)(C)(i)Read the statute
(h)(1)(C)(i) Except as provided in clause (iii) and unless the landlord and all adult tenants residing in the unit enter into a written mutual agreement pursuant to clause (ii), if multiple adult tenants reside in the unit, the landlord shall return the remainder of the security by a check made payable to all adult tenants on the rental or lease agreement at the time the tenancy terminates and furnish the itemized statement by personal delivery or first-class mail, postage prepaid, to any one of the adult tenants chosen by the landlord.
Keep the photos and the statement for 4 years
Practice, not law. See the note on the requirements page.
not statutory — CCP §337Our recommendation, not the law
What's at stake if you get it wrong
Where a landlord acts in bad faith, §1950.5 puts at risk the right to claim any of the deposit at all, plus statutory damages of up to twice the deposit and actual damages. That isn't a fine — it's the deposit you were trying to keep, plus up to twice it again.
The inspection is worth understanding rather than avoiding. If the tenant asks for one, you inspect no earlier than 14 days before the end and give them a list of what you'd deduct for — and where an inspection happens, you generally can't later charge for things you didn't identify. That cuts both ways: it limits you, and it gives the tenant a chance to fix things at their own cost instead of yours.
Which of these actually apply to your tenancy?
Four questions — when the tenancy started, whether they've moved out, whether you're deducting. No signup, no email.
Check my tenancyRelated
California deposit photo requirements
Which photos the statute requires, and when they go to the tenant.
AB 2801 landlord checklist
The deposit duties specifically, in the order they arise.
Deposit return letter generator
Build the itemized statement and check your deadline.
Notice to enter generator
Written notice for the pre-move-out walkthrough.
How this page was checked
Every figure here is read from the same tested source as our compliance tool, and each was verified against Cal. Civ. Code §1950.5, as amended by Stats. 2025, Ch. 340, Sec. 1 (AB 414), eff. 2026-01-01 on August 14, 2026. Where we state a figure, the statutory text it came from is quoted above it.
This is general information about a statute, not legal advice about your situation, and we are not lawyers. Local ordinances can add requirements this page doesn't cover. If something here looks wrong to you, tell us — we'll check it against the text and correct it.