California Security Deposit Law

Plain-English guide to California security deposit law, including the 21-calendar-day deadline, one-month cap, initial inspection, deductions, documentation, and remedies.

California security deposit law generally requires a landlord to return the security deposit or send an itemized statement with any remaining refund within 21 calendar days after the tenant has vacated the rental.

The core statewide statute is California Civil Code section 1950.5. It covers the deposit cap, allowed deductions, initial inspection rights, itemized statements, documentation, delivery rules, and bad-faith remedies.

For the source-focused version, see the California security deposit statute guide.

The rule in plain English

California's current deposit cap

For most California rentals after July 1, 2024, the general security deposit cap is one month's rent.

A narrow small-landlord exception may allow up to two months' rent if the landlord qualifies. That exception is fact-specific and does not apply to service members. Older deposits demanded or collected before July 1, 2024 may require separate review.

Allowed deductions

California allows security to be used only for limited purposes: unpaid rent or rent default, tenant- or guest-caused damage beyond ordinary wear and tear, cleaning needed to return the rental to the same level of cleanliness as at the start of the tenancy, and restoring or replacing landlord personal property if the rental agreement authorizes it.

Professional cleaning and carpet cleaning are not automatic. The charge must be reasonably necessary to restore move-in cleanliness, excluding ordinary wear.

Initial inspection before move-out

After the tenant gives notice, the landlord must notify the tenant in writing of the right to request an initial inspection. If the tenant requests it, the tenant has the right to be present.

The inspection generally happens no earlier than two weeks before the tenancy ends. The landlord should give at least 48 hours' written notice unless that notice is waived, and should provide an itemized statement of proposed cleaning or repairs after the inspection. The point is to give the tenant a chance to fix identified issues before move-out.

Receipts, estimates, labor, and photos

If deductions are more than $125, the landlord generally must provide receipts, invoices, or labor details. Landlord or employee work should include a description, time spent, and a reasonable hourly rate. Third-party work should be supported by a bill, invoice, or receipt.

If work cannot reasonably be finished within 21 days, the landlord may use a good-faith estimate and then send final documentation and any remaining refund within 14 calendar days after the work is completed.

California also has photo-documentation rules for newer periods. Beginning April 1, 2025, post-possession and post-repair or cleaning photos can matter for deductions. For tenancies beginning on or after July 1, 2025, pre-tenancy photos can also matter.

Address and delivery

Give your current mailing address in writing. If the tenant provides no address, California allows the landlord to mail the statement or refund to the vacated unit. Electronic delivery can require proper agreement or designation, so do not assume email is always enough.

If the landlord acts in bad faith

California can allow actual damages plus up to twice the amount of the security for bad-faith retention. That extra remedy is not automatic. The timeline, itemized statement, documents, deduction reasons, and refund balance all matter.

Related California guides

The free guide above explains the California rule. The paid system gives you the California-specific letters in order, so you are not guessing what to send next.

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Important: This page provides general information and is not legal advice.