A California landlord can deduct only amounts reasonably necessary for allowed purposes. Common allowed categories include unpaid rent, tenant- or guest-caused damage beyond ordinary wear and tear, cleaning needed to restore move-in cleanliness, and lease-authorized restoration or replacement of landlord personal property.
Allowed deduction categories
- Unpaid rent or rent default
- Damage caused by the tenant or the tenant's guest beyond ordinary wear and tear
- Cleaning needed to return the rental to the same level of cleanliness as at the start of the tenancy
- Restoring or replacing landlord personal property if the rental agreement authorizes it
Weak or improper deductions
California limits deductions for:
- preexisting damage
- ordinary wear and tear
- cumulative ordinary wear from normal living
- unreasonable or unnecessary expenses
- professional cleaning or carpet cleaning unless reasonably necessary to restore move-in cleanliness, excluding ordinary wear
Documentation matters
If deductions exceed $125, the landlord generally must provide invoices, receipts, or labor details, unless a limited exception applies. Landlord or employee work should list the work, time spent, and reasonable hourly rate. Third-party work should be supported by a bill, invoice, or receipt.
If work cannot reasonably be finished within 21 calendar days, the landlord may use a good-faith estimate. Final documentation and any remaining refund should follow within 14 calendar days after the work is completed.
Photos can matter
For post-2025 deduction disputes, landlord photos may matter. Beginning April 1, 2025, California photo rules can apply after possession is returned and after repairs or cleaning are completed. For tenancies beginning on or after July 1, 2025, pre-tenancy photos can also matter.
Related California guides
- California normal wear and tear
- California security deposit evidence guide
- California security deposit demand letter
- California security deposit law
The free guide above explains deduction limits. The paid system gives you the California-specific letters that use those limits in order.
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Important: This page provides general information and is not legal advice.