21 days after you vacate.
The rule
In California, the clock starts when: you vacate. The landlord then has 21 calendar days. The statute says:
“No later than 21 calendar days after the tenant has vacated the premises…”
Before you leave, you can ask for an initial inspection, no earlier than two weeks before the lease ends (§1950.5(f)).
For example, if you returned the keys on Oct 26, 2026, the date would be Nov 16, 2026. Use the Clock for your own dates.
What the landlord has to send
An itemized statement with copies of bills, invoices or receipts, and photographs, for deductions over $125; a good-faith estimate if repairs can't be finished in 21 days.
How much a deposit can be
One month's rent for most landlords (two months for a small landlord who is a natural person with no more than two properties and four units), for security collected on or after July 1, 2024.
“At a reasonable time, but no earlier than two weeks before the termination or the end of lease date, the landlord, or an agent of the landlord, shall, upon the request of the tenant, make an initial inspection of the premises prior to any final inspection the landlord makes after the tenant has vacated the premises.”
“The landlord shall not require a tenant to pay for, or assert a claim against the tenant or the security for, professional carpet cleaning or other professional cleaning services, unless reasonably necessary to return the premises to the condition it was in at the inception of tenancy, exclusive of ordinary wear and tear.”
“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…”
Do this
Ask for the initial inspection
Ask in writing. The inspection itself happens no earlier than two weeks before the end; the landlord lists what they'd deduct for, and you can fix it before you leave. Cal. Civ. Code §1950.5(f)
On move-out day
Give your forwarding address in writing and keep proof of sending. Photograph every room before you return the keys.
Your own deadline: 14 days
If deductions came without receipts, you can ask for the documents within 14 days of receiving the itemized statement. It counts from receipt of the itemized statement. Cal. Civ. Code §1950.5(h)(5)
Deductions and wear and tear
The landlord can't claim for ordinary wear and tear, damage that preexisted the tenancy, or the cumulative effects of wear and tear (§1950.5(e)(2)(A)).
California has statute text on specific charges:
- California bars charging for professional carpet cleaning unless it's reasonably necessary to return the unit to its move-in condition, wear and tear excluded.
- California's cleaning standard is the level of cleanliness the unit had when your tenancy began (for tenancies that began after January 1, 2003).
For a charge to replace something old, Fair Charge works out a prorated estimate from the item's age and useful life, and says where the useful life comes from. See also the item guides for carpet, paint and cleaning.
If the deadline passes
Up to twice the amount of the security in statutory damages for bad faith, plus actual damages.
“…may subject the landlord or the landlord’s successors in interest to statutory damages of up to twice the amount of the security, in addition to actual damages.”
The usual first step is a written demand that states the date the deposit was due and cites the statute. Our demand letter does that and carries any disputed deductions.
California warnings
- Since April 1, 2025, a landlord who deducts for repairs or cleaning has to take photos after you return possession and before the work, and send them with the itemized statement. Cal. Civ. Code §1950.5(g)(2), (h)(2)(D)
- Professional carpet or other professional cleaning can only be charged when it's reasonably necessary to get back to move-in condition, wear and tear excluded. Cal. Civ. Code §1950.5(e)(2)(C)
Your next steps
- Dated move-out plan for California: notice, the steps that start the clock, and the deadline.
- Letters: forwarding address · deposit demand · notice to vacate · inspection + photos
- Small claims: Small claims is for when you think the other side owes you less than $12,500 (or $6,250 if you're suing as a business). California Courts Self-Help Guide · official self-help
- California tenant-rights hub
Sources
- Cal. Civ. Code §1950.5(h)(1) · checked 2026-10-05
- Cal. Civ. Code §1946 (notice to vacate) · checked 2026-10-05
- California Courts Self-Help Guide · checked 2026-10-05
Information, not legal advice. Statutes are quoted from official legislature sites; summaries are ours. Spotted an error? Tell us.