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California security deposit law
Short answer: A California landlord has 21 days after the tenant moves out to return the deposit along with an itemized statement. For deposits collected since July 1, 2024, the limit is generally one month's rent. Small landlords can charge up to two months' rent, but not to service members.
| Deadline to return the deposit | 21 calendar days after the tenant moves out. |
|---|---|
| Limit on how much a landlord can charge | One month's rent, on top of the first month's rent, for deposits collected on or after July 1, 2024. Exception: a landlord who is an individual (or an LLC owned only by individuals) and owns no more than two rental properties with four or fewer units total can charge up to two months' rent. That exception doesn't apply if the tenant is a service member. |
| Itemized list of deductions | Yes. The landlord must send an itemized statement. If repairs and cleaning total more than $125, the landlord must also include receipts or invoices (or, for work the landlord did, the time spent and hourly rate). Deductions for repairs or cleaning must include the required photos. |
| Interest on the deposit | Not required by state law. Some cities, such as San Francisco and Los Angeles, have their own interest rules. |
| Penalty if the landlord breaks the rules | A landlord who keeps a deposit in bad faith can owe up to twice the deposit in penalties, plus actual damages. A landlord who in bad faith skips the itemized statement rules loses the right to keep any of the deposit. |
| What the tenant has to do | Give the landlord a forwarding address; otherwise mail goes to the unit you moved out of. Ask for a pre-move-out inspection so you have a chance to fix problems before deductions. |
| The law | California Civil Code Section 1950.5 |
Official law: California Civil Code Section 1950.5. Checked against the statute on 2026-11-04.
Good to know
- Landlords must take photos of the unit at move-in (for tenancies starting on or after July 1, 2025) and at move-out before and after any repairs or cleaning (since April 1, 2025).
- The landlord must offer the tenant an inspection up to two weeks before move-out, with an itemized list of problems the tenant can fix to avoid deductions.
- Normal wear and tear, and damage that was already there before the tenancy, can't be deducted.
- Professional carpet or other professional cleaning can only be charged if it's needed to get the unit back to its move-in condition.
- If the tenant paid rent electronically, the refund generally has to come back electronically too, unless both agree in writing to another method.
Tips for landlords
- Do a written move-in inspection and have the tenant sign it. Take dated photos of every room, including inside appliances and closets.
- Collect the tenant's forwarding address in writing at move-out.
- Put the itemized list and the refund in the mail well before the deadline, and keep proof of mailing.
- Normal wear and tear (faded paint, light carpet wear, small nail holes) usually can't be charged. Damage beyond that can.
Tips for tenants
- Take your own dated photos and video on move-in day and move-out day.
- Give your landlord your forwarding address in writing, and keep a copy.
- If the deadline passes, send a written demand letter that cites the law above before going to small claims court.
Common questions
How long does a landlord have to return a security deposit in California?
21 calendar days after the tenant moves out.
Is there a limit on security deposits in California?
One month's rent, on top of the first month's rent, for deposits collected on or after July 1, 2024. Exception: a landlord who is an individual (or an LLC owned only by individuals) and owns no more than two rental properties with four or fewer units total can charge up to two months' rent. That exception doesn't apply if the tenant is a service member.
Does a landlord in California have to itemize deductions?
Yes. The landlord must send an itemized statement. If repairs and cleaning total more than $125, the landlord must also include receipts or invoices (or, for work the landlord did, the time spent and hourly rate). Deductions for repairs or cleaning must include the required photos.