Not legal advice. This is a free reference compiled from official government sources. Laws change and local details matter. Confirm every deadline with the official source or a licensed attorney before you rely on it.
Last verified: · Confidence: high
How long does a landlord have to return a security deposit in California?
Short answer
At a glance: 21 days
Itemized statement and deposit refund within 21 days after the tenant moves out
Deadline: Within 21 days after move-out
No later than 21 calendar days after the tenant vacates, send an itemized statement of deductions and return the rest of the deposit. Deductions over $125 need copies of receipts/invoices (or a description of the work and hourly rate), and photos if you deduct for repairs or cleaning.
"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, and shall return any remaining portion of the security to the tenant" leginfo.legislature.ca.gov
"The deductions for repairs and cleaning together do not exceed one hundred twenty-five dollars ($125)." leginfo.legislature.ca.gov
Itemized statement and deposit refund within 21 days after the tenant moves out Verified
Deadline: Within 21 days after move-out
No later than 21 calendar days after the tenant vacates, send an itemized statement of deductions and return the rest of the deposit. Deductions over $125 need copies of receipts/invoices (or a description of the work and hourly rate), and photos if you deduct for repairs or cleaning.
"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, and shall return any remaining portion of the security to the tenant" leginfo.legislature.ca.gov
"The deductions for repairs and cleaning together do not exceed one hundred twenty-five dollars ($125)." leginfo.legislature.ca.gov
Notes: Civ. Code §1950.5(h). If repairs cannot be finished in 21 days, a good-faith estimate may be used, with final documents within 14 days of completion (§1950.5(h)(3)). Bad-faith retention can cost up to twice the deposit (§1950.5(m)). If you received the deposit or rent electronically, return it electronically unless agreed otherwise.
Last verified 2026-10-20 · Confidence: high · Status: verified · Report a correction
Photograph the unit at move-in (tenancies from July 1, 2025) and after move-out, before and after repairs Verified
Deadline: When the lease starts
Take photos of the unit immediately before or at the start of each tenancy, again within a reasonable time after the tenant returns possession (before repairs or cleaning you will deduct for), and after those repairs are done. Photos must accompany any repair or cleaning deduction.
Who it covers: Move-in photos: tenancies beginning on or after July 1, 2025. Move-out photos: since April 1, 2025.
"For tenancies that begin on or after July 1, 2025, the landlord shall take photographs of the unit immediately before, or at the inception of, the tenancy." leginfo.legislature.ca.gov
"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" leginfo.legislature.ca.gov
Notes: Civ. Code §1950.5(g) and (h)(2)(D) (AB 2801). Also after possession is returned (before any repairs/cleaning you will deduct for) and again after those repairs are completed.
Last verified 2026-10-20 · Confidence: high · Status: verified · Report a correction
Written notice of the tenant's right to a pre-move-out inspection (no earlier than 2 weeks before move-out) Verified
Deadline: Within a reasonable time after either side gives notice to end the tenancy, or before the lease term ends; the inspection itself is no earlier than 2 weeks before the end date, with 48 hours' written notice of its time
After either party gives notice to end the tenancy (or before the lease ends), tell the tenant in writing that they may request an initial inspection and be present. If requested, inspect no earlier than two weeks before the end date, with 48 hours' written notice, and leave an itemized list of proposed deductions.
"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." leginfo.legislature.ca.gov