California Deposit return deadline
How long does a landlord have to return a security deposit in California?
No later than 21 calendar days after the tenant vacates, the landlord must send an itemized statement of deductions and return any remaining deposit (by personal delivery, first-class mail, or electronically where rent or deposit was paid that way). Since April 1, 2025, the landlord must photograph the unit after it is returned and before repairs or cleaning that will be deducted, and again after those are done.
Verified Source: Cal. Civ. Code § 1950.5(g)(2), (h) · last checked 2026-10-23
How this works in California
California gives you 21 days after the tenant moves out to send an itemized statement and whatever is left of the deposit. The state also expects photos at both ends of the job, and a bad faith withholding can cost you up to twice the deposit on top of actual damages.
Step by step in California
- Take photos of the unit within a reasonable time after you get it back, before any repairs or cleaning you plan to charge for.
- Do the repairs or cleaning, then photograph the unit again once that work is done.
- Write up an itemized statement of every deduction.
- Send the statement and the remaining deposit no later than 21 calendar days after the tenant vacates, by personal delivery or first-class mail.
- Keep the photos, receipts and a copy of the statement in the tenant file.
Common California mistakes to avoid
- Skipping the before and after photos the statute now requires.
- Counting 21 business days instead of 21 calendar days.
- Holding back money in bad faith, which can trigger statutory damages of up to twice the deposit.
- Sending a single total with no itemized breakdown.
Key deadlines and amounts in California
| Return deadline | No later than 21 calendar days after the tenant vacates |
|---|---|
| Deposit limit | One month's rent, plus first month's rent |
| Small landlord limit | Two months' rent if a natural person (or all-natural-person LLC) owns no more than two rental properties with no more than four units, unless the tenant is a service member |
| Receipts not required | Repairs and cleaning total $125 or less (tenant can still request documentation within 14 days) |
| Bad faith withholding | Statutory damages up to twice the deposit, plus actual damages |
California FAQ
How long does a California landlord have to return a security deposit?
No later than 21 calendar days after the tenant has vacated, with an itemized statement of the basis for and amount of any deductions, under Civil Code § 1950.5(h)(1).
How much can a California landlord charge for a security deposit?
Generally no more than one month's rent, on top of the first month's rent. A landlord who is a natural person, or an LLC whose members are all natural persons, and who owns no more than two rental properties with no more than four units offered for rent, may take up to two months' rent, but not from a service member.
Do I need to send receipts with the itemized statement?
Usually. If you or your employee did the work, describe it and list the time spent and the hourly rate. If someone else did it, include a copy of their bill, invoice or receipt. You can skip the receipts when repairs and cleaning together total $125 or less, but if the tenant asks for documentation within 14 days of getting the statement, you must provide it within 14 days.
What if repairs can't be finished within 21 days?
You may deduct a good faith estimate and include it with the itemized statement. Then send the completed statement and documents within 14 calendar days of finishing the repair or receiving the documentation.
Can a California landlord deduct for normal wear and tear?
No. The deposit can cover repairs of damage caused by the tenant, guest or licensee, exclusive of ordinary wear and tear.
Sources for this section: Cal. Civ. Code § 1950.5(g)(2), (h)(1), (m) (checked 2026-10-15); Cal. Civ. Code § 1950.5(b), (c), (h)(2)-(5) (checked 2026-10-15)
Same topic in neighboring states
All California landlord-tenant law · California landlord FAQ · Security deposit limit · Notice to enter · Required lease disclosures · Required disclosures (mold, lead, radon, bedbug, asbestos, flood zone) · Move-in checklist
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