A California move-out runs on a few fixed points: a written notice that ends the tenancy, the landlord's written offer of a pre-move-out inspection under Civil Code § 1950.5(f), photographs of the unit after it is returned and before any repairs or cleanings that will be deducted, and an itemized deposit statement no later than 21 calendar days after the tenant vacates. Key return, utility transfers and a final walk-through are not set by statute, but doing them in writing makes the legal deadlines easier to meet and to prove.

The short version

  • A month-to-month tenant ends the tenancy with at least 30 days' written notice (Civ. § 1946(a)). An owner's notice follows § 1946.1 and, for covered tenancies, the just-cause rules.
  • After either side gives notice, or before a lease ends, the landlord must tell the tenant in writing about the right to request an initial inspection and to be present.
  • That inspection happens no earlier than two weeks before the tenancy ends, with 48 hours' written notice unless both sides sign a waiver.
  • Photograph the unit after the tenant returns possession and before any repairs or cleanings that will be deducted, then again after the work.
  • Get a forwarding address in writing. Deposit mail goes there, or to the vacated unit if none is given.
  • The itemized statement and refund are due within 21 calendar days after the tenant vacates.

Step 1: Give and confirm the notice

How a tenancy ends depends on its type. A month-to-month tenant may end it with at least 30 days' written notice, and rent is due through the termination date (Civ. § 1946(a)). The parties may agree, when the tenancy is created, to a notice period of not less than seven days. A fixed-term lease ends at the end of the term agreed on (Civ. § 1933). If the tenant stays after that and the owner accepts rent, the parties are presumed to have renewed on the same terms for no more than one month when rent is paid monthly (Civ. § 1945).

An owner ending a month-to-month tenancy gives 60 days' notice, or 30 days if the tenant has lived there less than a year (Civ. § 1946.1), and once § 1946.2 applies the notice must also state a just cause. The rules on content and delivery are on the termination notices page.

A tenant who gives written notice and then does not leave on the stated date can face an unlawful detainer case (CCP § 1161(5)), so a tenant whose plans change should talk to the owner before the date passes. If you are leaving before a fixed term ends, see breaking a lease.

Practical steps for both sides:

  1. Put the notice in writing and keep a copy with the date it was delivered.
  2. Reply in writing confirming the move-out date.
  3. Settle on how the keys will come back and who will be present on the last day.

Step 2: Offer and hold the pre-move-out inspection

The initial inspection gives the tenant a chance to fix problems before they become deductions. Here is what § 1950.5(f), as amended effective January 1, 2026, requires:

ItemWhat the statute says
When the landlord gives noticeWithin a reasonable time after either party's notice of intent to end the tenancy, or before the lease term ends
What the notice coversThe tenant's option to request an initial inspection and the right to be present, in writing
Required statementThe statutory paragraph about reclaiming abandoned personal property, in substantially the statute's form
Timing of the inspectionNo earlier than two weeks before the tenancy ends, at a mutually acceptable time if possible
Advance noticeAt least 48 hours' written notice, unless both parties sign a written waiver
Tenant absentThe landlord proceeds unless the tenant withdrew the request
AfterwardAn itemized statement of proposed repairs or cleanings, with the text of § 1950.5(b)(1) to (4), handed to the tenant or left inside the unit

If the tenant does not request an inspection, the landlord's duties under subdivision (f) are discharged. If the inspection happens, the tenant may fix the listed items until the tenancy ends. The landlord generally cannot later deduct for repairs or cleanings that were not on the itemized statement, unless the damage happened after the inspection or was hidden by the tenant's belongings (§ 1950.5(f)(4) to (6)). Subdivision (f) does not apply when the tenancy ended under a three-day notice under CCP § 1161(2), (3) or (4).

Around the same time, a landlord who received the deposit or rent electronically must tell the tenant in writing about the right to an electronic refund, unless the parties already agreed in writing on another method (§ 1950.5(h)(1)(A)).

Step 3: Moving day

Use a short checklist so nothing depends on memory:

  • Forwarding address. The tenant gives it in writing. Under § 1950.5(h)(6), deposit mailings go to the address the tenant provides, or to the vacated unit if there is none.
  • Refund method. If the tenant paid electronically, the tenant names the account for the refund in writing.
  • Keys, remotes and access devices. Return them all and write down the date and time. A dated key receipt helps both sides agree on when the tenant vacated, which starts the 21-day clock.
  • Utilities. Note final meter readings and confirm who closes or transfers each account.
  • Photos. Beginning April 1, 2025, the landlord must photograph the unit within a reasonable time after possession is returned and before any repairs or cleanings that will be deducted, and again after that work is done (§ 1950.5(g)(2)).
  • Walk-through. A joint final walk-through is common practice, not a step the statute describes. If you do one, compare the unit to the move-in photos and checklist. The move-in and move-out checklist can help.

Step 4: Handle belongings left behind

Belongings left after the tenancy ends and the tenant has vacated go through an optional procedure in Civil Code §§ 1980 to 1991. The landlord sends written notice describing the property and giving a deadline of not less than 15 days after personal delivery or 18 days after mailing. If the landlord reasonably believes unclaimed property is worth less than $700 in total (Civ. § 1988, as of October 2026), it may be kept or disposed of. Nothing may be charged for storage if the property stayed in the unit and is reclaimed within two days of vacating (Civ. §§ 1987, 1990). Removing a tenant's belongings outside that procedure, with intent to end their occupancy, is prohibited (Civ. § 789.3). The full process is on the abandoned property page.

Step 5: The deposit statement within 21 days

No later than 21 calendar days after the tenant vacates, the landlord sends an itemized statement and returns the balance (§ 1950.5(h)(1)). The statement can be emailed if both parties agree. Deductions are limited to unpaid rent, damage beyond ordinary wear and tear, cleaning back to move-in level, and lease-authorized restoration of personal property. Receipts or invoices and the photos go with the statement, unless repair and cleaning deductions total $125 or less. Without a written agreement signed by all adult tenants, the refund is one check payable to all of them.

Use the deposit return deadline calculator to find the date, and see security deposits for the full rule. How to sort charges is covered in normal wear and tear vs. damage.

For owners

  • Send the inspection notice and the electronic-refund notice as soon as either side gives notice. Late notices invite disputes.
  • Bring a copy of the move-in photos to the initial inspection, and list every item you may deduct for.
  • Take the after-move-out photos before any vendor starts work.
  • Calendar the 21-day deadline the day the keys come back.
  • Then start the tenant turnover checklist.

For renters

  • Give notice in writing and keep proof of delivery.
  • Request the initial inspection. It lets you learn about proposed deductions while you can still fix them.
  • Photograph each room when you leave, and keep the photos with your lease.
  • Give a forwarding address and, if you paid electronically, the account for your refund.
  • If deductions are $125 or less, you can still ask for the receipts within 14 days of receiving the statement.

Local rules

Some California cities add rules on top of state law, such as local just-cause, relocation or rental registration requirements, so check your city's code. Coronado has no local rent-control or just-cause ordinance as of October 2026 (based on a review of its code's contents). Owners new to the process may also find the first-year landlord checklist for Coronado useful.

Frequently asked questions

When does the 21-day deposit deadline start?

It runs from the day the tenant vacates (§ 1950.5(h)(1)). Because the statute counts calendar days, weekends and holidays are included, and returning keys in writing on a known date is the simplest way to avoid an argument about when the clock started.

Does a California landlord have to do a walk-through at move-out?

The statute requires the landlord to offer an initial inspection on request, held no earlier than two weeks before the tenancy ends, and to take photographs after the tenant leaves. A joint walk-through on the last day is a common practice that § 1950.5 does not describe, so it is up to the parties.

Can a landlord deduct for something that was not on the inspection list?

Generally not, if an initial inspection was done and the tenant's belongings did not hide the problem (§ 1950.5(f)(4)). The exceptions are listed items the tenant did not fix, damage that happened after the inspection, and damage the tenant's possessions concealed.

What if the tenant does not leave a forwarding address?

The landlord sends the deposit mailings to the vacated unit (§ 1950.5(h)(6)). Tenants who want their refund and statement to reach them quickly should give a forwarding address in writing, along with an account designation if they paid electronically.

What happens to things a tenant leaves behind?

The landlord may use the notice procedure in Civil Code §§ 1980 to 1991, which gives the former tenant at least 15 days after personal delivery or 18 days after mailing to reclaim the property. Removing belongings outside that procedure with intent to end the tenant's occupancy is prohibited by § 789.3.

This is general information, not legal advice. Laws change; confirm the current text and your situation with a California attorney.

McKee Properties manages rentals from its Coronado office; contact us with questions about your property.

Sources

Verified October 19, 2026.

Talk With a Local Property Expert

Ask your questions, get honest answers, and see if we’re the right fit — no commitment.

Schedule a Call