Between tenants in California, a few turnover tasks carry legal deadlines or standards: the outgoing tenant's deposit statement within 21 calendar days of move-out (Civ. § 1950.5(h)), smoke alarms that work when the new tenancy begins (H&S § 13113.7), working carbon monoxide devices where required (H&S § 17926.1), and, for leases entered into, amended or extended on or after January 1, 2026, a working stove and refrigerator (Civ. § 1941.1). Everything else on this list (cleaning, repairs, rekeying, re-listing) is practice, done in an order that protects those deadlines.

The short version

  • Photograph the unit before any turnover work starts, then again after repairs and cleaning, and send the deposit statement within 21 days.
  • Rekeying is common practice; § 1941.3 does not require it, but it does require working deadbolts and window locks.
  • Test smoke alarms and CO devices before the new tenant moves in.
  • Check the stove and refrigerator, and any recall notices.
  • Write ads and criteria that follow fair housing law. From January 1, 2027, disclose digitally altered listing photos, and from April 1, 2027, have a written pet policy.
  • For a fully new tenancy, the starting rent is not limited by the state rent cap (Civ. § 1947.12(b)).

Phase 1: Close out the old tenancy

Do these first, because the 21-day clock starts when the tenant vacates.

  1. Record the move-out date and collect keys, remotes and access devices.
  2. Photograph the unit before any work. Section 1950.5(g)(2) requires photos after possession is returned and before repairs or cleaning you will deduct for, and again after the work.
  3. Get vendor quotes and invoices for anything you will deduct, because receipts must go with the statement when repair and cleaning deductions exceed $125.
  4. Send the itemized statement and refund within 21 calendar days, electronically if the tenant paid electronically, unless you agreed in writing on another method. The deposit return deadline calculator finds the date, and the security deposits page has the full rule.
  5. Handle left-behind belongings through the notice procedure in Civil Code §§ 1980 to 1991, described on the abandoned property page.
  6. Transfer utilities and note final meter readings.

The step-by-step version is in the move-out process, and the deduction rules are in normal wear and tear vs. damage.

Phase 2: Make the unit ready

ItemWhat to checkRule or practice
DeadboltsAn operable deadbolt on each main swinging entry door, with a bolt extending at least 13/16 inch beyond the strike edge (existing deadbolts of at least 1/2 inch qualify)Civ. § 1941.3(a)(1); does not apply to horizontal sliding doors
Window locksOperable security or locking devices on windows designed to be openedCiv. § 1941.3(a)(2); louvered and casement windows and some high windows excluded
RekeyingChange or rekey locks and track every key issuedPractice; § 1941.3 does not require rekeying
Smoke alarmsState Fire Marshal listed alarms, tested and operable for the new tenancyH&S § 13113.7(d)(2)
CO devicesRequired where the unit has a fossil-fuel heater or appliance, a fireplace or an attached garage; operable when the tenant takes possessionH&S §§ 17926, 17926.1
Stove and refrigeratorIn good working order, not recalled; a recalled unit must be repaired or replaced within 30 days of the recall noticeCiv. § 1941.1(a)(10), (a)(11), (c), for leases entered into, amended or extended on or after January 1, 2026
Water heaterBraced, anchored or strapped against earthquake motionH&S § 19211(a)
Habitability basicsWeatherproofing, plumbing, hot and cold water, heat, lighting, clean grounds free of vermin, garbage receptacles, floors, stairs and railingsCiv. § 1941.1(a)
PestsDo not show or rent a vacant unit you know has a current bed bug infestationCiv. § 1954.602(a)
Moisture and moldFix leaks and dampness; visible mold and dampness of habitable rooms are among the listed conditions that make a building substandard when they endanger occupantsH&S § 17920.3(a)(11), (a)(13)
Cleaning and repairsClean to a standard you can document, and finish repairs before move-in photosPractice

A tenant may choose to supply their own refrigerator only through a lease statement in the form § 1941.1(a)(11)(B) sets out, and the landlord may not make that a condition of renting. There is no opt-out for the stove. The alarm rules are on the smoke and carbon monoxide alarms page. For lock rules in more depth, see locks, keys and rekeying.

Phase 3: Re-list within fair housing rules

  • Ads and statements. Federal law bars ads indicating a preference or limitation based on race, color, religion, sex, familial status, national origin or disability, which the statute calls handicap (42 U.S.C. § 3604(c)). California's ban (Gov. Code § 12955(c)) also covers source of income and veteran or military status, among other protected classes. Describe the home, not who should live there.
  • Written criteria. If you charge a screening fee under the first-come, first-qualified option, written screening criteria go out with the application (Civ. § 1950.6(c)(2)). See writing rental criteria and the screening fee rules.
  • Photos (from January 1, 2027). Under AB 2025 (Civ. § 1940.11), a rental ad that uses a digitally altered image, such as one edited to add, remove or change furniture, flooring, paint or views, must carry a disclosure on or next to the image and include the unaltered original or a link to it. Ordinary lighting, white balance, cropping and exposure edits are excluded.
  • Pet policy (from April 1, 2027). Under SB 1296 (Civ. § 1942.7.5), every landlord needs a written pet policy, even if it is a total ban, linked in listings and given with every rental application, with a space to acknowledge receipt. It does not require allowing pets and does not change assistance animal law.
  • Rent for the new tenancy. When no prior tenant remains, the owner may set the initial rent; the cap applies to later increases (Civ. § 1947.12(b)). Separately, Penal Code § 396 bars rent increases over 10% for 30 days after a state or local emergency declaration (a period that can be extended), and from January 1, 2027 it applies to rental housing regardless of lease term.

The dated list of upcoming changes is on the landlord law changes for 2026 and 2027 page.

Phase 4: Prepare the new tenancy's paperwork

  • Move-in photos. For tenancies beginning on or after July 1, 2025, take photos immediately before or at the start of the tenancy (§ 1950.5(g)(1)). The move-in and move-out checklist helps you record condition room by room.
  • Required disclosures. Use the current versions: the rent-cap and just-cause notice or the exemption statement in the lease, the bed bug notice, lead disclosure for pre-1978 housing, the Megan's Law notice (required for single-family homes and buildings of more than four units), the flood disclosure, CDPH's mold booklet (required for prospective tenants since January 1, 2022, per CDPH, under H&S § 26148), and the owner and manager contact details under Civ. § 1962. The list is on required lease disclosures.
  • New deposit. Check the new deposit against the cap with the security deposit calculator.
  • Signing day. Use the lease signing day checklist.

For owners

  • Block the 21-day deadline and the target move-in date on one calendar so repairs do not crowd out the deposit statement.
  • Keep a turnover file for each unit: before and after photos, invoices, alarm test dates and the keys issued.
  • Rewrite the listing each time rather than reusing old copy, so it reflects current rules and the unit's current condition.
  • Coronado owners can also use getting your Coronado home rent-ready.

For renters

If you are moving into a unit that just turned over, test the smoke alarms and locks on day one and report anything that does not work in writing. The tenant is responsible for notifying the owner of an inoperable deadbolt or window lock (Civ. § 1941.3(b)), and the owner must correct reported alarm problems. Photograph the unit before you unpack.

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).

Frequently asked questions

Does California require landlords to rekey between tenants?

Civil Code § 1941.3 requires working deadbolts on main swinging entry doors and working locks on windows designed to be opened, but it does not require rekeying or changing locks between tenancies. Rekeying is a common practice that helps an owner know who holds keys.

Can I set a new rent for the next tenant?

For a fully new tenancy where no prior tenant remains, § 1947.12(b) lets the owner set the initial rent, and the state cap applies to later increases. Check whether a local rent ordinance applies and whether an emergency declaration triggers Penal Code § 396.

Can I wait until repairs are done to send the old tenant's deposit statement?

The 21-day deadline does not wait for repairs. If work cannot be finished in 21 days, § 1950.5(h)(3) lets the landlord deduct a good-faith estimate and send the final documents within 14 calendar days of completing the repair or receiving the paperwork.

Do I need new move-in photos if I photographed the unit last time?

Yes. For tenancies beginning on or after July 1, 2025, § 1950.5(g)(1) calls for photos immediately before or at the start of each tenancy, so the new tenant's baseline reflects the unit as it is after turnover.

What changes for listing a rental in 2027?

From January 1, 2027, digitally altered photos in rental ads need a disclosure and the unaltered original or a link (AB 2025). From April 1, 2027, landlords need a written pet policy linked in listings and given with every application (SB 1296).

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.

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