Free tool from McKee Properties
In California, a landlord must send the itemized statement and return any remaining security deposit no later than 21 calendar days after the tenant moves out (Civil Code § 1950.5). Enter the move-out date to get the deadline and a checklist of what the statement needs.
Rules as of October 19, 2026. This is general information, not legal advice.
What the itemized statement must include
- Each deduction, limited to unpaid rent, damage beyond ordinary wear and tear, cleaning back to the move-in level of cleanliness, and (if the lease allows) restoring personal property
- Copies of invoices or receipts, or for your own work a description, the time spent and the hourly rate, when repair and cleaning deductions total more than $125
- The photographs: taken after the tenant left but before repairs or cleaning, and again after (required since April 1, 2025)
- Good-faith estimates if work cannot be finished within 21 days, with final invoices sent within 14 days of completion
- The refund itself, sent electronically if the tenant paid rent or the deposit electronically, unless you both agreed in writing on another method (required since January 1, 2026)
For tenancies that began on or after July 1, 2025, you also need photos taken immediately before or at the start of the tenancy. See California security deposit rules and the move-in and move-out checklist.
Frequently asked questions
How long does a California landlord have to return a security deposit?
No later than 21 calendar days after the tenant vacates, under Civil Code § 1950.5(h)(1). The landlord must send an itemized statement of deductions and return the remaining balance by then.
Do I need receipts for every deduction?
Not if repair and cleaning deductions total $125 or less, or the tenant signed a valid waiver at or after giving notice. The tenant can still ask for the documentation within 14 days of receiving the statement.
What happens if a landlord keeps a deposit in bad faith?
A court can award statutory damages of up to twice the amount of the deposit, plus actual damages, and the landlord carries the burden of proving the deductions were reasonable.
Can I email the itemized statement?
Yes, if you and the tenant agree to email delivery. The refund itself must go back electronically if the tenant paid electronically, unless you agreed in writing on another method.
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