California Security Deposit Rules (2026): The 21-Day Deadline, the One-Month Cap and Move-Out Photos

California rewrote its security deposit rules in 2024 and 2025. Most deposits are now capped at one month’s rent, and landlords must photograph the unit at move-in and move-out. A landlord can also only charge for cleaning that returns the unit to the level of cleanliness it had when you moved in. The 21-day deadline to return the deposit is unchanged. This guide explains the rules in plain English and how to leave a rental so cleaning costs you nothing.

California deposit rules at a glance

• Return deadline: 21 days after you move out, with an itemized statement of any deductions (Civil Code 1950.5)
• Receipts: for deductions over $125 for repairs or cleaning, the landlord must include copies of receipts or invoices
• Deposit cap: one month’s rent for most landlords since July 1, 2024 (AB 12); some small landlords may still charge up to two months
• Photos: landlords must photograph the unit at the end of a tenancy, before and after repairs or cleaning, and at the start of tenancies that begin on or after July 1, 2025 (AB 2801)
• Cleaning: only what is needed to return the unit to its move-in level of cleanliness

How the photo rules help tenants

Because landlords must photograph the unit when you move in and when you leave, there is now a clear record of what “clean” meant at the start. A unit handed over dusty cannot be charged a full professional clean on the way out. Take your own dated photos and videos of every room on both days anyway, including inside the oven, fridge, cabinets and showers, and keep them with your lease.

Ask for an initial inspection

California tenants can request an initial inspection up to two weeks before they move out. The landlord walks through and lists what would be deducted, which gives you time to fix it or book a clean. It is one of the most useful and least used rights a California renter has.

What can and cannot be deducted

A deposit can cover unpaid rent, repair of damage beyond ordinary wear and tear, and cleaning needed to return the unit to its move-in condition. Faded paint, light scuffs, worn carpet and small nail holes are ordinary wear and tear. A greasy oven, a dirty fridge, hard-water scale left to build up for years and pet damage can be charged.

If your deposit isn’t returned

Write to the landlord first, quoting the 21-day rule and your forwarding address. If that fails, small claims court handles most deposit disputes, and a court can award up to twice the deposit as a penalty for a deposit kept in bad faith. Local tenant rights organizations and the California Courts self-help pages can point you to help. This guide is general information, not legal advice; check the current statute.

A move-out plan that protects your deposit

• Two to three weeks out: request the initial inspection and book your clean
• The day before: defrost and empty the fridge and freezer
• Moving day: remove everything, including closets, balcony and storage
• Cleaning day: kitchen, bathrooms, descaled glass and fixtures, tracks and floors, then photograph each room
• Walk-through: bring your move-in photos and your own move-out photos

Our move-out cleaning starts at $190 and follows the checklist California landlords use. See what California move-out cleans actually cost or get a free quote.