California Security Deposit Rules (2026)

What a California security deposit may cover

• Unpaid rent.
• Repair of tenant- or guest-caused damage, excluding ordinary wear and tear.
• Cleaning that is reasonably necessary to return the unit to the same level of cleanliness as at the start of the tenancy.
• Restoring, replacing or returning landlord personal property when the rental agreement authorizes that use, excluding ordinary wear and tear.

What the landlord should send after move-out

No later than 21 calendar days after the tenant vacates, § 1950.5 generally requires an itemized statement showing the basis and amount of deductions and the return of any remaining security.

For covered repair and cleaning deductions, the statute requires documentation such as invoices, receipts, or a description of landlord-performed work. Since April 1, 2025, qualifying repair/cleaning deductions must also be supported with the required photographs and a written explanation of cost.

The $125 documentation threshold

The statute generally excuses the automatic invoice/receipt documentation requirement when repair and cleaning deductions together do not exceed $125, unless another exception applies. Even then, a tenant may request the documentation within 14 calendar days after receiving the itemized statement; the landlord then has 14 calendar days to comply.

Important 2025–2026 photo rules

• For tenancies beginning on or after July 1, 2025, the landlord must take photographs immediately before or at the inception of the tenancy.
• Beginning April 1, 2025, the landlord must photograph the unit after possession is returned but before repairs or cleaning that will be deducted from the deposit.
• The landlord must also photograph the unit after those repairs or cleanings are completed.