Security deposit itemization
How does a California landlord itemize a security deposit within 21 days?
Updated · By the Landlord Notice Mail team
Within 21 days after the tenant moves out, send an itemized statement of deductions and the remaining deposit, by personal delivery or first-class mail; for repairs or cleaning over $125, attach copies of receipts or invoices (or a good-faith estimate if the work isn't done yet). Before move-out, you must also give written notice of the tenant's right to an initial inspection.
| Step | When | Detail |
|---|---|---|
| Notice of right to an initial inspection | After either side gives notice to end the tenancy | In writing; inspection no earlier than two weeks before move-out |
| Itemized statement + refund | Within 21 days after move-out | Personal delivery or first-class mail |
| Receipts or invoices | With the statement | For each deduction over $125 for repairs or cleaning |
| Bad-faith retention | If a court finds bad faith | Penalty of up to twice the deposit, plus the deposit |
Mailing it right
Mail to the forwarding address the tenant gave, or to the last known address. A First-Class letter meets the method; adding a certified copy gives you a USPS-dated receipt if the 21 days are ever disputed.
Quick answers
What is the California Civil Code 1950.5 bad faith penalty?
A court can award the tenant up to twice the deposit as a penalty, plus the deposit owed, if the landlord kept it in bad faith.
Do I need receipts for every deduction?
For repairs or cleaning over $125, include copies of receipts or invoices, or a good-faith estimate if the work isn't finished within 21 days.
Do I have to offer a pre-move-out inspection?
Yes, you must give written notice of the tenant's right to request one.
What to do next
Mail the itemized statement First-Class ($3.99) or Certified with return receipt ($17.99), with receipts attached as extra pages. Several move-outs a month? The Landlord plan is $29/month.
Send a deposit itemizationSources
Checked: . General information, not legal advice. Fees and rules change: confirm current values at the official links above.