Guide to California Security Deposit Law

‍If your landlord doesn’t return your security deposit, you may be wondering if there’s any way to get it back. Below you’ll find a comprehensive guide that goes over everything you need to know about California security deposit law, California civil code section 1950.5, and how to go to California small claims over your security deposit. 

Questions answered in this article:

• How should I prepare before moving out?

• What should I know about California Security Deposit Law?

• What should I do if my Landlord improperly withholds my Security Deposit? 

• How much can I sue for in small claims court?

Did you know we have a free tool powered by AI that helps you create a demand letter to your landlord for the return of your security deposit? Check out our demand letter tool.

If your landlord has violated one or more of the California security deposit provisions listed below, we have outlined what might happen if you take your case to small claims court. At the end of this article, we go over the specifics of suing your landlord in small claims court. 

Here are some examples of lawsuits filed against landlords over security deposits. 

The best offense is a good defense, so it’s important to make sure you do everything you can to ensure you’ll get your security deposit back ahead of time.

Take Photos

Photo evidence is one of the keys to keeping your security deposit because it can help you prove that specific damages may not have been your fault.

• When you first move in, use a camera to create a record of what the unit looked like before you started living there. 

• This is especially important if your unit has any pre-existing damage (scuff marks, stains, etc.) left by previous tenants. If it does, write down a list of everything you find and contact your landlord about getting the damage repaired. 

• Since a move-in inspection is not required, having thorough documentation of any and all pre-existing damage can make the difference between winning or losing a small claims suit. 

• No matter the situation, it is better to have the evidence and never need it than to have money deducted from your California security deposit for the damage a previous tenant caused and no way to prove that damage was already there.   

Announce Your Move-Out

You need to review your lease to see if there are any requirements regarding notice or timeline before moving out. You may be wondering what the best way to do this is, so we’ve broken it down. You may want your move-out notice to include the following: 

• The address you are moving from so that your landlord has a point of reference.

• The date you write the letter.

• The date you intend to move out.

• When you’ll be available for a pre-move out inspection with your landlord (provide a range of times, just in case).

• Your new forwarding address so that your landlord knows where to send your security deposit. 

Clean Thoroughly & Fix Broken Items 

You can avoid unwanted conflict by making sure your unit is in the best condition possible when you leave. If your landlord has to spend money to clean the unit to the level of cleanliness that it was when you moved in, they may be able to deduct a cleaning fee from your security deposit for cleaning. 

Here’s a task list to help you clean and repair your unit before you move out:

• Patch any holes in your walls.

• If you’ve painted your walls, repaint them to the pre-approved color they came in. You can do this by taking a chip of the original paint to a hardware store, where it can be precisely color-matched.

• Clean any stains in rugs or carpets thoroughly. 

• Remove water stains on window stills and wood floors.

• Clean off all surfaces, including the inside of drawers, cupboards, and cabinets.

• Unclog shower and sink drains, as well as toilets.

• Reattach any shutters or doors that have been taken off their hinges.

• Treat wood floor scuffs and replace broken tiles.

• Disinfect and deep clean areas like the bathroom and kitchen.

Anything beyond “ordinary wear and tear” will be your responsibility to fix before moving out. Otherwise, the landlord will be able to deduct from your security deposit to fix the damage.  In other words, if something is considered normal wear and tear, you don’t have to fix it before moving out, as it will be the landlord’s responsibility. 

Here are some examples of normal wear and tear in California (but ultimately, it will be up to a judge to decide what is normal wear and tear): 

• Small nail holes tend to be normal wear and tear. 

• If you live in an apartment for 5-7 years and the carpet gets dirty, this is normal wear and tear. If you live in an apartment for 1 year and the carpet is dirty to the point it has to be replaced, this may not be considered normal wear and tear. 

California Civil Code Section 1950.5(b)(2) and 1950.5(b)(3) discuss this: 

“The repair of damages to the premises, exclusive of ordinary wear and tear, caused by the tenant or by a guest or licensee of the tenant.” 

“The cleaning of the premises upon termination of the tenancy necessary to return the unit to the same level of cleanliness it was in at the inception of the tenancy.” 

Pre-Move-Out Inspection Tips

Under California Civil Code Section 1950.5(f), your landlord must notify you in writing of your option to request a pre-move out inspection. This must take place less than 2 weeks before you move out. 

• During the pre-move out inspection, ask your landlord about any potential deductions to your deposit and write them down. You can send your landlord an email after the inspection recapping what you went over and save it for future evidence. Also, make sure to take pictures during the inspection.

• Based on this inspection, your landlord can notify you of any potential deductions to your security deposit. 

• Fix or clean what your landlord mentioned they would deduct before you move out. Remember, only damages beyond ordinary wear and tear are your responsibility to fix. Save any receipts of items you had to pay for and take pictures once you are done. 

Here we’ve summarized some of the most frequently asked questions regarding California Security Deposit Law. If you don't see an answer to your question below, the relevant law for a security deposit refund is Ca. Civ. Code § 1950.5. 

How Much Can My Landlord Charge for a Security Deposit in California?

California deposit law states that if the apartment is unfurnished, then a landlord cannot charge more than 2 months’ rent for the security deposit. 

If the apartment is furnished, then a landlord cannot charge more than 3 months' rent for the security deposit. 

California Civil Code Section 1950.5(c)(1) discusses this: 

“...a landlord may not demand or receive security, however, denominated, in an amount or value in excess of an amount equal to two months’ rent, in the case of unfurnished residential property, and an amount equal to three months’ rent, in the case of furnished residential property…”

Can a California Landlord Require a Non-refundable Security Deposit?

In California, a landlord cannot require a non-refundable security deposit.  

California Civil Code Section 1950.5(m) discusses this: 

“No lease or rental agreement may contain a provision characterizing any security as “nonrefundable.”

How Long Does My Landlord Have to Return My Security Deposit in California?

California security deposit law states that your landlord has 21 days from when you move out to return your security deposit. 

If a landlord makes deductions to your security deposit, they must return unused portions of your security deposit within 21 days and provide an itemized statement with a list of the deductions they made. 

California Civil Code Section 1950.5(g) discusses this: 

“(g) (1) No later than 21 calendar days after the tenant has vacated the premises, but not earlier than the time that either the landlord or the tenant provides a notice to terminate the tenancy under Section 1946 or 1946.1, Section 1161 of the Code of Civil Procedure, or not earlier than 60 calendar days prior to the expiration of a fixed-term lease, the landlord shall furnish the tenant, by personal delivery or by first-class mail, postage prepaid, a copy of an itemized statement indicating the basis for, and the amount of, any security received and the disposition of the security, and shall return any remaining portion of the security to the tenant.”

If the total deductions are more than $125, then the landlord must provide receipts or proof of charges.

If the repairs will take longer than 21 days, then the landlord has to make deductions to the security deposit based on a “good faith estimate.” Once the repairs are complete, the landlord has 14 days to provide you with the final itemized statement and receipts or proof of charges. 

Make sure you provide your landlord with your new address, as they are required to mail your security deposit and the itemized statement to that new address. Otherwise, your landlord is allowed to send you your security deposit and itemized statement to the unit you just moved out of. 

California Civil Code Section 1950.5(g)(2)-(6) discusses the rest of the provisions above at length.  

What Can My Landlord Legally Deduct From My Security Deposit?  

There are a few things that can easily cut into your California security deposit, meaning you’ll get less (or none) of it back.  Here is a list of what your landlord can deduct from your California security deposit:

1. Unpaid rent.

2. Damages to the unit you rented (but they cannot deduct for “normal wear and tear” or anything that was damaged before you moved in).

3. Cleaning the unit so that it is as clean as it was when you moved in.

California Civil Code Section 1950.5(b)(1-4) discusses this:

“(1) The compensation of a landlord for a tenant’s default in the payment of rent.

(2) The repair of damages to the premises, exclusive of ordinary wear and tear, caused by the tenant or by a guest or licensee of the tenant.

(3) The cleaning of the premises upon termination of the tenancy necessary to return the unit to the same level of cleanliness it was in at the inception of the tenancy. The amendments to this paragraph enacted by the act adding this sentence shall apply only to tenancies for which the tenant’s right to occupy begins after January 1, 2003.

(4) To remedy future defaults by the tenant in any obligation under the rental agreement to restore, replace, or return personal property or appurtenances, exclusive of ordinary wear and tear, if the security deposit is authorized to be applied thereto by the rental agreement.”

Is a Walkthrough of the Unit Required Prior to Moving Out?

Your landlord is required to notify you in writing of your option to request an initial inspection, also called a pre-move out inspection, before you move out. You have a right to be present at the inspection unless you can't find a time that works for both you and the landlord. If you request an inspection, the landlord must do it within two weeks before you move out. At this time, the landlord can notify you of any potential deductions to the security deposit. You can then fix any damages to the unit before you move out (unless the lease agreement states that you cannot make certain repairs). 

California Civil Code Section 1950.5(f)(1) discusses this:

“Within a reasonable time after notification of either party’s intention to terminate the tenancy, or before the end of the lease term, the landlord shall notify the tenant in writing of the tenant’s option to request an initial inspection and of the tenant’s right to be present at the inspection…At a reasonable time, but no earlier than two weeks before the termination or the end of lease date, the landlord, or an agent of the landlord, shall, upon the request of the tenant, make an initial inspection of the premises prior to any final inspection the landlord makes after the tenant has vacated the premises. The purpose of the initial inspection shall be to allow the tenant an opportunity to remedy identified deficiencies, in a manner consistent with the rights and obligations of the parties under the rental agreement, in order to avoid deductions from the security...” 

What if the Landlord is Withholding My Deposit in Bad Faith?

If your landlord is keeping your security deposit in "bad faith," you can request up to twice the amount of the security deposit (plus your actual security deposit) in California small claims. If you claim "bad faith," it then becomes your landlord's duty to prove the deductions on the security deposit were fair (“reasonable”).

 “Bad faith” is often hard to prove, particularly since it's a term that has no official definition. This means you have to prove bad faith with evidence. Multiple examples of evidence may be required to establish bad faith. 

Here are some examples of what may be considered bad faith in California: 

• Your landlord sends you an email and says, “I’m not returning your security deposit because I simply don’t want to.” 

• Your landlord doesn’t respond to your requests to return your security deposit. 

While the California security deposit law states that you don't need to specifically request bad faith damages, you may want to consider including it in the amount you sue your landlord for, as the judge may not be experienced in California security deposit law.

California Civil Code Section 1950.5(l) discusses this:

“The bad faith claim or retention by a landlord or the landlord’s successors in interest of the security or any portion thereof in violation of this section, or the bad faith demand of replacement security in violation of subdivision (j), may subject the landlord or the landlord’s successors in interest to statutory damages of up to twice the amount of the security, in addition to actual damages. The court may award damages for bad faith whenever the facts warrant that award, regardless of whether the injured party has specifically requested relief. In an action under this section, the landlord or the landlord’s successors in interest shall have the burden of proof as to the reasonableness of the amounts claimed or the authority pursuant to this section to demand additional security deposits.” 

If your landlord improperly withholds your security deposit, consider taking the following action:

1. Send a demand letter.

2. Sue your landlord in small claims.

Send Your Landlord a Demand Letter

A demand letter is a letter that outlines a set of requests. For example, if your landlord doesn’t return your security deposit, you could write them a demand letter requesting your security deposit back. In some cases, the landlord might return your security deposit after receiving a demand letter to avoid a lawsuit.

If you eventually decide to sue your landlord in California small claims court over your security deposit, you are required to first request your security deposit back before you can sue your landlord. While you can request your security deposit by phone or email, it is recommended you do so by sending a demand letter so that your landlord takes you seriously, and this letter can be part of your evidence for your small claims case. 

In order to be effective, your letter should answer the following questions:

• How much money are you owed? Are you owed your full security deposit or a portion?

• Why should your landlord return your security deposit?

• How can your landlord reach you?

• Where should your landlord send payment? 

Finally, consider giving your landlord 14 days to respond to you. Include this in your letter, and state that if they do not respond within that time, you intend to sue them. 

Did you know we have a free tool powered by AI that helps you create a demand letter to your landlord for the return of your security deposit? Check out our demand letter tool.

Sue Your Landlord in California Small Claims Court

Security deposit lawsuits are one of the most common types of lawsuits in California small claims court. Small claims is a type of court that provides the public with a forum for quick, efficient, and affordable resolution of disputes, and it ensures that your landlord is held accountable for any wrongdoings they commit. 

Here is a quick California small claims 101: 

The Hearing

Many people believe that court hearings are complex, confusing, and overwhelming. However, in the case of Small Claims Court, the process is quite simple and easy to understand. We’ve laid out a summary of what to expect in a small claims hearing:

• Hearings last around 15 minutes. 

• You will need to be prepared with the evidence you have against your landlord. For example,  bring pictures of when you moved out and any communications you have had with your landlord over the return of your security deposit. 

• You will have an opportunity to share your side of the story, and then your landlord will also have an opportunity to speak. 

• The judge will ask you any follow-up questions they have. 

• The judge may decide your case at the hearing, or they will mail you their decision in the mail. Here are 8 tips to help you win your California small claims case. 

If you have any more questions about California small claims court, we have a step-by-step guide to suing in California small claims court that can answer more of your small claims questions in depth. 

People Clerk makes the process of going to California small claims easy and affordable. If you need help with taking your landlord to small claims over your security deposit, we are here to help. 

Besides suing your landlord for your security deposit in small claims court, consider mediating your dispute with your landlord. Mediation tends to be very successful when both parties have a prior relationship. For landlords and tenants, this tends to be the case. 

• Mediation is a meeting between you, the other party, and a neutral third person called a mediator. 

• Mediation is an effort to see if the parties can come to a mutually agreeable solution or settlement.

• If you reach an agreement during mediation, you will be able to close your lawsuit. The agreement can be for the same amount of money being claimed in the lawsuit and can involve other non-monetary agreements between you and your landlord.

• Depending on your local small claims court, you can choose to participate in mediation prior to the hearing as part of the small claims court process, or you can try to find mediation programs outside of the court. The mediation programs are usually run by volunteer lawyers and are either free or offered at a low cost. 

Up next: 5 Mistakes to Avoid During a Small Claims Hearing

Did you know we have a free tool powered by AI that helps you create a demand letter to your landlord for the return of your security deposit? Check out our demand letter tool.