California security deposit return statement
California landlords have 21 days from the end of tenancy to return the deposit with an itemized statement. This generator pre-selects California and counts down your remaining days.
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- Deadline
- 21 calendar days after the tenancy ends
- Penalty
- Up to 2× the deposit plus actual damages for bad-faith retention
- Receipts
- Required for any deduction over $126, or an estimate if work isn't finished
- Statute
- Cal. Civ. Code § 1950.5
Enter your move-out date above to see your deadline
Property & Parties
Security Deposit
Required in some states: NY, IL, others
Deductions
Add state + move-out date
What the statement has to say
California's rule is one of the most document-heavy in the country. Under Civil Code § 1950.5 you must mail the tenant an itemized statement within 21 days of the end of the tenancy, and attach copies of receipts or invoices for any deduction over $126. If the repair isn't finished yet, you may send a good-faith estimate and then follow up with the actual receipts within 14 days of completing the work.
Proration matters just as much as paperwork. Carpet and interior paint wear out on a schedule, so you can only charge the tenant for the remaining useful life — commonly treated as roughly 8 to 10 years for carpet and 2 to 3 years for paint. Charging a departing tenant the full replacement cost of a seven-year-old carpet is the single most common way California landlords lose a deposit dispute.
Deductions are limited to unpaid rent, cleaning to return the unit to its move-in condition, repair of damage beyond ordinary wear and tear, and — if the lease allows — restoration of personal property. Ordinary wear and tear is never chargeable. Itemize every line separately with a description and dollar amount rather than a single lump sum.
Frequently asked questions
How many days does a California landlord have to return a security deposit?
21 calendar days from the date the tenancy ends. The itemized statement and any remaining balance must be mailed to the tenant's last known or forwarding address within that window.
What is the penalty for missing California's 21-day deadline?
A court can order the return of the entire deposit and award statutory damages of up to twice the deposit amount if it finds the retention was in bad faith, on top of actual damages.
Do I have to attach receipts in California?
Yes for any single deduction over $126. Attach copies of invoices, receipts, or — for in-house work — a statement describing the work and the reasonable hourly rate and time spent. If the work isn't complete, send a good-faith estimate and the real receipts within 14 days of finishing.
How do I prorate carpet and paint in California?
Charge only the remaining useful life. If carpet is treated as having a 10-year life and it was 6 years old at move-out, the tenant can generally be charged no more than 40% of the replacement cost, and only if the damage exceeds ordinary wear and tear.
Related guides
- Texas security deposit return statement →
Generate a Texas security deposit itemization before the 30-day deadline. Covers the forwarding-address rule and the 3× penalty. Free PDF.
- Security deposit deduction letter →
Write a security deposit deduction letter for any state. Itemize each charge, show the refund or balance due, and print a formal PDF letter. Free, no signup.
Deciding whether to renew instead?
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