Security for a rental agreement
Primary state source for deposit limits, inspections, deductions, documentation, photographs, and return of the balance.
California / Initial inspection
California initial inspection: 2 weeks before move-out, with 48 hours' notice
On request, California's pre-move-out initial inspection happens at a reasonable time no earlier than 2 weeks before the tenancy ends, with at least 48 hours' prior written notice unless both parties sign a waiver. It is a chance to document and to fix what the landlord lists, not a final accounting: the statewide process starts with a written notice of the option to request the inspection, and the inspection, itemized statement, and renter's opportunity to address identified conditions form a sequence.
Understand the branch
Build a record from the offer through move-out.
- 01
Preserve the written offer
The landlord generally must notify the tenant in writing of the option to request an initial inspection and of the right to be present. Keep the notice even if the tenant declines or never responds.
- 02
Document the request and timing
If the tenant requests an inspection, the parties try to schedule a mutually acceptable time. The inspection is generally no earlier than two weeks before the tenancy ends or the lease terminates.
- 03
Keep the entry notice or waiver
The landlord generally gives at least 48 hours' prior written notice of the inspection, unless the parties waive that notice in writing. Preserve the time window, waiver, entry record, and who attended.
- 04
Separate proposed deductions from the final statement
After the inspection, the landlord generally leaves an itemized statement of proposed deductions so the tenant has an opportunity to remedy identified conditions before the tenancy ends. The final disposition after move-out remains a separate event.
Evidence checklist
Preserve condition evidence at each stage.
- Written notice offering the initial inspection
- Tenant's request, decline, or other response
- Scheduling messages and the 48-hour notice or written waiver
- Move-in inventory and dated condition photographs
- Inspection notes, video, attendees, and access record
- Itemized statement of proposed deductions
- Receipts and photographs for work completed before move-out
- Final move-out evidence and post-possession disposition package
Primary authority
Check the official source.
Open official source
California Courts: Guide to security deposits
Official Judicial Branch guide explaining common deposit questions and options after a dispute.
Coverage: the statewide initial-inspection framework in Cal. Civ. Code § 1950.5 for a typical residential move-out. This guide does not determine whether an exception applies, decide whether a condition is ordinary wear, cover every eviction branch, or replace the separate final itemization and return analysis.
Next step
Work out your deadline and build your deposit file.
Index the inspection notice, the itemized statement, and your before-and-after photographs while the details are fresh — the workspace fingerprints each file in your browser without uploading it. Once you have vacated, confirm that date and it counts the 21-day return deadline and drafts a written request that cites only facts you checked.
The workspace runs in your browser on this device. Your entries stay in tab memory and are lost on refresh or close, they are never sent to a server, and only facts you check are allowed to produce a date.
Open the California deposit workspaceContinue the record
Related security-deposit guides.
California deposit limit
Test the one-month general cap and the facts required for the narrow two-month branch.
Open guideCalifornia security-deposit overview
Connect the inspection record to deductions, photographs, documents, and return of the balance.
Open guide