TL;DR — 30 seconds
Notice (30 days tenant for month-to-month). Pre-move-out inspection on tenant request under §1950.5(f). Move-out inspection with photos. Vendor bids. 21-day deposit clock under §1950.5(g) from actual move-out. Handle any belongings under §1980-1991. Most deposit disputes are won or lost on the photo file.
Step 1 — Notice
Tenant on month-to-month: at least 30 days' written notice under §1946. Fixed-term tenant vacating at lease end: typically no notice required (lease ends on its own). Early termination under §1946.7 (domestic violence), SCRA (military), or by mutual agreement runs on its own track.
Once notice lands, confirm the move-out date in writing back to the tenant. Set a calendar reminder for the §1950.5(f) inspection window.
Step 2 — Offer the §1950.5(f) pre-move-out inspection
Civil Code §1950.5(f) gives tenants the right to request a walk-through with the landlord within the two weeks before move-out. Most landlords proactively offer it — doing so demonstrates good faith and reduces deposit disputes.
On the walk:
- Inspect every room. Note issues likely to result in deductions.
- Provide a written statement of items to be deducted unless corrected.
- Photograph everything. Date-stamped photos.
The tenant gets a chance to fix the items before move-out. If they don't, the deduction stands.
Skipping the §1950.5(f) inspection
Refusing or ignoring a tenant's pre-move-out inspection request can limit your ability to make certain deductions. Even when not requested, offering the inspection demonstrates good faith and almost always reduces the size of the eventual dispute.
Step 3 — Move-out
Tenant returns keys and vacates. Confirm the move-out date in writing (email or text). The 21-day deposit clock starts on the date of actual vacate, not the lease end date.
Step 4 — Move-out inspection
Walk the unit inside 72 hours of move-out. Photograph every room. Compare directly to the move-in photos. Note every deductible item with the specific damage and the location.
Step 5 — Vendor bids and invoices
For any deduction over the §1950.5(g)(2) threshold, you need an actual invoice or receipt — not an estimate. Contact vendors, get the bids, do the work, save the paid invoices. Cleaning, painting (only beyond useful life proration), repairs, restoration. Everything itemized.
Step 6 — 21-day deposit return
By day 21 from the move-out date, the tenant must receive either the full deposit or an itemized statement with the remaining balance and the supporting receipts. See the security deposits page for the detailed §1950.5 framework.
Abandoned property
Belongings left behind go through the §1980-1991 procedure. Serve the §1983 notice, wait 15 days (18 if mailed), then sale or disposal under §1988. See the abandoned property page.
Common questions
How much notice does a CA tenant give to move out?
At least 30 days' written notice on month-to-month under §1946. Fixed-term: typically none required if vacating at lease end. Early termination under §1946.7 or SCRA runs on its own framework.
What's the §1950.5(f) pre-move-out inspection?
Tenant's right to a walk-through with the landlord within the two weeks before move-out. Landlord identifies items to be deducted in writing. Tenant gets a chance to fix.
What's the standard move-out workflow?
Notice → confirm date → offer §1950.5(f) inspection → tenant vacates → move-out inspection with photos → vendor bids → 21-day return with itemized statement.
What if the tenant leaves before lease end?
Tenant remains liable for rent through lease end or until re-rented, whichever first. Landlord has a duty to mitigate. 21-day deposit clock starts at actual move-out.
CA Landlord Laws