How to dispute security deposit deductions in California

Start with the itemized statement, not the refund amount alone. Compare each charge with California’s allowed deposit uses, your move-in and move-out records, and the documents the landlord was required to provide.

Reviewed September 27, 2026 · California Civil Code § 1950.5

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1. Check the 21-day accounting

Within 21 calendar days after you move out, the landlord generally must return the deposit balance or provide a written itemized statement with the refund. A good-faith estimate can be used when eligible work or third-party invoices are not ready; after the repair is completed or the receipt arrives, a corrected statement and any refund are generally due within 14 calendar days. See California Civil Code § 1950.5 and the California 21-day deadline guide.

2. Review each deduction on its own

California permits deposit deductions for unpaid rent, cleaning needed to restore move-in cleanliness, tenant-caused damage beyond ordinary wear, and certain personal-property costs if the rental agreement allows them. A routine turnover cost is not automatically your responsibility. For a carpet or paint charge, compare the actual condition before and after, tenancy length, area repaired, and reason given. See the California normal-wear guide for examples.

Example: $350 for repainting

Suppose your deposit was $1,500, the landlord returned $1,150, and the statement lists $350 for repainting. The arithmetic says $350 remains withheld; it does not show whether that charge is allowed. Check which walls were painted, whether the move-in and move-out records show a change beyond ordinary use, and how the amount was calculated. California’s Department of Real Estate describes a useful-life approach to repainting but says it is a guide, not a hard-and-fast rule.

For deductions, the statement generally needs receipts or invoices when total deductions exceed $125. Exceptions include a good-faith estimate in specific circumstances. If total deductions are under $125 or you waived receipt copies, you may request those documents within 14 calendar days after receiving the statement. Keep the statement, envelope or delivery date, lease, and photos together.

3. Compare the photos and receipts

For tenancies beginning on or after July 1, 2025, California requires move-in photographs. For deductions involving repairs or cleaning, landlords also must take photos after possession is returned and before the work, then after the work. The California Department of Real Estate move-out guide explains the photo and accounting steps.

Match every statement line to the room, condition, and amount claimed.
Compare the item to your move-in checklist and dated photographs or video.
Check receipts, invoices, or a permitted good-faith estimate against the work described.
Note what remains unclear and keep copies of every message.

4. Ask for the amount you believe is due

California Courts suggests writing the landlord to ask for the deposit when it was not fully returned within 21 days or you disagree with the deductions. Explain the specific lines you dispute and the amount you are requesting, and keep a copy. Its security-deposit guide describes the letter and possible small-claims next step. A court decides what amount, if any, is owed and whether statutory damages apply.

Recoup’s free California checker compares dates and the amount still withheld with the state deadline. If the check shows money remains withheld, the optional $29 Recovery pack prepares a renter-edited letter draft and evidence checklist PDF for you to review before sending.

This is general legal information, not legal advice. A late statement, missing receipt, or questionable charge does not by itself predict a court result. The facts and legal findings matter. Recoup does not promise recovery.