Security deposit itemized return letter (LA landlord)
California landlords must return the security deposit within 21 days of a tenant moving out, with an itemized written statement of any deductions under Cal. Civil Code § 1950.5. Deductions over $125 need copies of receipts or invoices, and for tenancies that began on or after July 1, 2025, deductions must also be backed by move-in/move-out photo documentation (AB 2801). Missing the deadline or the documentation can forfeit your right to make deductions. Use this letter to stay compliant.
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Frequently asked questions
How long do I have to return the deposit or send this statement?
21 calendar days after the tenant moves out and returns possession of the unit, per Cal. Civil Code § 1950.5(g)(1).
What can I deduct?
Unpaid rent, cleaning costs to restore the unit to the condition it was in at move-in (minus ordinary wear and tear), repair of damage beyond normal wear and tear, and any other amount the lease specifically allows the landlord to deduct.
Do I need receipts for every deduction?
You must provide copies of receipts or invoices for any deduction over $125. If a repair isn't finished within 21 days, you can send a good-faith estimate instead and must follow up with the actual receipts within 14 calendar days after the work is done.
What is the AB 2801 photo requirement?
For tenancies that began on or after July 1, 2025, landlords must take timestamped photos of the unit both before the tenant moves in and after they move out, and include that documentation with the itemized statement for any related deduction. Failing to provide required photos forfeits the right to deduct for that item.
What happens if I miss the 21-day deadline or don't itemize properly?
A landlord who fails to comply with Civil Code § 1950.5 can be held liable for the tenant's actual damages and, if the failure is found to be in bad faith, statutory damages of up to twice the amount of the deposit, in addition to actual damages.
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