California's 21-Day Security Deposit Rule: How to Count It and What to Send
California counts 21 calendar days from the day the tenant vacates. How to count the window, what accompanies the itemized statement, and where the statute says to read more.
Updated September 29, 2026
California Civil Code § 1950.5 gives a landlord 21 calendar days after the tenant vacates to provide the itemized statement and any remaining deposit. Calendar days, not business days.
How to count the 21 days
The statute's window is 21 calendar days after the tenant has vacated the premises. Weekends and holidays count. A move-out on the 1st puts the last day of the window on the 22nd.
The free California check on this site does the arithmetic from the date you enter and saves the deadline to your calendar. It is an estimate from the date you type — not legal advice — so confirm the date you treat as the day the tenant vacated.
What accompanies the itemized statement
The statute describes an itemized statement of deductions, with copies of the bills, invoices, or receipts supporting them, and the photographs taken under the photograph subdivisions added by AB 2801.
- Move-out photographs, taken after possession returns and before repairs or cleaning begin.
- Post-repair photographs, taken within a reasonable time after repairs or cleaning are completed.
- Move-in photographs, for tenancies that begin on or after July 1, 2025.
- Bills, invoices, or receipts for each charge.
The small-deduction carve-out
The statute states a landlord need not comply with the supporting-document paragraphs when deductions for repairs and cleaning together do not exceed $125. Read § 1950.5(g)(4) before relying on it — how it applies depends on your facts.
What this guide does not decide
Whether a particular deduction is proper, what counts as ordinary wear and tear, and whether any failure was in bad faith are legal questions. This guide organizes what the statute describes; for advice about your situation, consult a California attorney.
Frequently asked
- Is the 21-day count calendar days or business days?
- Calendar days. The statute counts 21 calendar days after the tenant has vacated.
- What starts the clock?
- The statute says the tenant has vacated the premises. If the date is unclear in your situation, confirm it with a California attorney rather than guessing.
- Where is the rule written?
- California Civil Code § 1950.5, at leginfo.legislature.ca.gov. The photograph requirements were added by AB 2801.
See where your documentation stands.
The free check estimates your 21-day window and shows which photos and receipts you are missing. No account, no card.
MoveOutGuard is a document preparation and evidence organization tool. It is not a law firm and does not provide legal advice. Drafts, checklists, and deadline estimates require your review and are not a guarantee of compliance or outcomes. For legal questions, consult a licensed attorney.