California · Civil Code §1950.5
The Deduction Ledger
What you can actually keep from a deposit isn't the cost of new — it's the value the tenant cost you. Enter the deposit and the tenancy, then itemize. Damaged items are prorated by remaining useful life; normal wear comes back to zero.
Prorated by useful life
Carpet / flooring
Replace cost $
Item age (yrs)
Useful life (yrs)
Cause
Interior paint
Repaint cost $
Item age (yrs)
Useful life (yrs)
Cause
Window coverings (blinds / drapes)
Replace cost $
Item age (yrs)
Useful life (yrs)
Cause
Appliance (fridge / range / etc.)
Replace cost $
Item age (yrs)
Useful life (yrs)
Cause
Other fixture (counters, cabinets, custom)
Replace cost $
Item age (yrs)
Useful life (yrs)
Cause
Charged in full (no proration)
Unpaid rent
Amount $
Cleaning to move-in condition
Reasonable actual cost $
Specific repair (hole, broken fixture)
Repair cost $
Before you withhold a dollar
- Useful-life numbers aren't law. California has no statutory depreciation table — these are common benchmarks (the DCA guide treats paint as ~2 years). "Reasonable" and "restore to move-in condition" are the real tests; adjust each figure to your documentation.
- Never wear and tear. Faded paint, matted or worn carpet, minor scuffs, small nail holes — landlord's cost, always (§1950.5(e)).
- Past its life = $0. If an item already used up its useful life before move-out, the tenant owes nothing toward replacing it, even if they damaged it.
- 21 days. Itemized statement plus any refund within 21 days of the tenant vacating. Over $125 in a line needs receipts/invoices — or a good-faith estimate, with final receipts within 14 days of completion (§1950.5(g)).
- Photos. AB 2801 requires move-in, move-out, and post-repair photos, provided to the tenant with any deduction (§1950.5(h)).
- No routine cleaning charges. Carpet/unit cleaning is deductible only if reasonably necessary to restore move-in condition — automatic carpet-cleaning charges are out.
- Deposit cap. One month's rent for most landlords since July 1, 2024 (AB 12); a limited two-property small-landlord exception allows two months. Deposits can never be labeled "nonrefundable."
- Bad faith costs you. Improper retention can expose you to up to twice the deposit in statutory damages.