California gives tenants the right to know what they will be charged for before they lose their security deposit. Under Civil Code § 1950.5(f)1, landlords must tell the tenant in writing that they can request a pre-move-out inspection (also called an “initial inspection”), and must carry it out when the tenant asks. After the inspection, the landlord must give the tenant a written list of deficiencies, and the tenant has the opportunity to fix those items before the final move-out.
What makes this particularly important for landlords: items not included in the Initial Inspection Statement generally cannot be deducted from the security deposit after the tenant moves out.
The written notice is required
Civil Code § 1950.5(f)1(1)Official source
written notice of the right to request an initial inspection, within a reasonable time after notice to terminate
Within a reasonable time after either you or the tenant gives notice to end the tenancy, or before a fixed-term lease ends, you must notify the tenant in writing that they can request an initial inspection and be present for it. This is a requirement, not a courtesy. Send it within a few days of giving or receiving notice so the tenant has time to ask and you have time to schedule.
The same notice must contain this paragraph about abandoned property, in substantially the same form:
State law permits former tenants to reclaim abandoned personal property left at the former address of the tenant, subject to certain conditions. You may or may not be able to reclaim property without incurring additional costs, depending on the cost of storing the property and the length of time before it is reclaimed. In general, these costs will be lower the sooner you contact your former landlord after being notified that property belonging to you was left behind after you moved out.
Copying it word for word avoids any argument about “substantially.”
Add the electronic refund notice. Since AB 414 (effective January 1, 2026), a landlord who received the security or rent electronically must also tell the tenant in writing, within the same reasonable time, that the deposit will come back electronically (§ 1950.5(h)(1)(A)(ii)). One letter can cover both notices.
When the inspection happens
Civil Code § 1950.5(f)1(1)Official source
on the tenant’s request, at a reasonable time, no earlier than two weeks before the tenancy ends
The tenant triggers it. If the tenant asks, the inspection happens at a reasonable time, but no earlier than two weeks before the tenancy ends. You and the tenant try to agree on a date and time. Either way, give at least 48 hours’ written notice of the date and time, unless you both sign a written waiver. If the tenant does not ask, your duties under subdivision (f) are done once the notice is sent; keep a copy as proof.
What happens during the inspection
The inspection follows the same approach as any move-out walk-through: go room by room, compare the current condition to the move-in condition report and photos, and note anything that exceeds normal wear and tear.
The difference is timing. This inspection happens while the tenant is still in the unit and still has time to make repairs or do cleaning before the final move-out day.
During the inspection:
- Document everything with dated photos
- Note each item that would be deducted from the deposit if left as-is
- Be specific about what needs to be done (not just “clean kitchen.” Be precise enough that the tenant can actually fix it)
The landlord or their agent conducts the inspection whether or not the tenant is there, unless the tenant withdrew the request.
The Initial Inspection Statement
Civil Code § 1950.5(f)(2)2
written itemized statement required after inspection
After the inspection, the landlord must give the tenant a written, itemized list of deficiencies. This is called the Initial Inspection Statement (IIS). The statement must be given to the tenant either:
- Handed to the tenant at the inspection, if the tenant is there, or
- Left inside the unit, if the tenant is not there
The IIS must itemize:
- The repairs or cleaning you intend to deduct for if the tenant does not fix them
- Enough detail that the tenant can actually do the work
It must also include the text of paragraphs (1) to (4) of § 1950.5(b), which list the only purposes a deposit may be used for.
It does not need to include dollar amounts at this stage. It is a list of items that need attention, not a final accounting.
The tenant’s remediation window
After receiving the IIS, the tenant has the period between the inspection and the move-out date to fix the items listed. They can:
- Clean the areas cited
- Repair minor damage themselves
- Hire their own contractor to fix items
The landlord cannot prevent the tenant from attempting to remedy items on the IIS during this window.
After the final move-out, the landlord inspects the unit again. Items that were listed on the IIS and that the tenant remedied do not support a deduction. Items that were listed but not remedied can be deducted. New damage that arose between the initial inspection and the final move-out can also be deducted, and so can damage the tenant’s belongings hid at the inspection. The IIS does not freeze the property’s condition.
The deposit consequence: what you can and cannot deduct
Civil Code § 1950.5(f)1Official source
items not in the IIS generally cannot be deducted
This is the most important practical implication of the pre-move-out inspection: after the initial inspection, the landlord is generally limited to deducting from the security deposit for:
- Items listed in the Initial Inspection Statement that the tenant did not remedy
- Damage that occurred between the initial inspection and the final move-out
- Damage or cleaning the tenant’s belongings hid at the inspection
- Unpaid rent
- Cleaning costs for conditions that arose between the inspection and final move-out
If a landlord discovers issues at the final walk-through that were not in the IIS, were not new, and were not hidden by the tenant’s belongings, those deductions are much harder to sustain. This creates a practical discipline for the initial inspection: if you see it, put it on the IIS.
What if the landlord skipped the notice or the inspection? The statute requires both, but it does not spell out a separate penalty for skipping them. In practice, a landlord who skipped a required step starts any deposit dispute behind, so treat the notice and a requested inspection as part of every move-out.
How this connects to the 21-day return deadline
The pre-move-out inspection is a separate process from the 21-day deposit return deadline. The inspection happens before the tenant vacates; the 21-day return clock starts the moment the tenant returns possession after move-out.
A landlord who runs a well-documented pre-move-out inspection has a cleaner path through the deposit accounting process. The IIS limits disputes about what was known when, and the tenant’s remediation window reduces the total amount typically held from the deposit.
See also: California Security Deposit Return Deadline (21 Days) and California electronic security deposit return (AB 414)
Practical checklist for landlords
When a tenant gives notice of move-out:
- Notify the tenant in writing that they can request a pre-move-out inspection and be present for it, with the abandoned property paragraph (and the electronic refund notice if they paid electronically)
- If the tenant requests an inspection, schedule it no earlier than two weeks before the tenancy ends, with 48 hours’ written notice
- Conduct the inspection and document everything with dated photos
- Provide the written Initial Inspection Statement before the tenant leaves
- Allow the tenant the time between the inspection and move-out to address items
- Conduct the final walk-through after key return
- Apply the 21-day deadline to return the deposit and itemized statement
LeaseRooster’s inspection tools walk you through each step and keep the Initial Inspection Statement attached to the lease file.
General information, not legal advice
The interaction between the initial inspection, the IIS, the tenant’s remediation window, and the 21-day deposit return process has procedural nuance. For high-stakes deposit disputes or tenants who refuse access for the inspection, consult a California landlord attorney.
- Civil Code § 1950.5(f) Landlord must give written notice of the right to request an initial inspection within a reasonable time after notice to terminate, including the abandoned property paragraph; on request, inspection no earlier than two weeks before the tenancy ends, with 48 hours' written notice View official source ↗
- Civil Code § 1950.5(f)(2) Written Initial Inspection Statement after the inspection, itemizing deficiencies; handed to the tenant if present, otherwise left inside the unit View official source ↗
- Civil Code § 1950.5(h)(1) (AB 414) Written notice of the electronic refund when the security or rent was received electronically, effective January 1, 2026 View official source ↗
- Civil Code § 1950.5(h) 21-day deadline to return deposit and itemized statement after tenant returns possession View official source ↗