Move In / Move Out
Move-Out Cleaning in California: What Your Landlord Can Actually Deduct
- In California, a landlord can deduct cleaning only to make the unit as clean as when you moved in, not for normal wear and tear.
- The landlord has 21 days after you move out to return the deposit or send an itemized statement.
- Since April 2025, landlords who deduct for cleaning or repairs must take and send photos.
- Your best protection: your own move-in photos, a pre-move-out inspection and a thorough clean before the keys go back.
October and November are busy moving months in the Bay Area, and for renters the same question comes up every time: how clean does the place need to be to get the deposit back? California law gives a clear answer, and recent changes make the rules easier to check. Here is what the rules say, followed by a room-by-room checklist.
The cleaning standard: as clean as when you moved in
The California Courts self-help guide puts it plainly: a landlord may deduct for cleaning the unit when a tenant moves out, "but only to make it as clean as when the tenant first moved in." (California Courts, Guide to security deposits)
Two things follow from that:
- If the unit was spotless when you got the keys, it should be spotless when you give them back.
- Normal wear and tear, like lightly worn carpet or faded paint, is not a cleaning charge.
The 21-day rule and itemized deductions
After you move out, the landlord has 21 days to return the full deposit, or return the balance with an itemized statement that lists each deduction and the reason. Deductions over $125 need invoices or receipts attached. (California Courts, Civil Code section 1950.5)
New since 2025: photos are required
Under AB 2801, which changed Civil Code 1950.5, landlords in California now have to document the unit with photos:
- Since April 1, 2025: if they deduct for repairs or cleaning, they must take photos within a reasonable time after you return the unit (before the work) and again after the work is done, and send them with the itemized statement.
- Tenancies starting on or after July 1, 2025: they must also take photos at the start of the tenancy.
(San Francisco Rent Board, Security deposits)
Ask for a pre-move-out inspection
After you give notice, your landlord must tell you in writing that you can ask for an inspection before you move out. Use it: it shows you what the landlord would charge for while you still have time to fix it. (California Courts; see also the Berkeley Rent Board tips for recovering your deposit)
Move-out cleaning checklist, room by room
Do this after the furniture and boxes are out, so every surface is reachable.
Kitchen
- Inside and outside of the oven, stovetop, drip pans and range hood filter.
- Inside the fridge and freezer (empty, unplug only if your lease allows), including shelves and door seals.
- Inside every cabinet and drawer, cabinet fronts and handles.
- Dishwasher filter and door edges, microwave inside and out.
- Sink, faucet, backsplash and countertops.
Bathrooms
- Toilet inside, outside and around the base.
- Shower or tub, glass doors, tile and grout, fixtures and drains.
- Mirror, vanity, inside drawers and the medicine cabinet.
- Exhaust fan cover.
Every room
- Baseboards, door frames, doors and light switches.
- Window sills and tracks, blinds.
- Closets: shelves, rods and floors.
- Light fixtures and vent covers.
- Floors last: vacuum, then mop hard floors.
Do it yourself or hire a move-out cleaning?
A full move-out clean of an empty apartment or house takes most people a long day, often on top of packing and moving. Hiring a cleaning team makes sense when you are short on time, when the oven, grout or appliances need serious work, or when you simply want the place handed back in one go. Either way, book the cleaning for after the move and before your final walk-through.
Looking for a lighter routine in your new place instead? Read our guide to deep cleaning vs regular cleaning.
Frequently asked questions
Can my landlord charge me for cleaning when I move out in California?
Yes, but only to make the unit as clean as it was when you moved in. Normal wear and tear cannot be charged, and deductions must be itemized.
How long does a California landlord have to return a security deposit?
Twenty-one days after you move out. The landlord must return the deposit or send the balance with an itemized statement of deductions.
Do landlords in California have to take photos at move-out?
Since April 1, 2025, landlords who deduct for repairs or cleaning must take photos after you return the unit and again after the work, and send them with the itemized statement. For tenancies starting on or after July 1, 2025, they must also take photos at move-in.
When should I book a move-out cleaning?
Book it for after your belongings are out and before your final walk-through or key return, so the cleaners can reach every surface, closet and cabinet.
