California ADU Security Deposit Checklist: Move-In, Photos, Deductions and Move-Out

Document the deposit at the beginning

Record the security deposit actually received and keep the signed rental agreement and payment record. California limits security deposits, with a statutory small-landlord exception that depends on specified conditions.

Do not assume calling an amount a pet, key or cleaning deposit automatically puts it outside security-deposit rules.

Create a move-in condition baseline

Use a room-by-room condition report and organize move-in photographs so they can be tied to the unit, date and observed condition. For tenancies beginning on or after July 1, 2025, California requires specified move-in photographs as part of the security-deposit documentation regime.

Keep the condition record with the tenancy file so it is available at move-out.

Handle the pre-move-out process correctly

California provides tenants a pre-move-out inspection process after notice, subject to statutory details and exceptions. Use current California guidance for timing and required written information rather than relying on an old checklist.

Photograph condition before deduction-related work

California requires specified post-possession photographs before repairs or cleaning that the landlord plans to deduct from the security deposit. Photos document condition; they do not by themselves establish that a tenant is legally responsible for a charge.

Finish with the required accounting and refund

California generally requires the remaining deposit and itemized accounting within 21 calendar days after the tenancy ends, subject to statutory documentation rules.

Verify current DRE guidance before completing the accounting.