Quick Answer
After either side gives notice to end the tenancy, Cal. Civ. Code § 1950.5(f) has you notify your tenant in writing, within a reasonable time, that they may ask for an initial inspection. If your tenant asks, the inspection happens no earlier than two weeks before the tenancy ends, and you give at least 48 hours’ written notice of the date and time unless you both sign a written waiver. You then hand over an itemized statement of the repairs and cleaning that could be deducted. Statute text last checked October 2, 2026.
Key Takeaways
- You offer the inspection in writing. Do it within a reasonable time after either party gives notice to end the tenancy (§ 1950.5(f)(1)).
- The inspection is limited to the last two weeks. It happens no earlier than two weeks before the tenancy or lease ends.
- Forty-eight hours is the notice period. Give written notice of the date and time, unless you and your tenant sign a written waiver.
- The statement includes statute text. It lists the repairs and cleaning, includes the text of paragraphs (1) to (4) of § 1950.5(b), and is left inside the unit if your tenant is not there (§ 1950.5(f)(2)).
- Your tenant may fix the listed items. They have until the tenancy ends, and you may not deduct for items you did not list when nothing blocked your view (§ 1950.5(f)(3)-(4)).
1. The Right to an Initial Inspection
California Civil Code § 1950.5(f) lets your tenant ask for a walkthrough before they move out. The purpose is to let your tenant fix problems you identify, such as cleaning or small repairs, so that fewer deductions reach the final accounting.
Three timing rules apply:
- Your written notice of the option: within a reasonable time after either party gives notice of intent to end the tenancy.
- The inspection window: no earlier than two weeks before the termination or lease end date, when your tenant requests it.
- Who attends: your tenant may be present.
2. The 48-Hour Written Notice
When your tenant requests the inspection, you give at least 48 hours’ prior written notice of the date and time. You and your tenant may instead sign a written waiver that sets the date and time. Serve the notice the way you serve your other written notices and keep proof of delivery.
3. The Itemized Statement
After the inspection you give your tenant an itemized statement that specifies the repairs or cleaning you propose to use as the basis for deductions from the deposit. The statement also includes the text of paragraphs (1) to (4) of subdivision (b) of § 1950.5. If your tenant is not present, leave the statement inside the premises.
What Your Tenant Can Do With It
Your tenant has the opportunity to fix the listed deficiencies from the inspection until the tenancy ends (§ 1950.5(f)(3)). Cleaning and repairs done in that window can reduce what you deduct later.
4. Limits on Final Deductions
When you inspect and your tenant’s belongings do not keep you from seeing the unit, you may not use the deposit for repairs or cleaning that are missing from your itemized statement (§ 1950.5(f)(4)). Section 1950.5(f) still lets you deduct for:
- Damage that happens after the inspection, such as a new stain during move-out.
- Items your tenant’s belongings kept you from seeing, such as damage behind furniture.
5. Procedural Checklist
| Phase | Your action | Reference |
|---|---|---|
| Offer | Give written notice of the right to an initial inspection | § 1950.5(f)(1) |
| Schedule | Hold it no earlier than two weeks before the end date, with 48 hours’ written notice | § 1950.5(f)(1) |
| Inspect | Walk the unit and note cleaning and repairs beyond ordinary wear | § 1950.5(f)(2) |
| Statement | Give the itemized statement with the § 1950.5(b)(1)-(4) text, or leave it inside | § 1950.5(f)(2) |
| Cure window | Let your tenant fix the listed items until move-out | § 1950.5(f)(3) |
| Final accounting | Deliver the itemized statement and refund within 21 days | § 1950.5(g) |
What This Guide Does Not Cover
This guide covers the initial inspection under California Civil Code § 1950.5(f). It describes what the statute says as of the check date above and does not predict how a court will rule on your facts.
It does not cover:
- The 21-day final accounting, covered in the deposit return deadline guide.
- Entry rules for other purposes, covered in the 24-hour entry guide.
- Commercial and industrial leases.
- Local rent board procedures.