A California pre-move-out inspection is optional for tenants, but landlords generally must give written notice of the right to request one and attend. The inspection gives renters time to address identified conditions before leaving. Its initial list does not settle every possible deduction or replace the later deposit accounting and required photographs. Civil Code §1950.5(f)–(h).

This checklist is for residential renters and property managers. It applies California rules as of August 30, 2026, using DRE’s 2026 law edition.

Schedule the initial inspection

The landlord must offer the option in writing within a reasonable time after either party gives notice of an intention to end the tenancy, or before the lease expires. The initial-inspection requirements do not apply to terminations under Code of Civil Procedure §1161(2), (3) or (4). §1950.5(f).

• Save the offer and response. Record whether the tenant requests or declines the inspection. If the tenant declines, the landlord has no further initial-inspection duties.
• Choose a date within the final two weeks. The inspection cannot occur earlier than two weeks before termination or lease expiration. Leave time afterward for permitted repairs and cleaning.
• Keep the appointment notice. At least 48 hours’ written notice is required, even when both parties agree on the appointment, unless both sign a written waiver. Managers should check that the notice includes the required abandoned-property language.

The parties must try to find a mutually acceptable time. The landlord proceeds even if the tenant is absent, unless the tenant previously withdrew the request. Scheduling requirements.

Document conditions and any corrections

Gather the lease, move-in condition report, photographs and maintenance correspondence to establish the starting condition. Deductions cannot cover preexisting defects or ordinary wear. Professional cleaning cannot be charged unless reasonably necessary to restore the starting condition, excluding ordinary wear. §1950.5(e).

• Get the written initial list. The landlord must identify proposed repairs or cleaning and include the text of §1950.5(b)(1)–(4). The statement goes to the tenant if present; otherwise, it must be left inside the unit.
• Record what was visible. Note rooms, surfaces and fixtures inspected, and anything obscured by furniture, rugs or boxes. Take dated overview and detail photos.
• Document each correction. Keep before-and-after photos, receipts and correspondence. Tenants have until termination to remedy identified conditions consistently with the rental agreement. Confirm permission before undertaking work requiring approval.

The written-list and remedy rules appear in §1950.5(f)(2)–(3). The suggested photo log is a documentation practice, not a prescribed state form.

Check deductions for conditions absent from the list

What the landlord could see during the inspection matters. If possessions did not prevent identification of repairs or cleaning, the statute bars deductions for unlisted repairs or cleaning, subject to its exceptions. Otherwise lawful deductions remain possible for listed conditions left uncorrected, conditions concealed by possessions, and damage or other allowable charges arising after inspection and before possession returns. Unpaid rent remains a separate permissible use of the deposit. §1950.5(b), (f)(4)–(6).

For example, a hypothetical stain hidden beneath a tenant’s rug may support a later deduction even though it was absent from the list. Document what concealed it and compare the move-in evidence: discovering a stain does not itself establish tenant responsibility.

Track the required photographs by stage

The landlord’s statutory photo duties are separate from the initial inspection:

• Move-in: For tenancies beginning on or after July 1, 2025, take photographs immediately before or at the start of tenancy.
• After possession returns: Beginning April 1, 2025, take photographs within a reasonable time after possession returns, before repairs or cleaning to be charged against the deposit.
• After that work: Photograph the unit within a reasonable time after the repairs or cleaning are completed.

These are the requirements in §1950.5(g). Initial-inspection photos cannot substitute for the required later photographs. Record the possession-return date and label each image set by stage.

Review the final deposit accounting

Within 21 calendar days after the tenant vacates, the landlord must furnish an itemized deposit accounting and return the remainder. For repair or cleaning deductions, check for these supporting materials, subject to the exceptions below:

• Work and cost records: Outside-provider bills, invoices or receipts, with provider contact details; for landlord or employee labor, a description, time spent and reasonable hourly rate.
• Materials and photographs: Receipts or permitted vendor documentation for supplies, the applicable statutory photographs, and a written explanation of repair or cleaning costs.

Photographs may be supplied by mail, email, flash drive or an online viewing link. §1950.5(h)(1)–(2).

If repairs by the landlord or employee cannot reasonably finish within 21 days, or third-party documentation is unavailable within that period, the landlord may use a good-faith estimate. The completed accounting, supporting records and any further refund must follow within 14 calendar days after completion or receipt of documentation. §1950.5(h)(3).

Supporting-document exceptions apply when combined repair and cleaning deductions are $125 or less, or when a tenant signs a waiver meeting statutory timing and wording requirements. These exceptions do not remove the accounting deadline or duty to take photographs. Tenants can still request documentation within 14 calendar days after receiving the statement; the landlord must comply within 14 calendar days after receiving that request. §1950.5(h)(4)–(5).

Confirm forwarding details and refund instructions. Electronic rent or deposit payments generally require an electronic refund, subject to written alternatives and separate rules for multiple adult tenants. DRE’s May 6, 2026 legislative summary.

If a charge lacks a clear basis, request an explanation and matching records in writing. Consult a California landlord-tenant attorney or legal aid office about disputed deductions or statutory exceptions. For related guidance, see our practical renting guides, rental management guidance and California housing coverage.