California rental inspection report template

California rules for this report

These rules are about how and when you report, not the template's fields. Check them before you deliver.

• For tenancies that begin on or after July 1, 2025, the landlord photographs the unit immediately before, or at the start of, the tenancyCalifornia Civil Code s. 1950.5 (g) (1)
• The landlord photographs the unit within a reasonable time after it is returned, before any repairs or cleanings that will be deducted from the deposit, and again within a reasonable time after those repairs or cleanings are doneCalifornia Civil Code s. 1950.5 (g) (2)
• Within a reasonable time after either side gives notice to end the tenancy, or before the lease term ends, the landlord tells the tenant in writing that they may request an initial inspection and be present for itCalifornia Civil Code s. 1950.5 (f) (1) · California Courts Self-Help Guide, Guide to security deposits in California
• After an initial inspection, the landlord gives the tenant an itemized statement of the repairs or cleanings proposed as deductions, including the text of paragraphs (1) to (4) of subdivision (b), or leaves it inside the unit if the tenant is not thereCalifornia Civil Code s. 1950.5 (f) (2)
• No later than 21 calendar days after the tenant moves out, the landlord sends an itemized statement of the deposit and its disposition and returns any remainderCalifornia Civil Code s. 1950.5 (h) (1) · California Courts Self-Help Guide, Guide to security deposits in California
• When the landlord deducts for repairs or cleanings, the photos are provided with a written explanation of the cost, by mail, email, flash drive or an online linkCalifornia Civil Code s. 1950.5 (h) (2) (D)
• The initial inspection happens at a reasonable time no earlier than two weeks before the tenancy ends, with at least 48 hours' written notice unless both sign a waiver, and goes ahead whether or not the tenant is presentCalifornia Civil Code s. 1950.5 (f) (1)
• If the unit was clear enough at the initial inspection to identify them, deductions for repairs or cleanings are limited to the items in the itemized statement, plus anything that happens after that inspectionCalifornia Civil Code s. 1950.5 (f) (4) and (6)
• The landlord may not claim for damage or defects that existed before the tenancy, or for ordinary wear and tearCalifornia Civil Code s. 1950.5 (e) (2) (A)
• Cleaning deductions are limited to returning the unit to the level of cleanliness it had at the start of the tenancyCalifornia Civil Code s. 1950.5 (b) (3)
• Bad-faith claims or retention of the deposit can bring statutory damages of up to twice the deposit, in addition to actual damagesCalifornia Civil Code s. 1950.5 (m)

What is in it

• Entry and hallwaysWalls and ceiling, Floor, Doors and locks, Lights and switches
• Living and dining areasWalls and ceiling, Floor and carpet, Windows, screens and coverings, Outlets, lights and switches
• KitchenStove, oven and range hood, Refrigerator and freezer, Dishwasher, Sink, faucet and drain, Counters and cabinets, Walls, ceiling and floor
• BedroomsWalls and ceilings, Floors and carpet, Windows, screens and coverings, Closets and doors
• BathroomsToilet, Tub, shower, grout and caulking, Sink, vanity and mirror, Exhaust fan, Walls, ceiling and floor
• Laundry and utilityWasher and dryer, Heating, cooling and thermostat, Water heater
• Safety devicesSmoke alarms tested, Carbon monoxide alarms tested, Fire extinguisher
• Exterior, parking and storageBalcony, patio or yard, Parking or garage, Storage
• Keys, fobs and remotesItem, Quantity, Notes
• Repairs or cleanings proposed for deduction (pre-move-out)Room and item, Repair or cleaning proposed, Notes

Rules last reviewed October 8, 2026. Read the full California rental inspection report requirements.