Los Angeles Security Deposit Rules and Move-In Help 2026–27: The One-Month Cap, Getting It Back, and CalWORKs Aid
Moving in Los Angeles is expensive. First month's rent plus a deposit can add up to thousands of dollars before you get the keys. Since July 1, 2024, California law has capped security deposits at one month's rent for most rentals. Tenants also have new rights to photos and documentation when a landlord keeps part of the deposit.
This guide explains the cap, the exceptions, how to get your deposit back, what to do if a landlord won't return it, and where some LA families can find help paying move-in costs.
Last checked October 2026. This is general information, not legal advice. Rules come from California Civil Code § 1950.5 and the California Attorney General.
How Much Can a Landlord Charge?
The general rule: Under Civil Code § 1950.5, a landlord can't charge security of more than one month's rent, in addition to the first month's rent.
"Security" includes almost any upfront charge. The law covers any payment, fee, deposit, or charge collected at the start of a tenancy to cover the landlord's costs or as advance rent. The Attorney General notes that this includes charges landlords call a "pet deposit," "move-in fee," "cleaning fee," or "damage deposit."
The small-landlord exception: A landlord may charge up to two months' rent if:
The landlord is a natural person (or an LLC whose members are all natural persons, including family trusts), and
The landlord owns no more than two residential rental properties with no more than four units for rent in total
Service members: The small-landlord exception doesn't apply if the tenant is a service member, and a landlord can't refuse to rent to a service member because of it.
Older deposits: The one-month cap doesn't apply to security collected before July 1, 2024. Before that date, the limit was two months' rent (three for furnished units).
No "nonrefundable" deposits: A lease can't call any security deposit "nonrefundable."
What a Landlord Can Deduct
A landlord may only take amounts reasonably necessary for:
Unpaid rent
Repairing damage caused by you or your guests, not ordinary wear and tear
Cleaning to return the unit to how clean it was when you moved in
Replacing personal property such as furniture, only if your lease allows it
A landlord can't deduct for:
Damage or defects that were already there when you moved in
Ordinary wear and tear
Professional carpet cleaning or other professional cleaning, unless it's needed to return the unit to its move-in condition
New Photo Requirements
Civil Code § 1950.5 now requires landlords to take photos:
For tenancies starting on or after July 1, 2025: The landlord must photograph the unit immediately before or at the start of your tenancy.
Since April 1, 2025: The landlord must take photos after you move out, before repairs or cleaning they plan to charge you for, and again after that work is done.
If the landlord deducts for repairs or cleaning, they must give you those photos along with the itemized statement.
Take your own photos too. Photograph every room, with dates, on move-in day and on move-out day.
Before You Move Out: Ask for an Initial Inspection
After either side gives notice to end the tenancy, the landlord must tell you in writing that you can request an initial inspection.
The inspection happens no earlier than two weeks before you move out.
You have the right to be present.
The landlord must give you an itemized list of planned deductions.
You can then fix those problems before you leave and avoid the charges.
Getting Your Deposit Back: The 21-Day Rule
Within 21 calendar days after you move out, the landlord must send you:
An itemized statement of any deductions
The rest of your deposit
Documentation required:
If the landlord did the work: a description, the time spent, and the hourly rate
If someone else did it: a copy of the bill, invoice, or receipt
Photos, if the deduction is for repairs or cleaning
The landlord doesn't need to attach receipts if total repair and cleaning deductions are $125 or less. You can still request documentation within 14 days after you get the statement.
If work isn't done in 21 days, the landlord may deduct a good-faith estimate, then send final documentation within 14 days of finishing.
How it's returned: If you paid your deposit or rent electronically, the landlord generally must return the deposit electronically to an account you designate in writing, unless you agree to another method.
Give your landlord a forwarding address in writing.
If Your Landlord Won't Return Your Deposit
Send a written demand letter, citing Civil Code § 1950.5 and the 21-day deadline. Keep a copy.
File in small claims court. The law allows deposit cases in small claims court if the amount falls within the small claims limit.
Know the penalties. If a landlord keeps a deposit in bad faith, a court can award up to twice the deposit amount on top of actual damages. The landlord has the burden of proving that deductions were reasonable.
Proof of your deposit can be any credible evidence: a canceled check, a receipt, or a lease showing the amount.
Free legal help: The Attorney General points tenants to LawHelpCA.org to find legal aid by county.
Help Paying Move-In Costs in LA
CalWORKs Homeless Assistance (LA County DPSS)
If you're a CalWORKs family who is homeless or at risk, DPSS offers housing programs, including:
Permanent Homeless Assistance: Helps with costs like last month's rent, security deposit, and utility turn-on fees when you have a valid long-term lease, sublease, or shared housing agreement
Temporary Homeless Assistance
Moving Assistance
Emergency Assistance to Prevent Eviction
4-Month Rental Assistance
Apply at your nearest CalWORKs office. DPSS accepts a PA 956 Housing/Utility Verification Form to verify a unit's availability and cost until you have a written lease.
Other options: Call 211 LA to ask about local move-in assistance, and contact LA nonprofits. See our guide linked below.
Avoid Rental Scams
Never pay a deposit before seeing the unit and confirming the landlord owns it.
Get a receipt for every payment.
Watch for listings well below market that ask for wire transfers or gift cards.
Frequently Asked Questions
Can my LA landlord charge two months' deposit?
Only if they qualify for the small-landlord exception, and never for a service member. Most landlords are limited to one month's rent.
Is a "cleaning fee" legal?
Upfront fees like these count as security and fall under the cap. They must be refundable.
How long does my landlord have to return my deposit?
21 calendar days after you move out.
What if my landlord took photos but didn't share them?
If the landlord deducted for repairs or cleaning, the law requires them to provide the photos with the itemized statement.
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