When A Landlord Can Charge For Cleaning: An Overview of State Law

In California, confusion often arises over when a landlord can legally charge a tenant for cleaning after move-out. While some landlords assume tenants must return the unit in professionally cleaned condition, the law sets a different standard: tenants must leave the unit in a "reasonably clean" condition, not necessarily spotless or deep-cleaned.

This article explains what that means, when deductions are allowed, and how property owners can protect themselves through inspections, documentation, and compliance with state law.

What the Law Says

Under California Civil Code §1950.5, landlords may deduct from a security deposit for:

• Cleaning needed to return the unit to the condition it was in at the beginning of the tenancy (excluding normal wear and tear)

• Repairing damage caused by the tenant

• Unpaid rent or other balances

However, landlords may not use the deposit for:

• Normal wear and tear

• Routine turnover cleaning customarily performed between tenants

What the Law Says

Under California Civil Code §1950.5, landlords may deduct from a security deposit for:

• Cleaning needed to return the unit to the condition it was in at the beginning of the tenancy (excluding normal wear and tear)

• Repairing damage caused by the tenant

• Unpaid rent

However, landlords may not use the deposit for:

• Normal wear and tear

• Routine professional turnover cleaning customarily performed between tenants

When Can Cleaning Charges Be Deducted?

Cleaning charges may be deducted from the security deposit only when:

• The unit is returned in a condition that clearly exceeds normal use, such as filth, grime, or unsanitary buildup

• The landlord can document the condition (preferably with photos)

• The landlord complies with the optional pre-move-out inspection process, giving the tenant a chance to fix the issue before move-out

Common allowable cleaning deductions include:

• Thick grease on oven or stovetop

• Pet urine, feces, or strong odors

• Trash, food, or belongings left behind

• Mildew, mold, or grime in showers and sinks

When Can’t Cleaning Charges Be Deducted?

Landlords may not deduct for:

• Minor dirt or dust that accumulates with normal use

• Carpet wear or minor staining from typical foot traffic

• Cleaning performed solely to meet turnover standards or make the unit more marketable

The law does not require tenants to pay for standard turnover or deep-cleaning procedures unless the unit was returned in an unusually dirty state.

Importance of the Initial Move-Out Inspection

California law gives tenants the right to request a preliminary move-out inspection. If requested, landlords must:

• Conduct the inspection in the last two weeks of the tenancy

• Identify specific issues that could lead to deductions

• Provide the tenant with a written list of those issues

• Allow the tenant time to address them before move-out

Best practice: Treat the initial inspection as your opportunity to create a defensible record of cleaning or damage concerns. If tenants correct those issues, you may not deduct for them.

Documentation and Photo Requirements (AB 2801)

Beginning April 1, 2025, landlords making cleaning or repair deductions must:

• Take photos of the unit after move-out but before cleaning/repairs

• Take photos after work is completed

• Provide these with the itemized deposit disposition

Beginning July 1, 2025, for new tenancies:

• Move-in photos are required to establish baseline condition

• These may be compared to move-out photos to justify deductions

This new law strengthens the importance of thorough documentation and reduces the risk of deposit disputes.

Examples: What's Chargeable vs. Not

Note on Left-Behind Property
If a tenant leaves personal belongings behind, the landlord must follow California’s abandoned property law. Property valued at $700 or more cannot be discarded without giving the tenant a chance to reclaim it. See section below for details on valuation and disposal procedures.

Abandoned Property: Valuation and Tenant Rights

If a tenant leaves personal belongings behind after vacating the unit, California law requires landlords to follow specific procedures before disposing of the items — particularly if the property may have significant value.

For property valued under $700:
If the total estimated resale value of the property is less than $700, the landlord may:

• Serve or mail a Notice of Right to Reclaim Abandoned Property

• Hold the property for at least 15 days (if notice was personally delivered) or 18 days (if mailed)

• After that period, dispose of the property in any manner, including discard or donation

For property valued at $700 or more:
If the total value is $700 or more, the landlord must:

• Provide the same notice as above

• Hold the property for the same notice period

• If unclaimed, the property must be sold at a public auction

• A notice of the sale must be published in a newspaper of general circulation at least five days before the auction

• Proceeds may be used to cover storage, advertising, and sale costs, with any remainder paid to the county treasury

• The former tenant may claim surplus proceeds from the county for up to one year

Important:

• No court order is required for either process

• Landlords may not simply discard valuable items or claim them for personal use

• Failing to follow these procedures may result in liability for unlawful disposal or conversion of property

Security Deposit Implications:
Reasonable costs of removing and storing abandoned property may be deducted from the tenant’s security deposit if the proper notice and waiting period are observed.

Conclusion

Cleaning deductions are one of the most common sources of conflict between landlords and tenants at move-out — and also one of the most frequently mishandled. California law does not require tenants to return a unit in perfect or professionally cleaned condition, but it does allow landlords to charge when the unit is left unreasonably dirty or neglected. By understanding what qualifies as “reasonably clean,” documenting conditions thoroughly, offering a move-out inspection, and following proper procedures for handling personal property, BPOA members can lawfully recover costs while avoiding disputes and liability.

For further guidance or help applying these rules to a specific situation, consult your legal advisor or a qualified housing attorney.

Disclaimer
This article is provided for informational purposes only to assist members of the Berkeley Property Owners Association (BPOA) in understanding applicable laws and best practices. It is not intended as legal advice. Laws and regulations are subject to change, and individual circumstances may vary. BPOA members are encouraged to consult qualified legal counsel or regulatory authorities before taking action based on the information provided.