Moving out of your rental in Pleasanton can feel like navigating a minefield: cleaning, inspections, security deposit rules, repairs, notices, and more. But with the right preparation, you can leave on good terms and maximize your chance of getting your full deposit back.
Below is a guide tailored to renters in Pleasanton (and California more broadly) that lays out what you need to know, step by step.
Key Takeaways
California law allows tenants a pre-move-out inspection, often two weeks before lease end, so you can learn what issues might lead to deposit deductions.
Security deposits are capped under Civil Code §1950.5: in most cases, one month’s rent, with limited exceptions for small landlords.
You must clean and repair damage beyond “normal wear and tear,” but landlords cannot demand a better condition than what existed at your move-in.
Within 21 days of move-out (after you return keys), your landlord must return the unused portion of your security deposit or send an itemized list of deductions.
1. Give Proper Notice & Review Your Lease
Before cleaning or planning your move, confirm how and when you must give notice to your property manager or landlord. Most month-to-month leases require at least 30 days’ written notice in California. Check your lease term, because some leases have fixed end dates or require earlier notice.
When you issue notice, be sure to:
Put it in writing (email or letter) so there is documentation
Keep a copy of the notice with the date
Ask about the pre-move-out inspection when you deliver notice
Once the landlord or property manager has that notice, they must inform you of your right to request the inspection.
2. Request the Pre-Move-Out Inspection
One of your strongest protections as a tenant is the right to a pre-move-out (initial) inspection. Under California law:
The inspection cannot happen earlier than two weeks before your lease ends.
The landlord must give at least 48 hours’ written notice of the inspection unless both parties waive that requirement in writing.
You have the right to be present for that inspection.
The landlord must provide you with a written list of deficiencies (repairs or cleaning) that may lead to deposit deductions, along with the relevant sections of the security deposit statute.
Once you have that list, you have an opportunity to remedy issues yourself before the final inspection. This can significantly reduce deductions.
Important note: If the landlord fails to offer or perform the inspection when required, their ability to deduct for certain damages or cleaning may be weakened in a dispute.
3. Clean Thoroughly, But Within Legal Bounds
After you know the deficiencies (or even if you don’t yet), you should plan a thorough move-out clean. But understand that California law does not allow landlords to demand a higher standard than the unit's condition at your move-in (minus normal wear and tear).
What You Should Clean / Do
Here’s a room-by-room (and general) checklist to help:
Area | Tasks to Do |
All rooms | Remove all personal items and trash; vacuum carpets; sweep and mop hard floors; wipe baseboards and trim; clean windows, tracks, blinds |
Kitchen | Clean inside and outside of oven, stovetop, range hood, microwave; wipe refrigerator inside/out; clean sink, faucets, countertops and cabinets; degrease surfaces |
Bathrooms | Scrub sinks, tubs, showers, toilets, mirrors, tiles, grout; wipe down walls and edges |
Walls & fixtures | Fill and smooth small nail holes (unless your lease requires patching); replace burned-out bulbs; clean light switches and outlets |
Appliances & systems | Test HVAC filters, change if needed; check for leaks under sinks; ensure smoke detector and CO alarms are working; check sliding doors/windows for function |
Exterior / outdoor (if applicable) | Sweep patios or balconies, clean gutters, remove debris, mop concrete or tile surfaces |
It is your responsibility only to return the unit to the same level of cleanliness it had at move-in, accounting for normal wear. Landlords cannot charge you for “improvement” or making things better than they were originally.
Also, keep receipts for cleaning supplies, repair materials, etc., and take timestamped photos or video after cleaning, as evidence you met your obligations.
4. Repair Damage Beyond Normal Wear and Tear
Normal wear and tear refers to deterioration from everyday use (minor carpet wear, faded paint, small scuffs on walls). Landlords may not deduct for this.
However, damages that go beyond that are your responsibility. Examples:
Large holes or gouges in walls
Broken doors, windows, fixtures
Deep stains on carpet (pet urine, burns)
Tile or floor damage from neglect
You should patch, touch up paint (if lease allows), replace broken items (if low-cost), and document the work. If the lease prohibits you from doing certain repairs yourself, consider hiring a professional and save the receipt.
5. Final Walk-Through & Returning the Keys
As you approach move-out day:
Aim to walk through the property (either with the landlord or alone) before you hand over keys
Make sure all requested repair or cleaning items are done
Double-check that nothing is left behind, all trash is out, all utilities are shut off or transferred
Return all keys, remotes, garage openers, access cards
After the unit is vacated, the landlord may perform a final inspection and assess deductions. But having been through the pre-inspection, doing your cleaning and repairs, and taking your own photos gives you strong support.
6. Security Deposit Return: What the Law Requires
Under California Civil Code §1950.5:
Within 21 calendar days after move-out (after returning keys), the landlord must either:
Return the full security deposit; or
Send you a portion of the deposit plus an itemized written list of deductions, with receipts or estimates.
If deductions total more than $125, they must include copies of receipts or invoices.
If work is not completed within the 21 days, they must provide a good-faith estimate and then final accounting and remaining return within 14 days of completing the work.
Deductions are only allowed for:
Unpaid rent or utility charges
Repairs for damage caused by you (beyond normal wear and tear)
Cleaning the unit to restore it to the same level of cleanliness as at move-in (minus normal wear)
Replacement of landlord property (if allowed under the lease, such as keys)
If the landlord fails to comply, they may forfeit the right to deductions and even face penalties.
FAQs (Frequently Asked Questions)
Q: What exactly is “normal wear and tear”?
A: Normal wear includes minor scuffs, carpet flattening, faded paint, small nail holes. It does not include deep damage, large holes, broken fixtures, stains, etc.
Q: Can the landlord require professional cleaning?
A: Only if your lease required that and the unit was professionally cleaned at move-in. Otherwise, typical tenant cleaning is sufficient.
Q: Does the one-month security deposit cap apply in Pleasanton?
A: Yes, under the new California law effective July 1, 2024, most landlords must limit security deposits to one month’s rent. There is an exception for small landlords owning no more than two properties with up to four units total, but this is relatively narrow.
Q: What happens if the landlord doesn’t do the pre-move-out inspection?
A: If the landlord fails to conduct this inspection when you request it, their ability to deduct for certain repairs or cleaning may be compromised.
Q: How should I document my condition?
A: Use a smartphone or camera to take dated photos or video of every room, both before cleaning/repairs and after. Keep copies of your inspection request, landlord’s responses, and all receipts.
Wrapping Up
Moving out can be stressful, but with planning, diligence, and knowledge of your rights, you can significantly reduce the risk of deposit disputes. In Pleasanton and across California, you deserve transparency and fair treatment under tenant law.
If you’re currently renting a home or apartment managed by Advantage Property Management Services or considering one, we invite you to reach out.
We aim to keep the move-out process fair, clear, and smooth for tenants and owners alike. If you’d like assistance applying these guidelines to your specific tenancy, help with inspection scheduling, or support in preparing your move-out, contact us today at Advantage Property Management Services. We’re here to assist you every step of the way.
