Free Tool
California Security Deposit Calculator 2026: Limits + Return Deadline
Calculate the maximum security deposit you can charge, the 21-day return deadline, and your penalty exposure if you miss it.
Based on California Civil Code §1950.5 as amended by AB 12 (2024). Updated for 2026. For informational purposes only.
Key Facts: California Security Deposit Limits (2026)
- 1 month’s rent maximum — for most residential rentals (furnished or unfurnished), effective July 1, 2024
- 2 months’ rent maximum — for small landlords who own no more than 2 residential properties with a combined total of no more than 4 units, and who occupy one unit as their primary residence
- 21 calendar days — to return the deposit (or itemized statement of deductions) after move-out
- 2x deposit penalty — bad-faith retention may result in up to 2x the deposit amount plus attorney fees
Enter your property details
Your results will appear here
Enter your monthly rent and property type to get started.
How California Security Deposit Limits Work
Effective July 1, 2024, California’s AB 12 simplified security deposit limits across the state. Previously, landlords could charge up to two months’ rent for unfurnished units and three months for furnished units. The new law eliminates the furnished/unfurnished distinction and caps deposits at one month’s rent for most landlords.
A narrow exception exists for small landlords: if you are a natural person (not a corporation, LLC, or REIT), own no more than two residential rental properties with a combined total of no more than four units, and occupy one of those units as your primary residence, you may charge up to two months’ rent. This exception sunsets on January 1, 2030.
The 21-day return rule (Civil Code §1950.5(g)) requires landlords to return the full deposit or provide an itemized statement of deductions within 21 calendar days of the tenant surrendering the premises. If repairs exceed the 21-day window, the landlord must send a good-faith estimate and follow up with actual costs and receipts within 14 days of completion.
Bad-faith retention of a security deposit can result in the tenant recovering up to twice the deposit amount plus reasonable attorney fees (Civil Code §1950.5(l)). Courts have interpreted “bad faith” broadly to include charging for normal wear and tear, failing to provide an itemized statement, and retaining the deposit without justification.
LeaseBase tracks your deposit return deadlines and generates compliant itemized statements.
Try Free →Common Security Deposit Mistakes
These are the most frequent errors California landlords make with security deposits — any of which can trigger penalties or lawsuits:
| Mistake | Why It’s a Problem |
|---|---|
| Charging more than 1 month’s rent | Violates AB 12 for most landlords. Tenant can demand the excess back immediately and may sue for bad faith. |
| Missing the 21-day deadline | Even one day late can expose you to 2x penalty claims. Courts count calendar days starting the day after move-out. |
| Deducting for normal wear and tear | Faded paint, worn carpet, minor scuffs are NOT deductible. Only damage beyond normal use qualifies. |
| No itemized statement | You must provide a line-by-line breakdown even if deductions seem obvious. Failure = bad faith. |
| Missing receipts for deductions over $126 | Receipts or invoices are required for any single deduction exceeding $126. Estimates alone are insufficient after work is completed. |
| Sending the refund to the wrong address | Must mail to tenant’s last known address or forwarding address. Sending to the rental unit they just left does not count. |
Frequently Asked Questions
Can I still charge first and last month’s rent plus a security deposit?
No. Under AB 12, the total security deposit is capped at one month’s rent (or two months for qualifying small landlords). You can still collect first month’s rent at move-in, but “last month’s rent” collected as a deposit counts toward the cap. The only amount you can collect beyond first month’s rent and the deposit is a screening fee (currently capped at approximately $63.07 for 2026) and any agreed-upon key or remote replacement cost.
What happens if I collected a larger deposit before AB 12 took effect?
AB 12 does not require you to refund the excess on existing leases. However, if the tenant renews or the lease converts to month-to-month, the new limit applies going forward. If the tenant moves out, you must return the deposit minus legitimate deductions within 21 days — you cannot retain the excess simply because it was legally collected at the time. Best practice: proactively reduce the held deposit to one month and refund the difference.
Do the 21 days include weekends and holidays?
Yes. The 21-day period under Civil Code §1950.5(g) is 21 calendar days, including weekends and holidays. The clock starts the day after the tenant surrenders possession (returns keys and vacates). If day 21 falls on a weekend or holiday, you should still aim to deliver or mail the refund and itemized statement before that date. Do not assume you get an extension — courts have not consistently applied Code of Civil Procedure §12a to this deadline.
Now that you know the deposit limits…
Landlords who check deposit rules usually need these next.
Related Resources
California Security Deposit Laws
Complete guide to limits, deductions, return timelines, and penalty exposure for 2026.
Read the guide →Security Deposit Return Letter
Free copy-paste template for your itemized statement of deductions. Compliant with Civil Code §1950.5.
Get the template →California Landlord Compliance Checklist
Every law, deadline, and form California landlords need to know in 2026.
Read the checklist →AB 1482 Rent Cap Calculator
Calculate the maximum allowable rent increase under the Tenant Protection Act for your region.
Calculate now →Track deposit deadlines automatically
LeaseBase monitors return deadlines and generates itemized statements so you never face penalties.
Start Free Trial →30-day free trial. No commitment.
Never miss a deposit deadline again
LeaseBase™ automatically tracks security deposit return deadlines, generates compliant itemized statements, and alerts you before the 21-day window closes.
30-day free trial. Cancel anytime.
Written by Rachid Abadli
Rachid is the founder and CEO of LeaseBase. He is a licensed California property manager and has managed multifamily properties in the Sacramento region since 2018. He writes about California landlord-tenant law, compliance, and property management operations.
Disclaimer: The information on this page is provided for informational purposes only and does not constitute legal advice. Security deposit rules may vary based on local ordinances, property type, and specific circumstances. You should consult a qualified California attorney before making decisions regarding security deposits. LeaseBase™ is not a law firm and does not provide legal services. Use of this calculator is at your own risk.