Moving out of a rental unit involves significant effort and planning. You likely worry about getting your full security deposit back from the property manager. Many renters feel uncertain about what expenses a building owner can legally deduct. California law offers specific protections regarding your money and the condition of the apartment.
This guide explains exactly when you might be billed for scrubbing the premises. We will explore statutory limits on deductions and your rights as a tenant. Understanding these rules helps you protect your finances during a relocation and recognize when it may be time to talk to a slumlord lawyer about unfair cleaning charges.
Quick Answer: When and How Landlords Can Charge for Cleaning
A landlord in California may deduct cleaning costs from a security deposit only under specific circumstances. The law permits charges only to restore the unit to the same level of cleanliness it had at move-in (excluding ordinary wear and tear). They cannot bill you for standard wear or grime that existed before you moved in.
If you return the apartment in the same state of cleanliness as you received it, no deduction is legal. Charges must reflect reasonable hourly rates or actual invoiced costs for necessary work.
When Can a Landlord Legally Charge for Cleaning
California rules protect tenants from unfair deductions for property condition. A property owner cannot use your deposit to upgrade the unit for the next resident. They may only use funds to restore the cleanliness level to the baseline established at your arrival.
California Civil Code §1950.5 What the Law Says About Cleaning Deductions
Civil Code §1950.5 serves as the primary statute governing security deposits in the state. This law allows a landlord to deduct only amounts reasonably necessary, including cleaning needed to return the unit to its move-in level of cleanliness (not to improve it). This provision prevents owners from charging for deep scrubbing if the place was dusty when you arrived. California’s official tenant handbook from the Department of Real Estate uses the same restore-don’t-improve standard when explaining which cleaning costs can legally be taken from a security deposit.
The statute excludes ‘ordinary wear and tear,’ so landlords may not deduct for normal deterioration from everyday use. If a lease provision labels any part of a security deposit ‘nonrefundable,’ it is void. Your landlord must prove that the dirt or mess goes beyond normal use.
Move In vs Move Out Condition
The baseline for any cleaning charge is the unit’s condition on your first day. Comparing the initial walkthrough to the final inspection determines liability. If the carpets had stains when you got the keys, those marks are not your responsibility now. Smart tenants document the apartment’s condition at the start of the lease.
Landlords must account for the difference between the two dates. If you moved into a pristine, professionally sanitized home, you must return it in that same condition. However, if the kitchen was greasy or the floors were dusty, you only need to leave them equally messy. The obligation is to restore, not improve. Documentation from your move-in day serves as your best defense against unfair claims.
What Qualifies as Normal Wear and Tear
Normal wear and tear is deterioration from ordinary use; landlords cannot deduct for it. Minor scuffs and traffic-pattern carpet wear are typical examples. A landlord cannot deduct from your funds to fix these minor issues.
Dirt is different from wear. A layer of dust on ceiling fans or grime in the oven counts as filth, not aging. Leaving trash behind or failing to wipe down counters constitutes a lack of cleanliness. The law allows charges for removing dirt but not for fixing worn finishes. If the blinds are faded from the sun, that is wear. If the blinds are covered in sticky residue, that is a cleaning issue.
Many housing agencies, including the Montgomery County Office of Landlord-Tenant Affairs, publish detailed examples of ordinary wear and tear versus damage that closely mirror these distinctions.
How Much Can a Landlord Charge for Cleaning in California
Determining the exact dollar amount of deductions can confuse renters. The primary question is how much a landlord can charge for cleaning under current California regulations. The law requires these costs to be reasonable and directly related to the work performed.
Typical Cost Ranges DIY vs Professional
Charges vary based on whether the landlord does the work or hires a vendor. If the owner performs the labor, they can bill for their time. The rate must be reasonable, often between $25 and $50 per hour in many areas. They cannot charge professional plumber rates for sweeping a floor.
Third-party services usually cost more. A standard turnover service for a one-bedroom apartment might cost between $150 and $300. Recent nationwide data on move-out cleaning costs show typical totals of about $120 to $420, depending on home size and condition, which are broadly consistent with these ranges. Larger homes will command higher fees. The owner provides a copy of the invoice to justify the deduction. If the total work takes less than reasonably expected, the bill should reflect that efficiency.
Deep Cleaning and Specialty Services
Certain items require more expensive attention than a standard wipe-down. Carpets often spark disputes over steam cleaning. If the rugs have heavy stains or pet odors that were not there previously, the landlord may hire a specialist. These services can cost $100 to $200 per room, depending on severity.
Drapes and blinds also fall into this category. Heavy dust or smoke residue accumulation may require professional ultrasonic cleaning. Such specialized tasks significantly increase the total deduction. Charges for flooring must be reasonable and reflect condition and useful life; complete replacement for minor issues is improper.
Factors That Affect Cleaning Costs
Several variables influence the final amount deducted from your funds. Unit size is the most obvious factor. A studio apartment takes less time to scrub than a three-bedroom house. The geographic location also matters, as labor rates in San Francisco or Los Angeles exceed those in rural counties.
National wage surveys for maids and housekeeping cleaners show typical hourly pay in the mid-teens, so hourly cleaning charges that are dramatically higher for simple tasks may be difficult to defend as “reasonable” if a dispute reaches court.
The degree of mess left behind heavily impacts the price. Removing sticker residue, scrubbing oven grease, or de-scaling a bathroom requires hours of labor. If you leave furniture or trash, the landlord adds hauling fees to the cleaning bill. The duration of your tenancy also plays a role in what constitutes reasonable wear versus excessive grime.
How Cleaning Charges Fit Into California Security Deposit Law
State statutes incorporate cleaning fees into the broader rules governing security deposits. The process relies on strict timelines and transparency requirements. A property manager cannot simply keep the money without explanation. Our California landlord-tenant Civil Code guide explains how security deposit rules fit within the broader framework of state law and why cleaning deductions must meet the same standards of necessity and reasonableness.
Legal Conditions for Deducting Cleaning Costs
Deductions must meet a standard of necessity. The owner cannot clean a unit that is already tidy just because they prefer a specific maid service. They must identify actual dirt or debris that you failed to remove. Can the landlord keep the security deposit for cleaning if you tried your best? Yes, if your best effort did not reach the move-in standard. Our in-depth article on security deposit deductions in California breaks down which cleaning charges, repair costs, and unpaid rent items landlords can lawfully take out of your deposit and which ones cross the line.
The burden of proof lies with the landlord. They must demonstrate that the expense was necessary to cure a default in your obligation to clean. If they repaint the walls, they generally cannot charge you for washing those same walls. Double-dipping for services is illegal. Every dollar deducted requires a valid, legal reason rooted in the condition of the rental.
Required Notices and Documentation Under California Law
California law mandates specific actions within 21 days of your departure. The landlord must either issue a full refund or provide an itemized statement of deductions. The statement must itemize cleaning costs and include receipts; if the work isn’t finished, the landlord may give a good-faith estimate and send the actual receipts within 14 days after the job is completed.
If total deductions are more than $125, the landlord must include copies of receipts/invoices; if $125 or less, they may omit them unless you request copies in writing. For work performed by the landlord or their employees, the statement must show the hours worked and the hourly rate. If the 21-day deadline is missed, the landlord generally forfeits the right to retain any of the deposit, though they may still sue separately for proven damages. This strict deadline encourages the prompt return of tenant funds.
Do Tenants Have to Pay for Professional Cleaning
Many leases include clauses about the condition of the unit when you move out. A common question is whether tenants must pay for professional cleaning, regardless of their own cleaning efforts. The answer depends on what your lease says and how it lines up with state law.
Lease Agreement Clauses That May Require It
Some contracts explicitly state that the tenant must professionally steam clean carpets. Historically, landlords enforced these clauses strictly. Lease terms cannot waive §1950.5 protections; a blanket ‘professional cleaning required’ clause cannot override the rule that only reasonably necessary cleaning may be deducted.
If you clean the unit yourself, a landlord usually cannot charge you for professional cleaning simply because the lease says so. The law prioritizes the condition of the unit over the method used to achieve it. If the result meets the move-in standard, the method usually does not matter. However, check your specific local ordinances, as some cities have unique rules.
Tenant Rights if the Unit Was Already Dirty
Generally, who pays for cleaning when a tenant moves out depends on the dwelling’s condition at the time of move-out. If you have photos showing that the bathroom was grimy when you arrived, you have a strong defense. You are not the one who pays for preexisting messes.
If a landlord attempts to charge you for cleaning a stove that was dirty on day one, object immediately. Use your move-in checklist as evidence. The law prevents unjust enrichment. The owner cannot improve the property at your expense. They must accept the unit back in the same rough condition they delivered it in, minus wear.
How to Avoid Disputes Over Cleaning Charges
Prevention works better than fighting a deduction later. Taking proactive steps ensures you receive your money back. Both parties benefit from clear communication and thorough records.
Documentation Landlords Should Keep
Property managers should photograph every room before a new resident enters. These images establish the baseline. Keeping detailed receipts for any work done prior to move-in proves the unit was pristine.
During move-out, the landlord should use a comprehensive checklist. Documenting specific dirty areas helps justify any necessary charges. If a tenant disputes a fee, the landlord produces the photo of the greasy oven. Clear evidence prevents long arguments and potential legal battles.
What Tenants Can Do Before Moving Out
Request an initial inspection. California law allows you to request a walkthrough up to 2 weeks before you leave. The landlord must list the detailed defects they intend to deduct. This gives you a chance to fix those issues yourself.
Take your own high-quality photos after you finish cleaning. Capture the inside of the refrigerator, the oven, and the bathroom surfaces. A video walkthrough provides even better proof of the overall condition. If you hire a service, keep the receipt to prove you took professional steps. Some local rent boards, such as the Berkeley Rent Stabilization Board, even provide sample move-in/move-out checklists that tenants can use to document each room in a structured way.
Common Disputes and How to Resolve Them
Disagreements often arise over the definition of “clean.” A landlord might demand a hotel-ready room while you offer a broom clean sweep. Review the lease terms and the move-in photos together.
If you receive an unfair bill, write a demand letter. Explain why the charge is incorrect and cite Civil Code §1950.5. Attach your evidence. Many owners will negotiate rather than face small claims court. Calm, factual communication resolves most issues without legal intervention. If negotiation fails, the California courts’ small claims process guide explains how to file a case, serve your landlord, and present your photos, invoices, and inspection reports to a judge.
When to Contact a Tenant Lawyer About Cleaning Disputes
Sometimes a landlord acts in bad faith. If they retain your entire deposit without providing an itemized list, rely on harsh or illegal lease clauses, or insist on inflated “cleaning” charges that do not reflect the unit’s actual condition, it is time to speak with a tenant lawyer. Castelblanco Tenant Law Group is a California tenant law firm that can review your move-out photos, invoices, and inspection reports, tell you whether the deductions are legal, and explain your options for getting your money back.
Statutory damages may apply if the landlord retains the deposit in bad faith, up to twice the amount of the deposit, plus actual damages. You could recover twice the amount of the deposit in addition to actual damages. Seek counsel if the landlord ignores your demand letter or violates the 21-day rule, and review our California security deposit timeline guide to see which deadlines may have been missed and how that can strengthen your claim. Legal aid organizations often help with these specific deposit issues.
Summary: What Is Reasonable and What Is Not
Navigating the rules of security deposits requires attention to detail. A landlord acts reasonably when charging for removing your trash or scrubbing a dirty toilet. They act unreasonably when charging you to renovate an apartment or clean up dust that was there when you arrived.
The core principle remains the move-in condition. You must return the property as you found it, minus normal wear. Documentation protects you. Photos, checklists, and the initial inspection serve as your safety net. By understanding these rights, you ensure that you only pay for what is fair.
FAQs About Cleaning Charges in California
How Much Can a Landlord Charge for a Cleaning Fee?
A landlord can charge actual costs or reasonable hourly rates. Typical amounts range from $150 to $400, depending on unit size and grime levels.
Can a Landlord Charge Me for Cleaning After I Have Cleaned?
Yes, but only if your cleaning did not restore the unit to its move-in condition. They must prove the additional work was necessary.
Does the Law Require Professional Cleaning in California?
No state law mandates professional services. You can clean the unit yourself as long as you achieve the required standard of cleanliness.
Can a Landlord Charge if the Unit Was Not Clean at Move-In?
No. You are only required to return the unit in the same state of cleanliness as you received it. Preexisting dirt is not your responsibility.
What Documentation Should a Landlord Provide for Cleaning Deductions?
The landlord must provide an itemized statement. If total deductions exceed $125, the landlord must include copies of receipts/invoices; if $125 or less, they may omit them unless you request copies in writing.
What Happens if a Tenant Challenges a Cleaning Deduction in Small Claims Court?
A judge reviews evidence from both sides. If the landlord lacks proof or acted unreasonably, the court orders them to return the money.
Eric Castelblanco, Attorney/Founder
Eric Castelblanco, founder and managing attorney of Castelblanco Law Group, APLC, has championed tenants' rights for over two decades, securing over $200 million in verdicts and settlements. His law firm also specializes in every aspect of personal injury accident cases, delivering exceptional ou...