Security Deposits in California: What Landlords Can (and Can’t) Charge For
One of the most common questions I hear from property owners is:
“What can I actually use the security deposit for, and what counts as normal wear versus damage?”
This is a great question; especially in California, where strict deposit laws and new requirements under AB 2493 make things more complex. The short answer is that you can recover real costs from a deposit, but only if you’re fair, consistent, and properly documented.
Here’s a breakdown of how we handle security deposits at Good Life Property Management – Orange County.
Table of Contents
What You Can Use a Security Deposit For
California law is clear on what security deposits can cover. At Good Life, we keep it simple:
- Unpaid rent (including utilities, if the lease says they’re the resident’s responsibility)
- Repairs for resident-caused damage (but not normal wear and tear)
- Cleaning costs to return the home to its original move-in condition
- Replacement of items like keys, fixtures, or furniture, if allowed in the lease
Anything else must be “reasonable” and backed up with evidence like photos, receipts, and detailed invoices.
Normal Wear & Tear (Not Chargeable)
Wear and tear happens naturally when people live in a home. You can’t deduct for these repairs, even if touch-up work is required:
- Faded or chipped paint
Rust on bathroom/kitchen fixtures - Normal carpet wear or furniture indentations
- Minor nail holes (a few per wall)
- Loose grout or slightly warped doors from moisture
- Dirty blinds or curtains
Quick test: If you had to explain it to a judge, would they agree it’s just normal aging of the home? If yes, it’s not chargeable.
Resident Damage (Chargeable)
Security deposits protect landlords when residents cause real damage due to neglect, misuse, or unauthorized changes. Examples include:
- Large drywall holes or excessive nail holes
- Broken blinds, ripped curtains, or missing screens
- Carpet stains, burns, or pet damage
- Broken cabinets, cracked tiles, or damaged fixtures
- Mold or mildew from poor cleaning
- Unauthorized paint jobs or writing on walls
- Smoke or pet odors requiring remediation
- Missing smoke detectors or alarms
- Clogged drains caused by residents’ possessions
- Excessive light bulb replacements (more than 3 bulbs)
The “Useful Life” Rule
Even when damage is clear, California law requires landlords to account for an item’s useful life. You can’t always charge the full replacement cost.
For example:
- Carpet: 7 years
- Paint: 2–3 years
- Blinds/screens: 3 years
- Refrigerator: 10 years
- Water heater: 10 years
Example: If repainting costs $1,000 and $200 of that is due to resident damage, but the resident only lived there 1 year, their share would be $133 (two-thirds of $200).
At the end of the day, security deposits are not about squeezing tenants; they’re about protecting your property while staying on the right side of California law.
Final Thoughts
Handling deposits correctly keeps your business healthy and your reputation strong.
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Steve Welty
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