Use it when a tenancy is ending: it tells the tenant they can ask for a walk-through to fix problems before the deposit is charged.
When a tenant is about to move out, the housing provider must tell them: “You can ask me to walk through the place before you leave.” On that walk the owner points out what would come out of the deposit, like a stained carpet or a broken blind. The tenant then has time to fix it and keep that money. It’s like a teacher checking your homework the day before it’s due, not after it’s graded. The tenant can say no. But the owner must offer it.
The tenant’s name, everyone else living there, and the full address with unit number.
The rules in one block: give this notice in a reasonable time; if the tenant doesn’t ask, no inspection is needed; if they ask, both sides try to find a time; never earlier than two weeks before the end; always 48 hours’ written notice of the time, unless the tenant dropped the request or both waived it in writing.
Agreeing on a time by phone does not replace the 48-hour written notice.
Civil Code 1950.5 gives the tenant the right to ask for this walk-through, so they get a chance to fix problems and avoid deductions from the deposit.
The tenant can attend. If they don’t show up, the inspection can go ahead without them.
The inspection can’t happen more than two weeks before the tenancy ends. The owner writes the end date here.
Too early and the tenant can argue it doesn’t count.
The inspection happens during normal business hours unless both agree otherwise. The owner can suggest a date and time.
The tenant is free to skip the inspection.
To get an inspection, the tenant checks ¶8 and returns the notice within 7 days. No answer, or no box checked, means “no inspection wanted.”
The 7 days come from the form, not the statute. A tenant who asks on day 9 deserves a straight answer, not a fight.
A reminder that a former tenant may reclaim belongings left behind, but storage costs can apply. The sooner they call, the less it usually costs.
Owner or agent signs and dates it, and lists address, phone, text and email.
The tenant’s yes box: (a) use the date in ¶4, or (b) call me at this number to set a time.
The tenant’s no box. Checking it also releases the owner and agents from claims about that choice.
New in Rev. 12/25 (AB 414, from 1/1/2026). The leftover deposit must be returned electronically if the tenant is the only tenant, paid rent or deposit electronically, and gave bank details. Otherwise the tenant can ask for it here, and can ask for the itemized statement by email.
Bank account numbers on a paper form: keep it locked, never photo it into a group chat.
Many people get this wrong: “The tenant didn’t ask, so I didn’t need the form.” Backwards. The inspection is optional for the tenant. Telling them about it is not optional for you.
Also wrong: “I’ll send the deposit when the repairs are done.” The clock is 21 days from move-out, period. Hold it in bad faith and a judge can add up to twice the deposit on top. No photos, and that carpet deduction gets hard to defend.
45-second explainer, vertical video.
Ken will reply and help you check your situation. No spam.
408-666-2825