CA law $126 limit (no receipts) for return deposit - help

[Chris Newton]

I am new to renting in CA and my tenant is about to leave. I just wondered if anyone knows if the $126 limit for returning a deposit without receipts is per deducted item or in total.  If needed, I will do the work myself but cleaning, plus any repairs, plus washing carpets, plus trash removal (obviously only if any of this is needed) etc, can def work out around $100 per instance.

One other question is I didn't do an inspection all year but read I can't do one now until they leaves, (unless they request this) and I can't find anything about being allowed access to show the unit to new tenants, guess I have to wait until they are out.

[Chad Hale]

Civil Code Section 1950.5(b) specifies what can be deducted.

If the tenant waives the right to documentation receipts are not required.

No later than 21 days after regaining possession, the appropriate security deposit amount should be returned.

I give the tenants an option to do a pre-inspection about 10 days before move out.  This gives them a chance to fix any issues I point out (getting back more of their security deposit) and me a chance to estimate repairs.

I often return the full security deposit because the unit/home is returned in perfect condition. (Minus normal wear and tear)