Tenant Move-Out Checklist 2025 | El Dorado County Security Deposit Laws
2025 Tenant Move-Out Checklist for El Dorado County Landlords: Security Deposits, Normal Wear & Tear, 21-Day Rule & More
If you own rental property in Placerville, Cameron Park, Shingle Springs, El Dorado Hills, Pollock Pines, Diamond Springs, Rescue, or anywhere else in El Dorado County, you will eventually deal with a tenant move-out. It’s rarely personal — tenants buy homes, relocate for work, or simply outgrow the space. While it’s exciting for them, it can be stressful (and expensive) for landlords if you don’t follow California law to the letter.
This complete 2025 guide walks you through every step of the tenant move-out process in El Dorado County so you stay legal, protect your security deposit rights, and get your property rent-ready fast.
Need help? Placerville Realty manages the entire move-out process for owners across El Dorado County. Call us at (530) 644-4585. Visit our Rent Ready Standards webpage for more information on ideal property condition.
Free Download: 2025 El Dorado County Tenant Move-Out Checklist + Security Deposit Tracker (PDF)
No email required — instant download.
1. 30-Day Notice Requirements in El Dorado County
The move-out process officially starts when the tenant gives proper written notice — verbal notice does NOT count.
- Most month-to-month tenants must give 30 days written notice (60 days if they’ve lived there 1+ years).
- Rent is due through the entire notice period (California uses a 30-day month for proration).
- Be ready for escrow delays if they’re buying a home — never schedule your own move-in until keys are returned.
2. The Mandatory Final Walk-Through + Time-Stamped Photos (AB 2801)
California law now requires landlords to document every deduction with time-stamped photos of the damage and after repairs are completed (Civil Code §1950.5 & AB 2801).
During the walk-through, check:
- Structural damage beyond normal wear and tear
- All appliances, HVAC, and plumbing
- “Hotel-clean” standard (especially oven, microwave, fridge, windows)
- Any abandoned personal belongings (do NOT throw away — call us for proper procedure)
3. Normal Wear & Tear vs Tenant Damage — 2025 Chart
Google loves tables — this one is built to win the featured snippet for “normal wear and tear California rental”.
| Normal Wear & Tear (NOT chargeable) | Tenant Damage (CAN be deducted) |
|---|---|
| Small nail holes (≤ 6-penny nail) | Large holes, wall anchors, TV mounts |
| Faded or lightly scuffed paint | Unapproved paint, gouges, crayon |
| Carpet traffic patterns | Burns, stains, tears, pet damage |
| Faded caulk, minor hard-water stains | Mildew from unreported leaks |
| Loose hinges, sticky windows | Broken windows, missing locks |
| Slightly worn countertops | Burns, deep scratches, cuts |
| Faded mini-blinds | Bent, broken, or missing slats |
| Dry lawn from drought | Pet urine spots, dead patches |
4. Trash & EID Water Bills — Avoid Surprise Tax Liens
Unique to El Dorado County:
- Mandatory trash areas — billing stays with the property. Unpaid final bills become a lien.
- EID water final reads can also become a tax lien if not paid.
We always pull the final prorated amounts and deduct them from the security deposit so you’re never on the hook.
5. You Cannot Charge Tenants for Your Labor
You can do repairs yourself and charge for materials (keep receipts!), but California law prohibits charging for your time.
6. Should You Re-Key Between Tenants in California?
Rekeying is no longer required, but it is the smartest $100–$150 you’ll ever spend. If an old key is used in a break-in with no forced entry, liability can shift to you.
7. The Critical 21-Day Security Deposit Return Deadline
You have exactly 21 calendar days from move-out to mail:
- Remaining deposit, or
- Itemized statement + receipts/invoices + any balance
Miss the 21-day window and you can lose the right to keep any deductions — even legitimate ones.
Never Miss the 21-Day Deadline Again
Download our free checklist + deposit tracker used by hundreds of El Dorado County landlords.
Frequently Asked Questions — El Dorado County Tenant Move-Out 2025
Q: How many days do California landlords have to return a security deposit?
A: Exactly 21 calendar days from the date the tenant vacates.
Q: What is considered normal wear and tear in California rentals?
A: Small nail holes, faded paint, carpet traffic patterns, minor scuffs — see the full chart above.
Q: Do I have to rekey between tenants in California?
A: Not required, but strongly recommended for liability protection.
Q: Can unpaid trash or EID water bills become a lien on my El Dorado County property?
A: Yes — always deduct final prorated amounts from the security deposit.
Vacant properties cost money every day they sit empty. At Placerville Realty we handle the entire move-out process — walk-throughs, photos, deductions, repairs, cleaning, rekeying, and marketing — so you can get top-market rent from a qualified new tenant fast.
Ready to remove the stress from tenant turnovers?
Call Placerville Realty today at (530) 644-4585 or request a free rental analysis.
We serve Placerville, Cameron Park, Shingle Springs, El Dorado Hills, Pollock Pines, Diamond Springs, Rescue, Somerset, Camino, and all of El Dorado County.
