Are you ready to apply for a rental? Whether you are applying for a rental through The Rental Girl or any other agency or landlord in Los Angeles, watch our tutorial on how to get put together a complete application package and make it stand out above the rest!

Lawrence Yun, NAR chief economist, said vacancy rates are improving in all of the major commercial real estate sectors. “Sustained job creation is benefiting commercial real estate sectors by increasing demand for space,” he said. “Vacancy rates are steadily falling. Leasing is on the rise and rents are showing signs of strengthening, especially in the apartment market where rents are rising the fastest.”

In early 2009 we saw a HUGE decrease in rents in Los Angeles, about 15% and up to 30% decrease in some of the higher demand neighborhoods. Vacancies flooded the market; renters were moving/downsizing due to the economy, some were moving to take advantage of the lower rents.

After rising 2.2 percent last year, average apartment rent is expected to increase 3.8 percent in 2012 and another 4.0 percent next year. Multifamily net absorption is forecast at 209,900 units this year and 223,600 in 2013.

With rents on the rise yet still a lot lower than pre-2008 rents, now may be a good time to move and settle in for  a bit.

1. First and foremost, when to start looking: Start inquiring on rentals about a month and a half before you need to move
Don’t over do it. Many renters feel like they need months to find a rental. In L.A., the average vacancy is filled in less than a month. Tenants only need to give 30 days notice (per the average contract) to move out. If you are looking months in advance, there is no magic 8 ball that can look into the future and possibly know all the vacancies that will be available by the time you are ready to move. Furthermore, millions of people move each year. L.A. is a busy rental market. Vacancy rate is less than 5%. Rentals move quickly. If it’s taken you over a month to locate a property, you may need to broaden your criteria: area, price range and/or amenities. We have written more about when to start looking for a rental here.

2.  Second of all, narrow down your search. Pick an area, a neighborhood. And while you’re at it, narrow down your budget and amenity must haves
This is especially true if you are moving here from out of town (and if that is the case, make sure you read our post specifically for out-of-towners). You also need to know what your budget is and what amenities you absolutely have to have and which ones you can live without. Read our post about Choosing a Rental here for more info.

3. Prepare yourself mentally for the task you are about to undertake
Look, you can meditate, see a therapist, levitate… whatever floats your boat. Just understand finding a rental in LA is no cakewalk. In fact, its an absurdly difficult task. You need to do research, figure out what area you want to live in, what rents are going for, what’s on the market, how fast vacancies move, etc. You need to do some homework (hint: join our VIP list early in the game to keep an eye on what hits the market, what rents are going for, etc. Westsiderentals offers similar service for a $60 fee – small price to pay considering you have a lot of homework to do).

4. Prepare your schedule for the task your are about to undertake
Unless you are Jeanie … *blink*… and there is your future home, then you are going to have to do some leg work to find a rental. There isn’t an easy way to do it. Sure, some of us rental agents will make it “easier” but it’s still a lot of work. And no one can do it for you. Some renters want to pay and have someone find a rental for them. Not advisable. You’ll end up paying more for a rental than it’s worth, or worse yet you’ll get a dump. All your friends will be living in great rentals and you’ll have to hear “I got the most amazing apartment for the best deal!” all year and you’ll regret not spending some time finding your perfect home from the get-go. You need to see vacancies in person to really get a sense of the place. When you find a place you like, you need to drive by it at night and different times of the day/week. Most landlords will not leave doors unlocked, so you need to schedule appointments with landlords, property managers, on site managers or agents. You’ll be scheduling appointment times with different people – all who have their own crazy schedules too. You may not be able to see everything in one day, back to back. Again, this is a process, it’s work, it takes time. But it has to be done.

5. Search online
The majority of renters are searching multiple websites for rentals. Not just One Amazing-Has-It-All site (quantity), not just One Has-All-The-Best-Listings (quality), not two, not three…but multiple sites. Why? Because like we said in #3 and #4, finding a rental is not easy.

Websites we recommend:

Us of course: www.therentalgirl.com
Westsiderentals.com
Craigslist.org
Padmapper.com
Google.com
TheMLS.com*

*Note, the MLS (Multiple Listing Service) is where real estate agents post their rental and for sale listings for other real estate agents to see. These listings get uploaded to Trulia, Redfin, etc. Renters looking for higher end properties (or anything above 2-3k/month even) will benefit from a MLS search. If this is the case, we recommend you solicit the free help of a real estate agent (the agent will get paid by the landlord once you sign a lease). If you are looking for a rental under 2-3k/month then going through a real estate agent/MLS won’t be much help. The Rental Girl’s are all licensed real estate agents so if you are looking for a higher end rental, ask you Rental Girl to do a MLS search for you. They will either do it for you or refer you to another agent who can.

6. Call For Rent Signs
Egh, not my personal favorite (and truthfully I personally would not waste my time doing this). But, many landlords just put out a sign. Simple as that. Old School folks. That’s how they do it, that’s how they’ve done it for years. It works for them so why not. If you have some extra time, you might as well add this to your list: Drive around a call For Rent Signs.

7. Facebook
Absolutely this is a must. Let your friends know you need a place. I have a friend who has been replacing his roommates for years through Facebook alone. He will only rent to friends of friends. I don’t know any way to do this other than through Facebook. So post, post and repost until you have a place. Hey, while you’re at it, friend us on Facebook!

8. Slow down. Take a breath. READ-the-ads-carefully
I’m telling you, when you start searching for a rental you turn into a bit of a mad person. You’re hectic, frantic, anxiety ridden, under a dead line and the pressure is on. You are in “go go go” mode. Take it from The Rental Girl’s, we are in the same boat. Between the 8 of us we rent hundreds of rentals a month, field 20,000 inquiries, add new listings and manage to take a day off each week. To find quality renters fast, we have to be organized, structured and most importantly have flexibility. It takes these same qualities to find a quality rental fast. Be efficient with your time. Read the ad carefully. I can’t tell you how many renters show up to a property and say “oh, I really need a parking space.” Or, “Oh, I really need some outdoor space.” Guess what, those are details listed in our ad. And for those ads online that don’t list ALL the features and details as we do? Simple – just ask landlord when you speak on the phone. If you have certain amenities that are “Must Haves” then why waste time making an appointment and driving out to see a place if you can’t rent the property anyway? Slow down, do some research, read the ads, look at the photos carefully, check out video tours and when in doubt ask questions over the phone before viewing in person.

9. Get organized. Keep track of listings you like and listings you don’t like
Like I said above, you have to be efficient with your time and being organized is Key. You then you need to be flexible. Those “Must Have’s” you started with? Well if it’s been a few weeks and you aren’t finding any options, you may need to revise your criteria. Be realistic. You’ve done your research, you know what’s out there, you know your time frame. Make some revisions to your criteria and keep going. You are almost there!

10. The most important Tip we can offer: be prepared
It’s almost impossible to get a rental if you aren’t prepared. So many renters search and search and once they finally find “The One” they lose it because they did not have their applications ready. You will lose that perfect place to someone else if you waste 1/2 day collecting your application materials. Read our blog post here about securing that perfect rental and visit our website for a detailed explanation of what our clients usually require in an application package. Most landlords throughout L.A. require the same thing: complete application, copy of ID, verification of income. There is not much a landlord can ask for, so it’s normally the same info every time. It’s not that difficult to prepare for this process and being prepared can be the one thing between you getting or loosing your next dream home.

Secure your dream place before someone else does! L.A. is a busy rental market with a low vacancy rate. Competition can be fierce. Follow our Top 10 Tips to securing that perfect rental.

1. First of all, make sure you’re not getting scammed
Does the rent look way too good to be true? Is the owner asking you to go to the vacancy on your own then mail him the deposit? Probably a scam. Any ad that asks for money up front, aside from an application fee, is most likely a scam.

2.  Get your act together
Gather all the information you need to apply in advance: present and previous rental history, landlord names and numbers, addresses, references, job history. Take a look at a standard application form online to have an idea what info you need. You can download ours here. There is only so much information a landlord can request from an applicant on an application so all California applications request similar information. Most landlords throughout L.A. require the same thing: complete application, copy of ID, verification of income. There is not much a landlord can ask for, so it’s normally the same info every time. It’s not that difficult to prepare for this process and being prepared can be the one thing between you getting or loosing your next dream home. Gather all your information in advance. You’ll be thankful you did when you’re filling out an application on the spot for a highly sought rental.

3. Be prepared financially and know your budget
The majority of rentals in L.A. require 1st months rent plus a security deposit in the amount of 1 months rent at lease signing. If you have a pet, expect to pay a larger pet deposit. $300-500 for cat and $500-$1000 for dog. California law allows landlords to charge up to 2 months rent for security deposit for a unfurnished rental and 3 months rent for a furnished rental. Though that is not the norm, plan your budget accordingly. Also consider moving costs: van rental, movers, cleaning, new curtains/blinds, and all the miscellaneous expenses associated with moving. It can add up. Have your move in money available and ready to go. Landlords will require a cashiers check, money order or maybe even a wire for the move in amount. If you’re not ready to pay this, the landlord may move on to the next applicant who is.

4. Research the vacancy in advance
When you see the perfect rental online, make sure you read the ad thoroughly. Check out all the details and features, photos, video tour. Make sure in advance that the unit has the amenities you need. Call the landlord and make an appointment to view. Maybe he can’t show it to you right away, or you have to wait for the open house. In the mean time, drive by the property and make sure you like it from the outside. Do you like the neighborhood and street? Ask the landlord questions. Are pets allowed? Will he allow you to install a dishwasher? Will he allow you to paint?

5. Arrive to the showing prepared
Once you have done your research, the most important step to securing a high demand rental is to show up prepared. Ask the landlord in advance to email you his requirements and application. Our application is downloadable from our website here. Bring a complete package. What is a complete package? I learned this from a New Yorker who rented a home from me years ago. He showed up to the showing with 3 application packages in his bag. He was seeing back to back vacancies and he was prepared to apply to multiple properties. Each package had all his info neatly organized and stapled together: front page with his name and cell phone in large letters, cover letter, application filled out with all t’s crossed and i’s dotted, copy of ID, and verification of income. He had the screening fee in cash paper clipped to the package. My first thought was “I think the owner is going to like this guy.” Because he was so prepared, I was able to quickly and efficiently process his application and get a response from the landlord. To find out how to be prepared to apply for The Rental Girl listings, view this page here.

6. Notify your references in advance
Call your previous landlords and references and notify them that you have listed them on your application to rent. Request that they promptly respond to inquiries from landlords. You don’t want the landlord to go with another applicant because it took your references too long to get return his calls. You can ask previous landlords for written recommendations as well to help facilitate the process.

7. Know your credit score
So many people are victim to identity theft, false reporting on their credit reports or ignorant of bills that fall into collections. Keep an eye on your report so you can address issues in advance.

8. Negotiate
If you know there are multiple applicants, you can offer the landlord a longer lease term, a more ideal move in date, or a larger deposit. Don’t make an offer you are not comfortable with. But if you are willing to stay for 2 years, let the owner know.

9. Be responsive
If the landlord calls you to verify information or to request more, return his calls right away and get his requests to him in a timely manner. Remember, time is of the essence.

10. Join our VIP List and other similar lists on other rental sites
Get ahead of the game. Rentals move quickly so be the first to know when they hit the market. Many rental websites will send you an email when they add a new listing to their site. Here at The Rental Girl we have a FREE VIP LIST that you can join that does just that. Enter in your price range, neighborhood and criteria and we’ll email you as soon as a new listing hits the market that matches your criteria. It’s free!

The Rental Girl’s “Top 10 Tips” are a series of blog posts we have written to address common questions we receive from renters throughout our work week.

1. Figure out where in LA you want to live
Not sure what neighborhood you want to live in? Don’t ask a stranger, don’t ask us. Ask someone you know, someone who knows you. Asking a stranger what area to live in is like asking them what style clothes you should wear. If you ask us, you might be leaving your house in the morning with stilettos, a colorful sun dress and a bright pink hat. May not exactly fit your steez. You need to live somewhere that suits you and your needs. Consider proximity to friends and proximity to work. Don’t live next to the ocean if you work in Downtown LA. Just drive to the beach on the weekends. That will be a lot easier than commuting everyday. Don’t live far away from your friends. You’ll never see them. If you live on the Westside, your friends on the Eastside may as well be on another planet. That’s all the advice we can give you. But you do need to figure our location on your own ASAP. This is a critical 1st step.

2. Figure out your price range
Most renters can afford 1/3 of their income. Some may want to spend less, some more. Don’t forget to calculate in utilities, cost of moving and security deposit.

3. Make a list of your “Must Have’s”
What amenities do you need? Parking, yard, a/c? Really really want? Guest house with yard, laundry, dishwasher? Can’t live without? Pets accepted, hardwood floors? Be open minded, be realistic, be reasonable. Don’t settle. Choose a property that is as close as possible to your dream rental.

 4. Do a Drive By
Once you think you have found a good rental, drive by it at night and different times of the day/week. What’s the street parking like? What are the neighbors like?

5. Knock on the neighbors door
Ask them how they like their landlord, living in the building, living on the street. Ask them about street parking. Crime. Get the inside scoop.

6. Make sure you choose an apartment that is pet friendly…if you have a pet or are thinking of getting one
Keep in mind some landlords will ask for higher rent or additional security deposit for pets.

7. Consider who will be your landlord or property manager
After you sign a lease, you are entering into a one year relationship with your new landlord. Can you deal? Breakups can be nasty.

8. Know the neighborhood crime stats
Check out internet sites that list local crimes by address or zip code. Read our blog post here for links.

9. Know what you are getting into
You want to rent a big house in the hills with a large lushly landscaped yard? When you rent a house, you normally pay for all the utility bills. Do you have any idea how much it costs to water a large yard? Ask the landlord for utility estimates. What are the lease terms? What does the landlord expect from you? Do you travel and sublet your rentals frequently? Most standard L.A. contracts have a “No Sublet” clause. Do you smoke? Ok, never mind, just quit. Do you have a piano or amplified musical instruments? Most standard leases will not permit. Confirm these details with the landlord before signing the dotted line. 

10. Our most important tip in choosing a rental:
Don’t take so long making a decision that you lose out on that perfect rental
It’s more difficult to get a rental if you wait too long to decide. L.A. has a busy rental market and competition can be fierce. Vacancies move quickly. So many renters search and search and once they finally find “The One” they lose it because they took too long to decide. Maybe they were waiting to hear back about another rental, and so they stall their application process. Maybe they were stalling hoping that something even better would come along. You will lose that perfect place to someone else if you take too long to decide and if you take too long collecting your application materials. Visit our website for a detailed explanation of what our clients usually require in an application package. Most landlords throughout L.A. require the same thing: complete application, copy of ID, verification of income. There is not much a landlord can ask for, so it’s normally the same info every time. Do your research in advance, and have your applications ready to go once you have made your choice.

Rents soar as foreclosure victims, young workers seek housing
Few new units and tight standards for home loans add to the pressure. The average monthly U.S. rent is at an all-time high, and a 10% jump in Los Angeles County over the next two years is forecast.

May 05, 2012|By Alejandro Lazo, Los Angeles Times

A nation still struggling to clear up one housing debacle has run smack into another — soaring rents.

The foreclosure mess has pushed millions of former homeowners with tarnished credit into a competitive apartment market across the U.S. Add fresh demand from young workers, few new units and tight standards for home loans, and the result is rental sticker shock not seen in years.

Rents are surging from New York to Los Angeles. The average monthly U.S. rent for apartments hit $1,008 in the first quarter, pushing past the all-time high set in the third quarter of 2008, according to the data firm RealFacts. USC’s Lusk Center for Real Estate forecasts a 10% jump in Los Angeles County rents over the next two years. In certain markets, it is now cheaper to own a home than rent.

Menachem Krinsky of Hancock Park recalls how in late 2008 every street seemed ornamented with “for rent” signs when he first moved to Los Angeles from the East Coast. Back then, his landlord was so desperate to keep him as a tenant that he slashed his rent of about $2,000 by $800 after Krinsky’s first roommate bailed on the lease.

These days, however, Krinsky’s search for a one-bedroom apartment costing around $1,500 is shaping up to be a major headache.

“I am looking for something clean and new, and unless you want to spend a fortune, it’s hard,” said Krinsky, a 22-year-old art director and graphic designer.

Units that years ago would have languished for weeks are snapped up in days. The Santa Monica-based listing service Westsiderentals.com is operating 14 hours a day to meet demand from renters. The company has even seen a bump in interest for its “platinum” relocation service, which offers to chauffeur clients to various Southern California listings.

Ellie Balderrama, who lists properties in Los Feliz, Silver Lake and Atwater Village for TheRenterGirl.com, said that as many as 20 people have showed up at some of her open houses. The ones who win arrive with completed rental applications and deposits in hand.

“In L.A., people have gotten so used to how relaxed it was, they are not aware how competitive it’s become,” Balderrama said. “Some people have got it, and some people don’t, and the ones that don’t suffer.”

 

Rob Magnotta, a real estate agent, recently listed his two-bedroom Irvine condominium for rent on Craigslist for $2,300. He had six applicants within 24 hours, including one who wrote a poignant letter about losing a home to foreclosure.

“It was almost too easy,” said Magnotta, who chose another renter. “I know the rental market was strong. But until you are actually renting the place, I think you are surprised it is that strong.”

A big driver of rent increases has been demand from young workers who are striking out on their own after doubling up with family members during the worst of the economic downturn.

Alaia Williams, 27, recently moved out of her mother’s Inglewood apartment to be nearer to her job at a Santa Monica tech start-up. She and a roommate are splitting the $1,400 rent on a two-bedroom apartment in Palms.

“We can’t afford to live” closer to work, she said.

People who’ve lost their homes to foreclosure or short sales are also feeling the sting. Damaged credit means many must pay a premium or put down a bigger deposit to secure a place.

Robert Corlette pays about $1,700 a month for a two-bedroom town house in Anaheim Hills that he shares with his wife and five children. The family lost their home to foreclosure in 2009 after Corlette lost his $75,000-a-year job selling insurance. His current job, also in the insurance industry, pays about half that.

“There is a lot of pressure,” said Corlette, 56. “It wears you down.”

The crash has made owning a home more affordable than renting in some markets. An index by the research firm Green Street Advisors compares buying with renting in 79 metro markets; that index hit its most attractive point last year for buying since 1991, when the firm began tracking the data. Researchers calculate that the after-tax cost of a mortgage is only 10% higher than what it costs to rent nationally after taking into account mortgage rates, property taxes and other factors.

Orange and Los Angeles counties remain more expensive for buyers than renters, though that gap has narrowed, according to the index, while owning a home in the Inland Empire is now more affordable than renting.

Rising rents have converted some renters into buyers. Scott Matulis, 48, recently purchased a town home in Oak Park after enduring two consecutive years of rental increases. His mortgage, taxes and homeowner association fees now total $2,200, just $100 more than what he was paying his former landlord.

“I finally just pulled the trigger and figured I’d be throwing money away on rent,” Matulis said.

Although rising rents may be motivating home purchases by people who are in good shape financially, those increases are walloping working class families and the poor — groups already hard hit by job losses, lost income and stagnant wages.

Marisela Alfaro has lived in the same one-bedroom Santa Ana apartment for 28 years. A large bed sits in her living room, where she and her husband sleep; their teenage daughters share the bedroom.

Modest religious art adorns her carefully kept home, but outside Alfaro’s door the building is in disrepair, with tattered screens, broken lights and graffiti. Alfaro said the family pays $820 a month and feels lucky to have the apartment.

“There are other places that cost much more,” she said in Spanish. “It’s been difficult because my husband works in the fields, and that’s the lowest salary that there is, and if there is no rain, there is no work.”

Even for those with better jobs, paying rent can be difficult.

Virginia Villa of Brea, a single mother of four who works as a manager at Disneyland, has doubled up with her adult daughter, who contributes $400 to the monthly household budget. Still, Villa said, about half her take-home pay goes toward rent and utilities.

“I have a decent job and I would love to buy a house, but I don’t think that’s possible to do,” Villa said. “In O.C., it’s even difficult to find a substantial apartment or especially a house to rent — the rental cost for houses is really high.”

From the Los Angeles Times

______ It’s dirty.

__________ It’s stinky.

_______________ It’s toxic.

It’s everywhere.

AGH! It’s scary! ARG! It’s annoying!

Sometimes it’s obvious. Sometimes you smell it. And sometimes you just have an intuition that it’s there.

So what do you do?

Well, I sat down this week with Mold Inspector, Bret Pfeifer from Golden State Mold Inspections and got the low-down for all our renters out there.

The Rental Girl: Hey Bret! Thanks for chatting with us today. Mold has become and increasingly bigger and bigger issue for renters in Los Angeles. We get a lot of renters asking us what they can do if they suspect mold. Can you explain briefly exactly what you do?

Bret: As a mold inspector our job is to inspect a property for mold contamination, identify the type of mold and its toxins, determine the source of the mold growth and a scope of work for proper remediation. On top of this, in our inspection we report areas that could be susceptible to future mold contamination and give recommendations on how to fix and prevent mold from growing.

The Rental Girl: When a renter is previewing a property, what signs would they see that indicate the presence of mold?

Bret: If there are no signs of visible mold, indications would include a musty odor, water stains on the ceilings and walls, cracked tiles and deteriorated grout in the kitchens and bathrooms, any water stains/damage below sinks and/or soft spots near or around any sinks, tubs, toilets or drains.

The Rental Girl: What are common causes of mold growth?

Bret: There are two main causes of mold growth, Poor ventilation and moisture.

The Rental Girl: How can a renter prevent mold from growing?

Bret: First defense against mold growth is to alert the landlord of any water leaks. Other prevention steps would be to be sure to use the bathroom fan when showering, don’t leave wet rags or towels beneath the sink or in laundry room closets and try to allow the unit to “breathe” by opening windows regularly.

The Rental Girl: Let’s say a renter suspects mold in their apartment. They call you to come inspect. What can they expect? What happens during the inspection, how long does it take, etc.?

Bret: It depends on the situation. Inspections can last from 30 minutes for a partial inspection (inspection of a specific area) to three hours for an inspection of the entire property.

During the inspection I will be using a moisture meter as well as sight and smell to find signs of moisture intrusion. If any moisture intrusion is found I will then inspect deeper to determine if there is any microbial growth. If there is microbial growth, I will take a sample, send it to a lab to determine the type of mold and it’s level of toxicity.

The Rental Girl: Do you have anything to add?

Bret: Yes, it is important for everybody to know that mold is everywhere, it’s in the air we breathe. There are thousands of different types of mold, out of the thousands there are approximately 100 that produce toxins. This is why it’s important to determine the type of mold. While you do not want any type of mold to be growing where you live or work, drastic action needs to be taken when toxic molds are present.

The Rental Girl: Thanks Bret! Keep up the good work.

Renters, if you suspect mold and your landlord is not willing to do anything about it, you may choose to pay for the inspection yourself. You’ll want to make the initial request to your landlord in writing, as all maintenance concerns and requests should be. Contact Bret for the inspection and once you have proof of the presence of mold, you can then go to your landlord to request remediation.

Bret Pfeifer
Golden State Mold Inspections
310 525-0619
fax 310 846-1456
goldenstatemoldinspections@gmail.com

What exactly is a security deposit? I am glad you asked!

The security deposit is NOT your last month’s rent. It is the landlord’s way of protecting their property from damages. Typically, he or she will ask for the security deposit to be equal to the first month’s rent. Sometimes, they will ask for more, but they CANNOT ask for more than TWO times the amount of rent for unfurnished rentals. For furnished rentals, the security deposit can equal up to THREE times the amount of rent, in Los Angeles, CA.

Before moving in to your new place, make sure the property management company, agent or landlord performs a walk through inspection with you to note any property damage that currently exists. Snapping some photos of the interior and exterior is a great idea in order to compare how the unit looked when you move in to when you move out.

Say your new apartment is a little “blah”. Your personal style is very important to you, so you would really like to liven up your new home with a splash of color, hang some pictures, new curtains, possibly mount your flat screen on the wall in the living room. ASK FIRST! Landlord says okay? Get it in writing! You need hard proof that the landlord is allowing you to alter his or her property. Sometimes they will ask that you just return the unit to the way it looked when you first moved in.

Okay, so it’s been about two years, and you’re ready to upgrade to a bigger place. You’ve sent your 30 day notice to the landlord and even followed up with a phone call to make sure he received the letter that you will be vacating the unit in 30 days.

Time flies by and it’s now TWO WEEKS before the big move, and you really need to get your security deposit back to use towards that upcoming trip to Costa Rica! Here’s a bright idea: give your landlord a call again and ask him to inspect your unit to see if anything needs to be cleaned or repaired before you move out, in order to receive your full security deposit back. Ask him for an itemized list of repairs. Schedule another inspection appointment with him or her for the day you will have everything cleared out of the unit.

Day 30 rolls around and you’ve just finished packing the trucks to move to your bigger, better place. The unit is completely vacant now. Ask your landlord for another itemized list of what he will be deducting, if anything, from your security deposit and have him sign it. Before you leave, take pictures again for your records. It will help your case if any disputes arise.

From the day you move out, the landlord has 21 days to refund your entire security deposit as long as you didn’t leave the place in shambles, ie. windows broken, holes in the walls and doors, broken light fixtures, carpet torn or majorly stained, a lingering odor that stinks to the high heavens… you get the idea!

However, the landlord may or may not deduct a small amount for cleaning. There should be no surprises for you when you receive your check in the mail, if you follow these steps. Repeat these steps for every new rental you move to.

If 21 days have passed and you haven’t gotten your security deposit back yet, call up your landlord and find out what the delay is. If he is dodging your calls and not giving you a straight answer, you can file a claim in Small Claims Court against your landlord to recover your money. Here is a link for more information about filing a small claim: http://www.dca.ca.gov/publications/small_claims/index.shtml

Cited from http://www.dca.ca.gov/publications/landlordbook/sec-deposit.shtml