California and San Francisco · Evidence pack
Deposit return evidence checklist — San Francisco
What proves a lawful deposit, a proper inspection process, statutory photographs and a timely return with interest. Completeness is not entitlement: a deduction is a claim until the tenant accepts it or a court does.
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Collection
4Lease clause naming the deposit and its amount
One month; two for qualifying small landlords (service-member exception; collection-date rules apply).
Not marked
Receipt with the date received (annual interest due date)
Not marked
Move-in photographs, dated (tenancies from 1 Jul 2025)
AB 2801.
Not marked
Signed move-in condition record
Not marked
End of tenancy
5Notice of the initial inspection right
Not marked
48-hour written notice of the inspection (or written waiver)
Not marked
Itemized statement of proposed deductions left after the inspection
Not marked
Move-out photographs before and after repairs or cleaning
AB 2801.
Not marked
Date the tenant vacated, evidenced
Starts the 21-day clock. SF-C43
Not marked
Return or claim
4Itemized statement delivered within 21 days, with receipts (over $125) and photos
Verify threshold and exceptions.
Not marked
SF deposit interest calculation with the rate for each due date
4.2% for 2026–27; deduct interest already paid and include pro-rata interest on termination (14-day interest deadline). SF-C43
Not marked
Proof of the refund payment
Not marked
Invoices or estimates for each deduction beyond ordinary wear
Claims, not conclusions.
Not marked