Phase 1: Move-out walkthrough (before cleaning)

Document the unit's condition before any work begins. Everything in this phase happens the same day keys are handed back.

Documentation

Photograph every room before any work beginsDate-stamped photos are your baseline under California Civil Code §1950.5. Start at the front door and work room by room.
Photograph all four walls of each room at eye level
Photograph kitchen appliance interiors: oven, fridge, dishwasher
Photograph bathroom tile, grout, tub surround, and toilet base
Photograph all flooring: carpet, hardwood, vinyl, tile
Photograph exterior entry, patio or balcony if present
Create a written damage log with room, item, and severityTies each photo to a specific line on the deposit itemization you will send the outgoing tenant.

Belongings and cleanout assessment

Confirm all tenant belongings are removed from every room
Check all closets, including upper shelves and floor corners
Check kitchen cabinets, drawers, and pantry
Check bathroom vanity, medicine cabinet, and under-sink cabinet
Check garage, storage unit, and any assigned parking areaCalifornia Civil Code §1980-1991 governs abandoned property — do not discard anything without serving written notice and observing the waiting period.
Note any abandoned items by room and estimated value

Safety systems

Test every smoke detector: press test button, confirm audible alarmCalifornia Health and Safety Code §13113.7 requires working smoke detectors in every dwelling unit.
Test every carbon monoxide detector: press test button, confirm alarmCA HSC §17926 requires CO detectors in all rental units with an attached garage or gas appliances.
Replace smoke detector batteries even if the alarm passes the test
Replace CO detector batteries; note manufacture date and replace unit if over 7 years old
Check HVAC filter; note install date if labeledReplace if older than 90 days. A clogged filter is the single most-missed item on most turnover inspections.

Condition survey

Test every window and sliding door: opens, closes, latches, screen intact
Check every exterior door: closes flush, deadbolt extends fully, weatherstripping intact
Check every water fixture for visible drips or slow drains
Flush every toilet; check tank components and base for leaks
Check for pest evidence: droppings, webs, roach traces, rodent gnaw marks
Smell for pet odor in carpet, baseboards, and closetsPet odor locked in subfloor requires treatment before new flooring or paint — identify it now, not after work begins.
Confirm all keys, garage remotes, and access fobs are returned
Confirm garage door opener and intercom handsets are present and working

Phase 2: Deep cleaning (kitchen, bathrooms, living spaces)

The phase that protects the most deposit dollars. A real deep clean runs 4 to 8 hours past a basic clean, hitting the surfaces a deposit dispute is fought over.

Kitchen

Remove range hood filter and degrease in hot water or commercial degreaser
Clean range hood interior, blades, and exhaust vent screen
Degrease oven interior including walls, floor, and door glass
Remove and clean oven racks and broiler pan separately
Pull refrigerator from wall; clean floor, coils, and side panelsCoil cleaning also improves energy efficiency for the next tenant.
Degrease door gaskets and wipe down all fridge interior shelves and drawers
Run dishwasher clean cycle; wipe interior, door gasket, and drain filter
Clean inside microwave including turntable and top vent
Descale kitchen faucet aerator; wipe around base and handles
Scrub countertops, backsplash tile, and grout lines
Wipe inside all cabinets and drawers; remove shelf liner if soiled
Clean cabinet and drawer fronts including hardware and hinges
Polish stainless steel sink and appliances in grain direction

Bathrooms

Scrub tile grout lines in shower and tub surroundUse a stiff brush and alkaline cleaner; rinse completely to prevent residue haze.
Inspect caulk bead at tub-wall joint; clean or mark for resealing
Descale shower head with vinegar soak; wipe exterior and escutcheon
Descale faucet handles and spout; clean around base
Remove and clean drain cover; clear hair and soap buildup from drain
Clean exhaust fan grille and blade assembly with compressed air or brush
Polish mirrors and chrome fixtures streak-free
Clean toilet: bowl, rim, tank exterior, seat (top and bottom), and base
Sanitize vanity interior and medicine cabinet; check mirror for loose mounting
Wipe baseboards behind toilet and beside vanity cabinet

Living areas and bedrooms

Wipe all baseboards and base trim hand-clean in every roomRun a damp microfiber cloth along the full length; accumulated grime is a primary deposit-deduction trigger.
Wipe all door frames, casings, and door tops
Clean all light switch plates and outlet covers
Wipe ceiling fan blades, light fixture globe, and pull chains
Clean inside all closets: shelves, rods, floor corners, and walls
Clear dryer lint trap; wipe washer drum and door gaskets
Clean all HVAC vents and return air grilles
Replace HVAC filter (1-inch or 4-inch, match existing size)

Floors

Steam clean all carpet; treat stains before steamingPre-treat pet odor stains with enzymatic cleaner 30+ minutes before steaming.
Mop hardwood with a pH-neutral wood-appropriate cleaner
Mop vinyl plank or LVT; avoid excess water at seams
Scrub tile floor grout lines in kitchen and bathroom
Sweep and mop utility closet, laundry alcove, and entryway

Windows and fixtures

Wash interior window glass with streak-free cleaner
Vacuum and wipe window tracks; remove salt or mineral buildupCoastal units (Venice, Santa Monica, Marina del Rey) — use a vinegar-based pre-soak for salt crystallization on aluminum tracks.
Dust and wipe window sills and frames
Dust mini-blinds or wipe slat-by-slat if soiled
Remove screens, rinse, and reinstall; clean patio door tracks and threshold

Phase 3: Painting and wall prep

Paint always goes on after cleaning. Cleaning kicks grease and dust into the air, and either contaminant kills fresh-paint adhesion. A scuff repaint across a 1BR runs 4 to 6 hours; a full room repaint is 1 to 2 days.

Surface assessment

Walk every room and flag all scuffs, nicks, holes, and stains on a room map
Mark holes over 1/4 inch for drywall compound; mark holes over 4 inches for mesh patch
Note areas where existing paint has chipped, peeled, or lifted from the substrate
Check ceiling for water stains, nicotine yellowing, or bubble blistering
Check trim and baseboard paint for chips, scuffs, and separation from wall
Assess color drift: walls older than 24 months may need a full coat to avoid patch visibilityTouch-up paint applied to aged walls shows as a visible patch even when the paint code matches, because the original has oxidized.

Drywall prep

Fill nail holes and anchor holes with lightweight spackle; feather flush
Fill small holes (up to 4 inches) with joint compound over mesh patch; sand when dry
Apply full drywall patch for larger holes; two-coat mud buildup, sand between coats
Apply texture to match surrounding wall: orange peel, knockdown, or smoothTexture mismatch is the most visible sign of a patch and the one landlords most often underestimate.
Prime all repaired spots before painting; allow primer to fully dry
Lightly sand any glossy surfaces that will receive touch-up paint

Painting

Match existing wall paint color, including age and sheen driftSpectrophotometer-based matching at Sherwin-Williams or Dunn-Edwards when paint code is unknown.
Touch up individual scuffs and patched spots with matched paint
Roll a full coat on any wall where scuffs or color drift exceed spot-touch quality
Cut clean lines at ceiling and baseboard with 2-inch brush before rolling
Paint closet interiors if marked during assessment
Repaint trim, baseboards, and door frames with semi-gloss enamel where worn
Sand and repaint cabinet fronts and shelving if chipped or stained
Repaint ceiling if stained or if walls are receiving a full repaint
Allow paint to cure fully before next tenant showing (minimum 4 hours for zero-VOC, longer for higher-VOC)Sherwin-Williams ProMar 200 Zero VOC and Benjamin Moore Ultra Spec 500 are the standard options — tenants can move in 4 hours after the last coat at typical LA temperatures.
Document before and after photos for each painted room

Phase 4: Repairs and hardware

Repairs happen after paint, not before — fresh paint should not be contaminated by drywall dust or disturbed by hardware installation. Most LA 1BR units need 6 to 12 punch-list items between tenants.

Plumbing

Replace P-trap if corroded, cracked, or leaking under kitchen or bath sink
Replace toilet flapper and fill valve if running or slow to fill
Replace faucet cartridge if dripping or hard to turn
Replace supply line angle stops if valves are sticky or leaking
Tighten or replace escutcheon plates at faucet and supply line bases
Clear slow drains with drain snake or enzyme treatment
Reseal tub or shower caulk if yellowed, cracked, or pulling away from wall
Replace toilet seat if cracked, stained beyond cleaning, or hinges broken

Electrical

Replace any cracked, yellowed, or broken outlet cover plates
Replace any cracked or broken light switch cover plates
Test and replace non-functioning outlets; check for loose wiring at receptacle
Test GFCI outlets in kitchen and bathroom; replace if test/reset failsCalifornia building code requires GFCI protection within 6 feet of all water sources. Failing GFCI is a habitability issue.
Replace blown dimmer switches that buzz, flicker, or do not dim correctly
Replace all burned-out light bulbs; match wattage and base type throughout
Rebalance ceiling fan blade if wobbling; tighten blade brackets and canopy screws
Replace smoke detector units older than 10 years (check manufacture date on back)CA law requires sealed 10-year-battery smoke detectors in residential units. Open-battery units are no longer compliant for new installs.
Replace CO detector units at or past their end-of-life date (typically 5 to 7 years from manufacture)

Doors, windows, and hardware

Tighten all cabinet hinges; replace hinges that are stripped or bent
Tighten loose cabinet pulls and drawer knobs; replace missing or broken hardware
Adjust cabinet doors that sag, rub, or do not latch correctly
Fix any interior door that does not latch cleanly: adjust strike plate or hinge
Fix any exterior door that does not close flush: adjust hinges or plane door if swollen
Replace damaged or bent mini-blinds; replace missing slats
Replace torn or bent window screens
Replace cracked window glass (requires glazier or window vendor for double-pane units)
Inspect and replace weatherstripping on exterior doors if compressed or torn
Replace missing or broken door stops; anchor new stop to baseboard, not drywall
Reanchor closet rod if pulled from wall; use toggle bolts if no stud is accessible
Reinstall or re-anchor loose towel bars and toilet paper holders

Locks and security

Rekey front door knob or lever lock to a new key patternCA Civil Code §1941.3 requires functioning locks on all exterior doors. Rekeying from $100 is the minimum step every turnover should include.
Rekey deadbolt on front door; verify deadbolt extends fully and aligns with strike plate
Rekey secondary entry doors (back door, side gate) if keyed separately
Rekey mailbox cylinder or arrange USPS coordination for cluster box
Rekey or reset garage keypad and remote codes
If smart lock is installed: reset to factory, pair with landlord master code, create new tenant codeSchlage Encode, August, and Yale setups are within scope. Reset must happen before keys-to-tenant.
Replace knob or handle hardware if lock body is damaged beyond rekeying
Cut new keys (minimum 2 copies) and confirm each copy works before handing off
Document lock work with a photo of the new keys on the kitchen counter

Caulk and sealants

Caulk any gap between baseboard and floor if separated
Recaulk around bathtub or shower pan base if mold or cracking is present
Caulk kitchen backsplash edges and interior window frames where sealant has cracked

Phase 5: Final walkthrough and documentation

The final walkthrough turns the work into evidence. Twelve photo checkpoints plus an itemized invoice create the record needed if any deposit deduction is challenged under California Civil Code §1950.5.

Systems check

Run HVAC on heat mode for 15 minutes; confirm airflow at all vents
Run HVAC on cool mode for 15 minutes; confirm airflow and temperature drop
Test every water tap: hot and cold, full pressure, no drip
Flush every toilet; confirm tank refills fully and valve seats correctly
Run dishwasher through one wash cycle; check for leaks at door seal
Test dryer on heat cycle; confirm exhaust venting is unobstructed
Confirm all light fixtures work: overhead, under-cabinet, bathroom vanity strip
Test all ceiling fans on every speed setting; confirm no wobble

Locks and access

Test every rekeyed lock with the new key: smooth operation, no binding
Test deadbolt: extends fully, retracts fully, strike plate aligned
Test all window latches from inside
Test patio or sliding door: rolls smoothly, latches from inside, secondary security bar present
Test garage door: opens and closes fully, auto-reverse safety activates on obstruction; verify remote operational

Cleanliness and paint verification

Final sniff check in each room: no pet odor, smoke, or cleaning chemical residue
Inspect baseboards in natural light; confirm no missed grime or paint drips
Confirm all patchwork is sanded flush and textured to match surrounding wall
Confirm all trash, debris, and cleaning supplies are removed from property

Photo documentation

Photograph kitchen wide shot (from doorway, all appliances visible)
Photograph oven interior open
Photograph behind or beside refrigerator (floor and side panel)
Photograph each bathroom wide shot showing tub, toilet, and vanity
Photograph shower grout and caulk line close-up
Photograph each bedroom wide shot (from doorway)
Photograph all closets open (shelves visible)
Photograph HVAC filter in place (new filter, manufacture date visible if printed)
Photograph smoke and CO detectors in place (test light green)
Photograph front door lock face and new keys on counter
Photograph exterior entry, patio or balcony, and any newly repaired or replaced item

RSO and deposit documentation

Compile itemized invoice with description, cost, and date for every service performedCalifornia Civil Code §1950.5 requires itemized deductions with specific dollar amounts and supporting invoices for repairs over $125.
For RSO or rent-stabilized buildings (LA city, Santa Monica, West Hollywood): confirm invoice format meets rent board documentation requirementsPhoto evidence and itemized invoices are required for any repair pass-through or capital improvement claim on rent-stabilized units.
Mark unit rent-ready in your system or property management software
Deliver keys, remotes, and access cards to new tenant at lease signing