How WeHo city RSO differs from LA city RSO
West Hollywood is an independent city with its own Rent Stabilization Ordinance — it is not covered by the Los Angeles city RSO. The WeHo Rent Stabilization Division administers the program, and the rules differ in several meaningful ways that directly affect what you have to do at turnover.
Relocation assistance. West Hollywood requires landlords to pay relocation assistance in a broader set of circumstances than LA city. When a tenancy ends for a no-fault reason — owner move-in, substantial rehabilitation, or demolition — the amount owed depends on the tenant's tenure and income level. Failing to pay it before the tenant vacates is a violation that can expose the landlord to treble damages.
Allowed annual rent increases. WeHo sets its own allowable increase percentage each year, separate from LA city. The increase applies only to units covered by the ordinance, and it resets on a schedule the Rent Stabilization Division publishes. Landlords who misapply the LA city percentage to a WeHo unit have been charging the wrong amount, which creates a liability at turnover.
Itemized invoice standards. The WeHo ordinance and related regulations are explicit that deposit deductions must be documented with itemized invoices, not summary figures. A line that says "cleaning and repairs — $900" will not survive a dispute. You need line-by-line documentation for each task, with vendor names and dates, or the deduction is vulnerable.
The practical implication: treating a WeHo turnover the same as an LA city turnover is a compliance risk. The checklist below is built around the WeHo-specific requirements.
The 15-point WeHo RSO turnover checklist
- Confirm the unit is covered by WeHo RSO. Look up the address in the WeHo Rent Stabilization Division's registry before doing anything else. Not every West Hollywood unit is covered — single-family homes and some newer construction may be exempt.
- Determine whether relocation assistance is owed. If the tenancy is ending for a no-fault reason, calculate the relocation amount using the current WeHo schedule and pay it before or at move-out, not after. Document the payment with a signed receipt.
- Serve the required move-out notice in writing. The notice must state the reason for termination, the vacate date, and — for no-fault evictions — the relocation amount. Keep a copy with proof of service.
- Conduct the pre-move-out inspection. California Civil Code requires you to offer a pre-move-out walkthrough at the tenant's request. Do it, document it, and give the tenant a written itemization of what they can fix before moving out. That list is different from the final deposit deduction list.
- Perform the move-out inspection on the day of vacate. Walk every room with a checklist. Note condition of walls, floors, appliances, fixtures, windows, doors, and any areas of specific concern. Record who was present.
- Take date-stamped photos of every room. Photograph walls, floors, ceilings, appliances, bathroom fixtures, and any damage. Include a wide shot of each room and close-ups of anything you plan to deduct for. These photos are your defense in a dispute.
- Compare move-in photos against move-out condition. Pull your move-in photo log and do a side-by-side comparison. Anything that was present at move-in is not deductible. Document this comparison in writing — it shows the judge you did your analysis.
- Separate damage from normal wear and tear. Under California law and WeHo regulations, normal wear and tear is the landlord's cost. Scuffs on baseboards, minor wall fading, and carpet worn from regular foot traffic are not deductible. Holes in walls, stained carpets, and broken fixtures are.
- Obtain vendor bids or invoices for all repair work. Get itemized invoices that break out labor and materials for each task. A single lump-sum invoice for "turnover work" is insufficient. If you do the work yourself, document your time and materials in detail.
- Complete all cleaning and repairs within the 21-day window. California law requires you to return the deposit (or the itemized statement) within 21 days of the tenant vacating. Plan your vendor schedule so the work is done and invoiced within that window.
- Prepare the itemized deposit accounting statement. List every deduction as a separate line item with the vendor name, date of work, and amount. Attach all invoices and receipts. Do not round numbers or combine tasks.
- Apply depreciation to any item that has useful life remaining. California courts will reduce or eliminate a deduction for replacing something that was already partially used up. A 6-year-old carpet with a 10-year useful life is worth 40% of replacement cost at most. Calculate and document the depreciated value.
- Send the deposit accounting within 21 days. Mail or hand-deliver the itemized statement, all receipts, and the balance (or a check for the amount owed back). Use certified mail so you have proof of the date sent. Missing the 21-day deadline forfeits your right to any deductions.
- Register the new tenancy with the WeHo Rent Stabilization Division before the new lease starts. WeHo requires landlords to register covered units. Renting a new tenant into an unregistered unit is a separate violation from the deposit rules.
- File and retain the complete turnover documentation package. Keep the move-in photos, move-out photos, inspection notes, pre-move-out itemization, vendor invoices, deposit accounting statement, and proof of mailing in a single file for at least four years. Small claims statute of limitations in California is generally two years for written contracts; keeping records longer is low cost and protects you.
Required documentation package
When a WeHo RSO turnover is done correctly, you should have a single folder — digital or physical — containing all of the following before the 21-day window closes:
- Move-in photo log: date-stamped photos from when the tenant moved in, showing the condition of every room at that time.
- Move-out photo log: date-stamped photos from the day the tenant vacated, with the same rooms photographed from the same angles where possible.
- Pre-move-out inspection itemization: the written list you gave the tenant before move-out, noting what they could fix themselves.
- Move-out inspection notes: the room-by-room condition notes from the day of vacate, signed by you (and the tenant if they attended).
- Itemized deposit accounting statement: line-by-line deductions with vendor names, work dates, and amounts for each item.
- Vendor invoices and receipts: one invoice per vendor per job, itemized by task, with the vendor's license number if applicable.
- Proof of mailing: certified mail receipt or delivery confirmation showing the accounting was sent within 21 days.
- Relocation assistance payment receipt (if applicable): a signed receipt showing the amount paid, the date, and both parties' signatures.
If a tenant disputes the deduction in WeHo housing court or California small claims, this package is your entire case. Missing any piece of it weakens your position significantly.
Common WeHo RSO mistakes at turnover
These four errors come up repeatedly in WeHo deposit disputes and compliance complaints. Each one is avoidable with the checklist above.
No photo log at move-in. The most common and most damaging mistake. Without move-in photos, you cannot prove the damage was caused by the tenant — and the burden of proof is on the landlord. Judges routinely rule for tenants in small claims cases where the landlord cannot produce move-in documentation.
Deducting for normal wear and tear. Repainting walls after a 3-year tenancy, replacing carpet after 7 years, or fixing a wobbly door handle are normal wear items. Deducting for them invites a small claims filing and, in WeHo, can trigger a complaint to the Rent Stabilization Division. The line is whether the condition was caused by the tenant's conduct or by normal use over time.
Late deposit return. Missing the 21-day deadline is a statutory violation — not just a procedural misstep. Under California Civil Code §1950.5, a landlord who misses the deadline in bad faith can be liable for twice the deposit amount as a penalty, on top of returning the deposit itself. A well-organized turnover with pre-scheduled vendors eliminates this risk.
No itemized invoice, just a summary total. Sending a letter that says "cleaning and repairs — $1,200" and expecting the tenant to accept it is not how WeHo deposit accounting works. Every deduction needs its own line, its own vendor, and its own receipt. A summary figure without backup documentation is the second most common reason deposit deductions are thrown out in disputes.
Ready for a WeHo RSO-compliant turnover?
TurnOver LA handles West Hollywood turnovers regularly. We know the WeHo documentation requirements, we deliver itemized invoices that hold up in disputes, and we work within the 21-day window so the deposit accounting is clean and on time. If you have a WeHo unit turning over now, text us and we will get you a flat-rate quote the same day.
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