I’ve reviewed CA Civil Code § 1950.5 and read a dozen of websites trying to define “wear and tear.” We got an inspection form that had pictures of their claims that almost everything was “dirty,” with the majority of pictures showing nothing but clean surfaces, and one showing a clean rug that had color differences due to lighting (like streaks left by a vacuum cleaner). We actually had the carpet professionally cleaned by a third party before the lease ended and after we moved out.

They posted a bill on the payment portal, I replied with an email outlining 9 points of concern. The law states that the duty falls on them to prove damages, and as I mentioned, their pictures do not support their claims.

I also cannot figure out why so many utilities were deducted from the deposit. We paid rent for the first 4 days of November, got a couple of utility bills that came in after that, but then prior utility bills put up on the payment portal in October - which were always included in our rental charge prior - were also deducted from the deposit.

In my email, I asked them to clarify if the bill for cleaning was an estimate and when I would receive receipts from the 3rd party (as is required by law). They didn’t reply to the email, but about a week later we get the same bill via mail with a page that states the bill is an estimate and charges will be adjusted, and that we are also being charged for them repainting the walls. Which from everything I’ve read, should also be covered by them so long as negligence and actual damage are not present.

I have a longer Google doc typed out with individual complaints, including citations from the civil code and other sources. I have not sent that to them, only a list of questions. My question is, what should I do? Is there anything I can do without paying for an expensive lawyer over a relatively small amount of money? Is there any risk in sending them the full document? I also am not 100% if I’m missing something. But they didn’t reply to help me fill in any gaps there.