In California, a landlord cannot charge a tenant for repainting the walls unless the painting is needed to repair damage beyond normal wear and tear or to undo unauthorized alterations. Routine touch-ups or fading paint after years of living there are considered normal wear. For example, if you’ve lived in an apartment for 2–3 years and the paint is simply faded or slightly scuffed, that’s normal deterioration and the landlord can’t bill you for a fresh coat. But if you left behind large holes, serious stains, or painted the walls a bright color without permission, the landlord may deduct the actual cost of fixing those from your security deposit.

When a landlord does make a painting charge, California’s security deposit law (Civil Code §1950.5) requires them to justify it. They must return your deposit (or an itemized list of deductions) within 21 days of move-out and include receipts or invoices for any repairs over $125. In short: normal paint aging is on the landlord; only tenant-caused damage or unapproved changes can be charged.

When Can Landlords Charge for Painting?

Landlords may charge for painting only when it’s needed to fix something you caused. Common scenarios include:

• Unauthorized painting or color changes. If you painted the walls a different color or finish without getting written permission, the landlord can require you to restore the original color (or do it and charge you). Leases often forbid alterations; breaking that rule (even with good intentions) can count as damage.
• Excessive damage to walls. Minor nail holes or a few scuffs are normal, but large holes, gouges, or layers of uneven paint from a botched DIY job are not. For instance, if you have dozens of big nail holes or the paint was applied so poorly that it’s peeling, the landlord can deduct the cost to patch and repaint those sections
• Cleaning beyond normal wear. Sometimes landlords claim “painting” charges to cover heavy stains or marks on the walls (like crayon drawings, smoke discoloration, or water damage) that go past normal wear. If a paint job was required solely because of your negligence or stains, a landlord can charge you to clean and repaint those areas.
• Lease violations or agreed conditions. Some leases explicitly require tenants to return the unit to its original color. If your lease says you must repaint “back to white” or something similar, failing to do so lets the landlord charge repaint costs. In general, unapproved alterations are treated as damage that the tenant must remedy.

Each of these reasons must be supported by proof. California law says the landlord can only deduct the reasonable cost of actual repairs. They cannot penalize you simply for exercising your creativity or because they wanted a fresh look — it must be fixing damage.

What Is Normal Wear and Tear?

“Normal wear and tear” is what happens through ordinary living. Landlords cannot charge tenants for this, even if the result is a dirty or faded wall. Key examples in California include:

• Faded or aged paint. Paint naturally loses its color and sheen over time. According to California guidelines, interior paint is assumed to have a useful life of about 2–3 years. If you’ve been in the unit longer than that, routine repainting is considered part of the landlord’s maintenance, not your fault. For example, a tenant who lived in a home for 8 years was found not responsible for repainting; the paint had simply exceeded its normal life. In fact, a common rule of thumb (from the California Tenants Guide) is that if you stayed 2 years or more, the tenant pays nothing for repainting costs.
• Minor nicks and marks. Small scuffs from moving furniture, tiny nail holes from photos, or superficial scuffs are expected in a rental. These are treated as the landlord’s responsibility. The Tenants Guide notes that minor marks (like a worn spot from a sofa) are normal wear and should not be charged back to the tenant.
• Color fading or slight unevenness. Even if paint peels a bit or becomes patchy with age, that’s not tenant damage. Only extreme conditions count. For instance, if the walls simply needed a fresh coat because the previous paint job was years old, charging the tenant would be improper. California’s official security deposit guide confirms a landlord can only deduct for repairing damage other than normal wear and tear, which by definition excludes ordinary fading or aging of paint.

Put simply, if the apartment needed repainting anyway due to age or standard use, the landlord can’t bill you for it. Wall color changes (like a few chips or light scratching) that happen over years of normal tenancy are on the landlord.

Lease Rules and Permissions

Always read your lease before touching the paint! Most California leases spell out rules for alterations. Some leases completely forbid painting walls, while others allow it only with prior consent. If you violate those terms (for example, you paint without asking), the landlord can treat it as a breach and charge you for restoration. In practice, this means:

• If you want to repaint, get it in writing. Ask the landlord which colors or finishes are okay, and whether you need to restore the original color before moving out. Without written approval, you risk paying to undo your own changes.
• If the landlord agrees to let you paint (e.g. you paint with permission), they will often still expect you to repaint back to the original color or cover the costs before you leave. Verify whether the lease requires this.
• Note that even getting verbal permission isn’t always enough. It’s safest to document any agreement (email or letter) about painting to avoid surprises later.

In short, changing wall colors without explicit approval can definitely lead to charges, and typically any unauthorized change is at the tenant’s expense.

Security Deposit Deductions & Legal Requirements

If your landlord deducts repainting costs from your security deposit, California law gives you protections. Under Civil Code §1950.5, the landlord has 21 days after you move out to either return your full deposit or send you an itemized list of deductions. This list must explain each charge and, for any deduction over $125, include receipts or invoices for the repairs. Important points:

• Itemized statement required. The landlord must list every deduction (e.g. “wall repainting: $300”) along with the reason. If you see “painting” listed, they should say why (for instance, “patch holes from pictures”).
• Receipts or estimates. If the repaint charge is over $125, the landlord must attach copies of actual receipts or invoices. These prove what was done and what it cost. Without them, the charge is suspect.
• No hidden or profit charges. The law requires that deductions be the actual cost of repair. Landlords can’t add extra profit or fees for painting; they can only keep what it reasonably cost them in materials and labor.
• Time limit enforcement. If the landlord fails to meet the 21-day deadline (for example, just keeps your deposit indefinitely), they lose the right to keep any of it. In practice, missing the deadline means the landlord must refund your full deposit.

Because of these rules, you have the right to demand proof for any painting charge. For example, you could say: “Please provide copies of the invoices showing why a repaint was needed and how much it cost.” If the landlord cannot supply a valid itemized bill and receipts, the charge is likely invalid.

Importantly, California law never allows deductions for normal repainting between tenants. Any deduction must be traceable to tenant damage. So if you find “paint” on your deduction list and the only issue was fading color, you can dispute it as against the law.

Tenant Remedies and Disputes

If you believe a painting charge is unfair, you have options:

• Talk it out first. Contact your landlord in writing (email or certified letter) explaining why the repaint charge is improper. For instance, cite that your tenancy exceeded the paint’s useful life and that the walls show only normal wear. Include any evidence, such as photos from move-in showing the wall condition. Often this can resolve the issue without formal action.
• Request the required documentation. Formally ask for an itemized statement and copies of receipts as the law requires. If the landlord cannot or will not provide them, note that is a violation of Civil Code §1950.5. Remind them this could force a full deposit refund.
• Negotiate or mediate. Sometimes offering to meet halfway (for example, repainting one wall) can settle the dispute. But remember, legally the landlord must have a valid basis for any repaint charge.
• Small claims court. If discussions fail, you can sue in small claims court for your deposit. Under California law, if a judge finds the landlord acted in bad faith (i.e. wrongfully kept deposit funds), you can recover your deposit plus up to double its amount as a penalty. For instance, the courts explicitly allow a tenant to sue for the deposit back and two times the deposit if the landlord illegally withheld it. Keep copies of your lease, move-in/out photos, the deposit receipts, and any correspondence as evidence.

By law, the burden is on the landlord to prove the repainting was necessary and that they followed the proper procedures. Being informed and organized (keep photos and records) gives you leverage. Many disputes settle once the landlord sees you know your rights.

In California’s residential rentals, tenants are generally not charged for painting unless they truly caused extra damage or violated lease terms. Normal paint wear from a long tenancy is on the landlord. If your landlord deducts painting costs, check your lease and demand the required itemized statement and receipts. Armed with this knowledge of your rights, you can confidently challenge any improper repaint charge.