If they didn’t get you either the list or the full refund within 21 days, you’re entitled to the whole deposit back with no deductions. (It’s *possible* that a postmark within 21 days would still count…)
I once had a property management firm fail to get me either the full deposit or an itemized list of deductions in 21 days. When they did send the list of deductions, and I pointed out to them that they were past 21 days, they were profusely apologetic and returned my full deposit ASAP. I was expecting a fight, but I was pleasantly surprised.
Given all my other experiences with propery management firms, though, I’d expect you have an uphill battle. However, if you’ve given us all the facts, then you probably have a case.
Under California law, 21 calendar days or less after you move, your landlord must either:
Send you a full refund of your security deposit, or
Mail or personally deliver to you an itemized statement that lists the amounts of any deductions from your security deposit and the reasons for the deductions, together with a refund of any amounts not deducted.
All that said, it sounds like you went the extra mile to have the carpets shampooed and provide receipts, etc. You sound like you were a stellar tenant, and she should be thankful that you did the majority of the prep work for the next tenant for her. She really gives honest, competent landlords a bad name.
