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Final Inspection

I have a tenant moving out after 2 years who has not kept the house clean at all.  I provided a list of all the items that needed to be cleaned, but she made some unauthorized minor changes to the house that will need to be fixed.  Since I don't know how much it will cost until I have the work done, what do I put on the final inspection report?  Can I just make a note of the items and take pictures, or do I have to give an estimate of the repair costs?  In one case, she had loose tiles in the shower that she never told us about so i won't know if there is mold until we get in there to fix it.  Any thoughts?  The property is in California.  thanks!
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What are the statutes for how soon you need to provide back the security deposit?  Surely you can get repair estimates in that time, correct?
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