I just went through my first move-out under AB 2801 and wanted to share what I learned, because this law has some teeth that aren't obvious until you're in the middle of it.

Quick background: AB 2801 took effect in January 2025 and changes how California landlords handle security deposits. If you're self-managing in California, you need to know this.

What changed:

• - You now need to document the condition of the unit with photos or video at both move-in and move-out. Not optional — this is your evidence if there's ever a dispute.
• - Tenants can request copies of that documentation at any time.
• - The itemized statement you send within 21 days now has stricter requirements around how you describe deductions. Vague line items like "cleaning" or "damages" won't cut it. You need specifics — what was damaged, what it cost to repair, and documentation to back it up.
• - If you don't follow the rules, you can lose the right to make deductions entirely. The penalty isn't just a slap on the wrist — you may owe the full deposit back regardless of actual damages.

What I actually do now:

1. - Move-in day: I walk the unit with the tenant and shoot a 5-minute video on my phone, room by room, narrating any existing wear. I also take timestamped photos of every surface, appliance, and fixture. The tenant gets a copy that same day.
2. - Move-out day: Same process. Walk-through with the tenant if they're available, plus video and photos of everything.
3. - Itemized statement: I match move-in photos to move-out photos side by side for every deduction. Each line item includes what happened, the cost, and a receipt or invoice from the vendor.

It sounds like a lot, but honestly, after doing it once, the whole process takes maybe 30 minutes per turnover. And it completely eliminates disputes — when a tenant can see the before-and-after photos, there's really nothing to argue about.

The part that catches people off guard:

AB 2801 stacks on top of AB 1482 (rent caps and just-cause requirements) and local ordinances. Sacramento, Los Angeles, San Francisco, San Jose — they all have additional layers. If you're not tracking which rules apply to your specific property, you're flying blind.

I keep a spreadsheet that maps every California obligation by property type and jurisdiction. It took a weekend to put together, but it's saved me multiple times. Happy to describe what's in it if anyone wants to build their own.

Question for other California landlords: How are you handling the photo/video documentation? Are you using an app, just your phone camera roll, or something else? Curious what's working for people.