OC landlords: deposit photos at move-in and move-out are now required (AB 2801)

Orange County, California
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OC landlords: deposit photos at move-in and move-out are now required (AB 2801)

Leo SteinBusiness Member
Property Manager · Orange County, CA · Member since 2025 · 228 posts · 47 votes

Quick note for owners holding rentals in Orange County. Under California Civil Code 1950.5(g), as amended by AB 2801 (source: California Legislative Information, leginfo.legislature.ca.gov), landlords must photograph the unit at or right before move-in for any tenancy that began on or after July 1, 2025. Since April 1, 2025, you also need photos after the tenant returns possession but before any repairs or cleaning you plan to deduct, and again after that work is done. Those photos go to the tenant with the itemized statement, normally within 21 days.

What it means for owners: a deduction without dated before-and-after photos is hard to defend, and a bad-faith failure to follow 1950.5 can cost you the whole deposit claim.

Practical tip: shoot a room-by-room walkthrough plus stills at every move-in, name files by date and room, and store them with the lease.

How are you handling move-in photos on your rentals? (Not legal advice.)

[email protected]949-391-1019
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  • Dan H.Pro Member
    Investor · Poway, CA · Member since 2015 · 7k+ posts · 8k+ votes
    3d

    You literally need photos of everything. Every screen, every window, every faucet, every toilet. Every doorknob and lockset, every cabinet inside and out, every door, all floors, all walls, every foot of hardscape, stucco, and roof. EVERYTHING.

    Every long time landlord has seen doorknobs replaced, broken windows, damaged doors, satellite dishes mounted through the shingles, broken hardscape, damaged stucco, water damaged cabinets, etc. these need photo documentation that they were not already damaged at move in. It does not suffice that a move-in checklist does not indicate pre-existing damage.

    Take photos of everything!

    Good luck

    0Reply
    • Leo SteinBusiness Member
      OP
      Property Manager · Orange County, CA · Member since 2025 · 228 posts · 47 votes
      2d
      Quote from @Dan H.:

      You literally need photos of everything. Every screen, every window, every faucet, every toilet. Every doorknob and lockset, every cabinet inside and out, every door, all floors, all walls, every foot of hardscape, stucco, and roof. EVERYTHING.

      Every long time landlord has seen doorknobs replaced, broken windows, damaged doors, satellite dishes mounted through the shingles, broken hardscape, damaged stucco, water damaged cabinets, etc. these need photo documentation that they were not already damaged at move in. It does not suffice that a move-in checklist does not indicate pre-existing damage.

      Take photos of everything!

      Good luck

      Thanks, Dan, that's a great point. A move-in checklist alone doesn't prove the condition, so dated photos of every room and fixture are the real protection. Do you shoot stills, video, or both at your rentals?

      [email protected]949-391-1019
      Real Property Management Optimal 517 Reviews
      WebsiteView Page
      0Reply
  • Drew SygitBusiness Member
    Property Manager · Royal Oak, MI · Member since 2012 · 13k+ posts · 9k+ votes
    3d

    Why not just take a video that you can screenshot pics from as needed?

    [email protected]248-209-6824
    Logical Property Management4.9469 Reviews
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  • Leo SteinBusiness Member
    OP
    Property Manager · Orange County, CA · Member since 2025 · 228 posts · 47 votes
    2d
    [email protected]949-391-1019
    Real Property Management Optimal 517 Reviews
    WebsiteView Page
    0Reply
    • Leo SteinBusiness Member
      OP
      Property Manager · Orange County, CA · Member since 2025 · 228 posts · 47 votes
      2d
      Quote from @Leo Stein:
      Quote from @Leo Stein:

      Quick note for owners holding rentals in Orange County. Under California Civil Code 1950.5(g), as amended by AB 2801 (source: California Legislative Information, leginfo.legislature.ca.gov), landlords must photograph the unit at or right before move-in for any tenancy that began on or after July 1, 2025. Since April 1, 2025, you also need photos after the tenant returns possession but before any repairs or cleaning you plan to deduct, and again after that work is done. Those photos go to the tenant with the itemized statement, normally within 21 days.

      What it means for owners: a deduction without dated before-and-after photos is hard to defend, and a bad-faith failure to follow 1950.5 can cost you the whole deposit claim.

      Practical tip: shoot a room-by-room walkthrough plus stills at every move-in, name files by date and room, and store them with the lease.

      How are you handling move-in photos on your rentals? (Not legal advice.)

      [email protected]949-391-1019
      Real Property Management Optimal 517 Reviews
      WebsiteView Page
      0Reply
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