AB 2801 landlord checklist
AB 2801 changed California's security deposit rules in stages, and the pieces land at different moments in a tenancy. This is the whole sequence in order, from the day someone moves in to the day you send the money back.
Two of these aren't about photographs at all, and they're the ones most often missed: the written offer of a pre-move-out inspection, and — since January 2026 — telling a tenant who paid you electronically that they can be repaid the same way.
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At the start of the tenancy — photograph the empty unit
Only for tenancies beginning on or after July 1, 2025. You don't have to give these to the tenant at move-in; that's one of the rules people repeat that isn't in the statute.
§1950.5(g)(1)Read the statute
(g)(1) For tenancies that begin on or after July 1, 2025, the landlord shall take photographs of the unit immediately before, or at the inception of, the tenancy.
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When either side gives notice — offer the initial inspection in writing
This is the step most often missed, and it isn't about photos at all. You have to tell the tenant in writing that they may request a walkthrough before they move out, and that they may be present for it.
§1950.5(f)(1)Read the statute
(f)(1) Within a reasonable time after notification of either party's intention to terminate the tenancy, or before the end of the lease term, the landlord shall notify the tenant in writing of the tenant's option to request an initial inspection and of the tenant's right to be present at the inspection.
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If they request one — inspect no earlier than 14 days before the end, with 48 hours' written notice
And be careful with what you find: where an inspection happens and the unit isn't full of their belongings, you generally can't later deduct for things you didn't identify in the statement.
§1950.5(f)(1), (f)(4)Read the statute
(f)(4) Subject to paragraphs (5) and (6), if an initial inspection is conducted pursuant to this subdivision and, at the time of inspection, the premises do not contain tenant possessions that prevent the landlord from identifying repairs or cleanings due to the presence of those possessions, the landlord shall not use the security for deductions for repairs or cleanings that are not identified in the itemized statement described in paragraph (2).
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At move-out — photograph before any work
Every tenancy, since April 1, 2025.
§1950.5(g)(2)Read the statute
(g)(2) Beginning April 1, 2025, the landlord shall take photographs of the unit within a reasonable time after the possession of the unit is returned to the landlord, but prior to any repairs or cleanings for which the landlord will make a deduction from or claim against the security deposit pursuant to this section, and shall also take photographs of the unit within a reasonable time after such repairs or cleanings are completed.
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After the work — photograph again
Same subdivision, second set.
§1950.5(g)(2)Read the statute
(g)(2) Beginning April 1, 2025, the landlord shall take photographs of the unit within a reasonable time after the possession of the unit is returned to the landlord, but prior to any repairs or cleanings for which the landlord will make a deduction from or claim against the security deposit pursuant to this section, and shall also take photographs of the unit within a reasonable time after such repairs or cleanings are completed.
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Within 21 days — send the itemized statement, with the photos if you deducted
Under $125 in repairs and cleaning combined and you need not supply the documentation — but the tenant can still ask for it within 14 days of getting the statement, and then you have 14 days to comply.
§1950.5(h)(1), (h)(2), (h)(4), (h)(5)Read the statute
(h)(4) The landlord need not comply with paragraph (2) or (3) if either of the following applies: (A) The deductions for repairs and cleaning together do not exceed one hundred twenty-five dollars ($125). (B) The tenant waived the rights specified in paragraphs (2) and (3). The waiver shall only be effective if it is signed by the tenant at the same time or after a notice to terminate a tenancy ... has been given.
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If the work isn't finished in time — deduct a good-faith estimate, don't miss the deadline
Send the estimate with the statement on time, then the real figures within 14 days of the work completing or the invoice arriving. Sending the statement late is the expensive mistake; the statute gives you a route that avoids it.
§1950.5(h)(3)Read the statute
(h)(3) If a repair ... cannot reasonably be completed within 21 calendar days after the tenant has vacated ... the landlord may deduct the amount of a good faith estimate of the charges that will be incurred and provide that estimate with the itemized statement. ... Within 14 calendar days of completing the repair or receiving the documentation, the landlord shall complete the requirements in paragraphs (1) and (2).
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Return what's left by the right method
Since January 2026, if they paid you electronically you generally have to return it electronically — and you have to have told them in writing that they can choose that. With more than one adult tenant, the default is a single check payable to all of them.
§1950.5(h)(1)(A)(ii)(I)–(II), (h)(1)(C)(i)Read the statute
(h)(1)(A)(ii)(I) If the landlord received the security or rental payments from the tenant electronically, the landlord shall return the remainder of the security electronically to a bank account or other financial institution designated by the tenant in writing, or by any electronic or virtual method available to the landlord if agreed to in writing by the tenant. Alternatively, the landlord and tenant may, by written agreement, designate another method of return, including, but not limited to, by personal delivery or by a check made payable to the tenant and mailed by first-class mail, postage prepaid, to an address provided by the tenant.
What's at stake if you get it wrong
Where a landlord acts in bad faith, §1950.5 puts at risk the right to claim any of the deposit at all, plus statutory damages of up to twice the deposit and actual damages. That isn't a fine — it's the deposit you were trying to keep, plus up to twice it again.
Nothing here requires software. It requires remembering, at the right moment, several months apart, while a tenancy is ending — which is the part that actually goes wrong.
Which of these actually apply to your tenancy?
Four questions — when the tenancy started, whether they've moved out, whether you're deducting. No signup, no email.
Check my tenancyRelated
California deposit photo requirements
Which photos, when, and what has to reach the tenant.
California move-out checklist
The wider move-out sequence, including notices and the deposit return.
What most AB 2801 guides get wrong
Two rules repeated everywhere that aren't in the statute.
Notice to enter generator
Written notice for the inspection, with your state's timing.
How this page was checked
Every figure here is read from the same tested source as our compliance tool, and each was verified against Cal. Civ. Code §1950.5, as amended by Stats. 2025, Ch. 340, Sec. 1 (AB 414), eff. 2026-01-01 on August 14, 2026. Where we state a figure, the statutory text it came from is quoted above it.
This is general information about a statute, not legal advice about your situation, and we are not lawyers. Local ordinances can add requirements this page doesn't cover. If something here looks wrong to you, tell us — we'll check it against the text and correct it.