For California Landlords and Property Managers: New security deposit and photo documentation requirements under AB 2801 (Effective 2025).

For California Landlords and Property Managers: New security deposit and photo documentation requirements under AB 2801 (Effective 2025). Our most beloved landlords are Mr. & Mrs. Roper from the 70s sitcom, Three’s Company. Can you picture Mr. Roper walking around Jack, Chrissy, & Janet’s apartment snapping photos on his iPhone before handing over the keys? And let’s be honest—no one was touching that groovy shag carpet if they valued their deposit!

Fast forward to 2025. California landlords have new rules. Starting January 1, 2025, —AB 2801—has started with stricter regulations for how landlords manage security deposits. So, what does AB 2801 actually require? Mandatory photo documentation at every stage. Effective April 1, 2025, California landlords must take date-stamped photos of the rental unit to establish condition at key points in the lease lifecycle:

Move-In Photos (Required Starting July 1, 2025): After this date, landlords must photograph and retain clear images of the unit’s condition before tenants move in. This serves as the baseline.

Move-Out Photos (Effective April 1, 2025): Upon regaining possession, landlords must document the post-tenancy condition of the unit through photos taken shortly after move-out.

Post-repair and post-cleaning photos (Also April 1, 2025): If any part of the security deposit is used for repairs or cleaning, landlords must provide before-and-after photos of the affected area(s).

Photo and itemized statement of delivery requirements:

When keeping any portion of a tenant’s security deposit, the landlord must provide:

-The move-in, move-out, and repair/cleaning photos


-An itemized written statement describing the reason and cost for each deduction. Failure to provide this documentation in good faith can forfeit your right to keep any part of the deposit.

Tighter limitations on what can be deducted:

Here’s what landlords cannot do anymore:


-No Charging for Preexisting Conditions or Normal Wear and Tear


-No Default Professional Cleaning or Carpet Cleaning Charges


-These costs are only allowable if truly needed to restore the unit to move-in condition


-No Using Security Deposits for Property Upgrades


-Deductions must be tied strictly to restoration, not improvement

Every penny must be accounted for with a clear, legitimate reason.
Greater Transparency = Fewer Disputes
Landlords must now “show their work” with evidence and precision. AB 2801 leaves little room for ambiguity.

BOTTOM LINE: What You Need to Know


-Landlords: Photo documentation is mandatory, not optional


-All deductions must be reasonable, necessary, and documented


-Noncompliance, especially in bad faith, could result in losing the entire deposit claim.

Now thankfully we aren’t Mr. & Mrs. Roper but we sure love handling rentals and if they happen to have cool 70s wallpaper, that’s more fun. 

Seriously, the Carrabba Groups offer full-service property rental services and representation for landlords. If you're looking for expert guidance on compliance, tenant relations, and maximizing the return on your rental property—we’re here to help.